BSA Urban Design Workshop - Housing, Spring 2015

Workforce Housing Urban Design Workshop / Boston Society of Architects 1 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop

Workforce Housing Urban Design Workshop / Boston Society of Architects 2 March 30 – April 2, 2015

Policy Background Workforce Housing Urban Design Workshop

Mayor’s Housing Goal: 53,000 new units by 2030

Development priority zones: the Dorchester Avenue

corridor in South Boston and the Washington Street

corridor in Jamaica Plain are two of more that are

going to be announced in the coming months.

The Mayor’s Office and the Department of

Neighborhood Development are focused on market-

rate “workforce” housing that is affordable for

households that make between $50-120K annually

(the “Middle Class”).

This initiative is meant to complement the current

housing supply pipeline of “luxury” residential

development and subsidized affordable housing.

Workforce Housing Urban Design Workshop / Boston Society of Architects 3 March 30 – April 2, 2015

Area Context Workforce Housing Urban Design Workshop

Workforce Housing Urban Design Workshop / Boston Society of Architects 4 March 30 – April 2, 2015

Site on Dorchester Ave Workforce Housing Urban Design Workshop

Workforce Housing Urban Design Workshop / Boston Society of Architects 5 March 30 – April 2, 2015

Site Ownership Workforce Housing Urban Design Workshop

Workforce Housing Urban Design Workshop / Boston Society of Architects 6 March 30 – April 2, 2015

Aerial Workforce Housing Urban Design Workshop

Workforce Housing Urban Design Workshop / Boston Society of Architects 7 March 30 – April 2, 2015

Sub-Parcels Workforce Housing Urban Design Workshop

Workforce Housing Urban Design Workshop / Boston Society of Architects 8 March 30 – April 2, 2015

Sub-Parcels Workforce Housing Urban Design Workshop

Workforce Housing Urban Design Workshop / Boston Society of Architects 9 March 30 – April 2, 2015

Team Leaders Workforce Housing Urban Design Workshop

Beth Whittaker

Eric Höweler

Emerging Professionals Network

Brian Healy

Workforce Housing Urban Design Workshop / Boston Society of Architects 10 March 30 – April 2, 2015

Team Leaders Workforce Housing Urban Design Workshop

Site A: Beth Whittaker AIA

Founding Principal of Merge Architects

Assistant Professor of Practice, Harvard GSD

Site B: Eric Höweler AIA

Founding Principal of Höweler+Yoon

Assistant Professor, Harvard GSD

Site C: Emerging Professionals Network

Headed by Jess Garnitz, ADD, now with Stantec

Site D: Brian Healy FAIA

Founding Principal of Brian Healy Architects

2004 BSA President

Elizabeth Whittaker, Merge Architects,

Penn Street Lofts, Quincy

Brian Healy, Perkins+Will, Floatyard, Charlestown

Eric Höweler, Höweler+Yoon, Sky

Courts, Chengdu, China

Workforce Housing Urban Design Workshop / Boston Society of Architects 11 March 30 – April 2, 2015

Review of Design Proposals Workforce Housing Urban Design Workshop

Thursday, April 2 at 6pm, the BSA Space

The Critics/Commentators

• Sheila Dillon, Chief of Housing and Director of

the Department of Neighborhood Development,

City of Boston

• Dan D'Oca, Partner, Interboro Partners and Design

Critic in Urban Planning and Design, Harvard

Graduate School of Design

• Tim Love, Principal, Utile Inc. and Associate

Professor, Northeastern University

• Ed Nardi, President, Cresset Group

• Nader Tehrani, Principal, NADAAA and Professor

of Architecture, MIT

.

Sheila Dillon

Ed Nardi

Nader Tehrani

Dan D’Oca

Workforce Housing Urban Design Workshop / Boston Society of Architects 12 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop

Workforce Housing Urban Design Workshop / Boston Society of Architects 13 March 30 – April 2, 2015

Site A Beth Whittaker and Team

Workforce Housing Urban Design Workshop / Boston Society of Architects 14 March 30 – April 2, 2015

DOTMOD

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The challenge – more workforce housing

Workforce Housing Urban Design Workshop / Boston Society of Architects 16 March 30 – April 2, 2015

Live-work spaces that promote small business growth

Workforce Housing Urban Design Workshop / Boston Society of Architects 17 March 30 – April 2, 2015

Smaller scale units with amenities to attract newcomers

Workforce Housing Urban Design Workshop / Boston Society of Architects 18 March 30 – April 2, 2015

designed to be flexible enough for multi-generational housing

Workforce Housing Urban Design Workshop / Boston Society of Architects 19 March 30 – April 2, 2015

freeing existing housing for an

evolving neighborhood population.

Workforce Housing Urban Design Workshop / Boston Society of Architects 20 March 30 – April 2, 2015

Site Development

275’

275’

375’

125’

Workforce Housing Urban Design Workshop / Boston Society of Architects 21 March 30 – April 2, 2015

Site Boundaries

Workforce Housing Urban Design Workshop / Boston Society of Architects 22 March 30 – April 2, 2015

Site Circulation

Workforce Housing Urban Design Workshop / Boston Society of Architects 23 March 30 – April 2, 2015

Liner with Courtyard

Workforce Housing Urban Design Workshop / Boston Society of Architects 24 March 30 – April 2, 2015

Split Courtyards

Workforce Housing Urban Design Workshop / Boston Society of Architects 25 March 30 – April 2, 2015

Split Courtyards respond to greenspaces on site

Workforce Housing Urban Design Workshop / Boston Society of Architects 26 March 30 – April 2, 2015

Base Extrusion

Workforce Housing Urban Design Workshop / Boston Society of Architects 27 March 30 – April 2, 2015

Maintain street edge

SITE C

Workforce Housing Urban Design Workshop / Boston Society of Architects 28 March 30 – April 2, 2015

Maintain street edge

and elevate toward city

SITE C

Workforce Housing Urban Design Workshop / Boston Society of Architects 29 March 30 – April 2, 2015

Maintain street edge

and elevate toward city

SITE C

Workforce Housing Urban Design Workshop / Boston Society of Architects 30 March 30 – April 2, 2015

Maintain street edge

and elevate toward city

SITE C

Workforce Housing Urban Design Workshop / Boston Society of Architects 31 March 30 – April 2, 2015

Maintain street edge

and elevate toward city

SITE C

Workforce Housing Urban Design Workshop / Boston Society of Architects 32 March 30 – April 2, 2015

Program allocation

SITE C

Workforce Housing Urban Design Workshop / Boston Society of Architects 33 March 30 – April 2, 2015

Program allocation:

Live-work at Dorchester Ave

SITE C

Workforce Housing Urban Design Workshop / Boston Society of Architects 34 March 30 – April 2, 2015

Program allocation:

1-BR with private balconies

SITE C

Workforce Housing Urban Design Workshop / Boston Society of Architects 35 March 30 – April 2, 2015

Program allocation:

Studios/microunits

SITE C

Workforce Housing Urban Design Workshop / Boston Society of Architects 36 March 30 – April 2, 2015

Program allocation:

2-BR Tower

SITE C

Workforce Housing Urban Design Workshop / Boston Society of Architects 37 March 30 – April 2, 2015

Courtyard connection at Entry

SITE C

Workforce Housing Urban Design Workshop / Boston Society of Architects 38 March 30 – April 2, 2015

Modular Assembly

SITE C

Workforce Housing Urban Design Workshop / Boston Society of Architects 39 March 30 – April 2, 2015

Modular Assembly

SITE C

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DOTMOD

SITE C

Workforce Housing Urban Design Workshop / Boston Society of Architects 41 March 30 – April 2, 2015

DOTMOD

SITE C

Workforce Housing Urban Design Workshop / Boston Society of Architects 42 March 30 – April 2, 2015

Ground Floor Plan

Workforce Housing Urban Design Workshop / Boston Society of Architects 43 March 30 – April 2, 2015

Typical Upper Floor

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Typical Upper Floor

Workforce Housing Urban Design Workshop / Boston Society of Architects 45 March 30 – April 2, 2015

Unit Distribution

Workforce Housing Urban Design Workshop / Boston Society of Architects 46 March 30 – April 2, 2015

The challenge – more workforce housing

Workforce Housing Urban Design Workshop / Boston Society of Architects 47 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop / Boston Society of Architects 48 March 30 – April 2, 2015

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Workforce Housing Urban Design Workshop / Boston Society of Architects 52 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop / Boston Society of Architects 53 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop / Boston Society of Architects 54 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop / Boston Society of Architects 55 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop / Boston Society of Architects 56 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop / Boston Society of Architects 57 March 30 – April 2, 2015

The challenge – more workforce housing

Workforce Housing Urban Design Workshop / Boston Society of Architects 58 March 30 – April 2, 2015

The challenge – more workforce housing

Workforce Housing Urban Design Workshop / Boston Society of Architects 59 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop / Boston Society of Architects 60 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop / Boston Society of Architects 61 March 30 – April 2, 2015

The challenge – more workforce housing

Workforce Housing Urban Design Workshop / Boston Society of Architects 62 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop / Boston Society of Architects 63 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop / Boston Society of Architects 64 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop / Boston Society of Architects 65 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop / Boston Society of Architects 66 March 30 – April 2, 2015

The challenge – more workforce housing

Workforce Housing Urban Design Workshop / Boston Society of Architects 67 March 30 – April 2, 2015

Unit Adaptation

Workforce Housing Urban Design Workshop / Boston Society of Architects 68 March 30 – April 2, 2015

Unit Adaptation

Workforce Housing Urban Design Workshop / Boston Society of Architects 69 March 30 – April 2, 2015

Unit Adaptation

Workforce Housing Urban Design Workshop / Boston Society of Architects 70 March 30 – April 2, 2015

Unit Adaptation

Workforce Housing Urban Design Workshop / Boston Society of Architects 71 March 30 – April 2, 2015

Unit Adaptation

Workforce Housing Urban Design Workshop / Boston Society of Architects 72 March 30 – April 2, 2015

Unit Adaptation

Workforce Housing Urban Design Workshop / Boston Society of Architects 73 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop / Boston Society of Architects 74 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop / Boston Society of Architects 75 March 30 – April 2, 2015

Unfolded Elevation

Workforce Housing Urban Design Workshop / Boston Society of Architects 76 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop / Boston Society of Architects 77 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop / Boston Society of Architects 78 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop / Boston Society of Architects 79 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop / Boston Society of Architects 80 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop / Boston Society of Architects 81 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop / Boston Society of Architects 82 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop / Boston Society of Architects 83 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop / Boston Society of Architects 84 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop / Boston Society of Architects 85 March 30 – April 2, 2015

Metrics

5.22 FAR

293 Units (225 du/ac)

14,000 GSF Retail

4,000 GSF Entries and Gym at Floor 1

11,815 GSF Common Areas above

14% Entries, Retail, Circulation, Amenities

15/18 Arial

15/18 Times

10/12 Arial

10/12 Times

By type:

Live-work

Tower

South-Facing

Micro-units

Harborview

293

76

71

48

85

13

By size:

Studio/micro

1-Bedroom

2-Bedroom

3-Bedroom

293

85

84

119

5

296,000 GSF, 1.3 acre site (56,628 SF) 100%

26%

24%

16%

30%

4%

100%

29%

29%

40%

2%

Workforce Housing Urban Design Workshop / Boston Society of Architects 86 March 30 – April 2, 2015

DOTMOD

Workforce Housing Urban Design Workshop / Boston Society of Architects 87 March 30 – April 2, 2015

Site B Eric Höweler and Team

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Workforce Housing Urban Design Workshop / Boston Society of Architects 89 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop / Boston Society of Architects 90 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop / Boston Society of Architects 91 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop / Boston Society of Architects 92 March 30 – April 2, 2015

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Workforce Housing Urban Design Workshop / Boston Society of Architects 97 March 30 – April 2, 2015

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Workforce Housing Urban Design Workshop / Boston Society of Architects 100 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop / Boston Society of Architects 101 March 30 – April 2, 2015

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Site C The Emerging Professionals Network Team

Workforce Housing Urban Design Workshop / Boston Society of Architects 163 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop / Boston Society of Architects 164 March 30 – April 2, 2015

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Workforce Housing Urban Design Workshop / Boston Society of Architects 187 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop / Boston Society of Architects 188 March 30 – April 2, 2015

Site D Brian Healy and Team

Workforce Housing Urban Design Workshop / Boston Society of Architects 189 March 30 – April 2, 2015

Team D Workforce Housing Urban Design Workshop

Workforce Housing Urban Design Workshop / Boston Society of Architects 190 March 30 – April 2, 2015

Public Transportation Workforce Housing Urban Design Workshop

Workforce Housing Urban Design Workshop / Boston Society of Architects 191 March 30 – April 2, 2015

Public Transportation Workforce Housing Urban Design Workshop

Workforce Housing Urban Design Workshop / Boston Society of Architects 192 March 30 – April 2, 2015

Public Transportation Workforce Housing Urban Design Workshop

Workforce Housing Urban Design Workshop / Boston Society of Architects 193 March 30 – April 2, 2015

Site Layout Workforce Housing Urban Design Workshop

Short-term Rentals

Shared Communal Areas

Public Roof Terrace

Rental Apartments

Public Common with Shared Street

Ellery Street

Dot Ave

DOT Common

Workforce Housing Urban Design Workshop / Boston Society of Architects 194 March 30 – April 2, 2015

Site Layout / Orientations Workforce Housing Urban Design Workshop

Short-term Rentals

Shared Communal Areas

Public Roof Terrace

Rental Apartments

Ellery Street

Dot Ave

Public common

DOT Common

Workforce Housing Urban Design Workshop / Boston Society of Architects 195 March 30 – April 2, 2015

Site Layout / Orientations Workforce Housing Urban Design Workshop

Distribution of Program

Workforce Housing Urban Design Workshop / Boston Society of Architects 196 March 30 – April 2, 2015

Site Layout / Orientations Workforce Housing Urban Design Workshop

Distribution of Program Parking and Bicycle Storage

Workforce Housing Urban Design Workshop / Boston Society of Architects 197 March 30 – April 2, 2015

Site Layout / Orientations Workforce Housing Urban Design Workshop

Solar Orientation

Workforce Housing Urban Design Workshop / Boston Society of Architects 198 March 30 – April 2, 2015

Site Layout / Orientations Workforce Housing Urban Design Workshop

Wind Protection

Workforce Housing Urban Design Workshop / Boston Society of Architects 199 March 30 – April 2, 2015

Site Layout / Orientations Workforce Housing Urban Design Workshop

Views to the City and the Harbor

Workforce Housing Urban Design Workshop / Boston Society of Architects 200 March 30 – April 2, 2015

Site Layout / Orientations Workforce Housing Urban Design Workshop

Communal Green Spaces / Water Management

Workforce Housing Urban Design Workshop / Boston Society of Architects 201 March 30 – April 2, 2015

Parking Strategy / Storage Strategy / Reuse Strategy Workforce Housing Urban Design Workshop

Mechanized Automobile Storage Systems to handle 808 vehicles with covered secure storage for 678 bicycles

Ground Level Storage for Automobiles, Bikes, and Individual Tenants

Ground Level Court Level

Workforce Housing Urban Design Workshop / Boston Society of Architects 202 March 30 – April 2, 2015

Ellery Street Workforce Housing Urban Design Workshop

Ellery Street with shared street open to public roof terrace

Workforce Housing Urban Design Workshop / Boston Society of Architects 203 March 30 – April 2, 2015

Building Section/ Public Roof Terrace Workforce Housing Urban Design Workshop

Ground Level Storage for Automobiles, Bikes, and Individual Tenants

Ground Level Court Level

Short-term Rentals

Public Roof Terrace

Rental Apartments

DOT Common

Shared Communal Areas

Market

Public Roof Terrace

Workforce Housing Urban Design Workshop / Boston Society of Architects 204 March 30 – April 2, 2015

Unit plans

Workforce Housing Urban Design Workshop

Building Components

Diversity of Living Units

Workforce Housing Urban Design Workshop / Boston Society of Architects 205 March 30 – April 2, 2015

Distribution of Units Workforce Housing Urban Design Workshop

Unfolded Elevation

Workforce Housing Urban Design Workshop / Boston Society of Architects 206 March 30 – April 2, 2015

Distribution of Units Workforce Housing Urban Design Workshop

Unfolded Elevation

113 Units

Workforce Housing Urban Design Workshop / Boston Society of Architects 207 March 30 – April 2, 2015

Distribution of Units Workforce Housing Urban Design Workshop

Unfolded Elevation

12 Units

Workforce Housing Urban Design Workshop / Boston Society of Architects 208 March 30 – April 2, 2015

Distribution of Units Workforce Housing Urban Design Workshop

Unfolded Elevation

72 Units

Workforce Housing Urban Design Workshop / Boston Society of Architects 209 March 30 – April 2, 2015

Distribution of Units Workforce Housing Urban Design Workshop

Unfolded Elevation

216 Units

Workforce Housing Urban Design Workshop / Boston Society of Architects 210 March 30 – April 2, 2015

Distribution of Units Workforce Housing Urban Design Workshop

Unfolded Elevation

145 Units

Workforce Housing Urban Design Workshop / Boston Society of Architects 211 March 30 – April 2, 2015

Distribution of Units Workforce Housing Urban Design Workshop

Unfolded Elevation

48 Units

Workforce Housing Urban Design Workshop / Boston Society of Architects 212 March 30 – April 2, 2015

Distribution of Units Workforce Housing Urban Design Workshop

Unfolded Elevation

84 Units

Workforce Housing Urban Design Workshop / Boston Society of Architects 213 March 30 – April 2, 2015

Distribution of Units Workforce Housing Urban Design Workshop

Unfolded Elevation

Workforce Housing Urban Design Workshop / Boston Society of Architects 214 March 30 – April 2, 2015

Distribution of Units Workforce Housing Urban Design Workshop

Unfolded Elevation

TOTAL UNIT COUNT Micro Units 113 Short-Term 84 Studio 72 1 Bedroom 145 3 Bedroom 36 Duplex 12 Total 678

GROSS SQUARE FOOTAGE 535,000 SF +/- FLOOR AREA RATIO 4.7

Workforce Housing Urban Design Workshop / Boston Society of Architects 215 March 30 – April 2, 2015

DOT Common Workforce Housing Urban Design Workshop

Workforce Housing Urban Design Workshop / Boston Society of Architects 216 March 30 – April 2, 2015

Along Railroad Tracks Workforce Housing Urban Design Workshop

Workforce Housing Urban Design Workshop / Boston Society of Architects 217 March 30 – April 2, 2015

Above Dorchester Avenue Workforce Housing Urban Design Workshop

Workforce Housing Urban Design Workshop / Boston Society of Architects 218 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop

ELLERY STREET

Workforce Housing Urban Design Workshop / Boston Society of Architects 219 March 30 – April 2, 2015

DOT Common Workforce Housing Urban Design Workshop

Workforce Housing Urban Design Workshop / Boston Society of Architects 220 March 30 – April 2, 2015

Workforce Housing Urban Design Workshop