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Taming the Bus: Strategies for Urbanizing Suburban TransitSeth Riseman, Utile, Inc. Architecture + Planning
Seth Risemanhttp://utile.posterous.comhttp://www.utiledesign.com
Taming the BusStrategies for Urbanizing Suburban Transit Stations
Bus Drivers
Agency of the DesignerOverlapping Constituencies, Agendas, InterestsGaming the Logics of Market-Based Building TypologiesGaming the Logics of Transport Modalities
Prototype Deployment
Facades on Open Spaces
Additive deployment of market-driven prototypes, Yale Urbanism Studio, 2009
LOWER ALLSTON LANDING ‐ STATS
2
Development OpportunitiesSource: Drawing by Utile, Photo by LiveLocal
Financial modelSource: Meredith & Grew and Utile2A
Base, Plinth and High-rise
Proposed Plinth VolumesSource: Drawing by Utile, Parcel and Building Data from BRA
Mix Office and Residential High-risesSource: Drawing by Utile, Parcel and Building Data from BRA
Podium: Not financially viableSource: Drawing by Utile
Low end of financial viabilitySource: Drawing by Utile
High end of financial viabilitySource: Drawing by Utile
Middle range of financial viabilitySource: Drawing by Utile
Scenario Density for High-rise Projects (Floor-Area-Ratio)
JFK/UMass Station TOD
Columbia PointDorchester, Massachusetts
Synergy InvestmentsBoston Redevelopment Authority
Disconnected Connectedness
Island Hopping
Unlocking the Drivers
Regional Policy Aspirations (conflicting with neighborhood interests)OwnershipZoningPhysical ConstraintsOperational Constraints
BRA Draft Master PlanDraft Master Plan
Parcelization
JFK/UMass Air-RightsExisting Conditions
JFK/UMass Air-RightsExisting Ownership:
Ground
MBTA
DCR
DCRMHD
MHD
CITY
CITY
CITY
MHD
Possible Future ‘Taking’ for Commuter Expansion
JFK/UMass Air-RightsExisting Ownership:
Air-Rights
MBTA
DCR
DCRMHD
MHD
CITY
CITY
CITY
MHD
MHD
MHDCITY
DCR
JFK/UMass Air-RightsExisting Zoning: Split Lot
JFK/UMass Air-RightsExisting Zoning: Split Lot
Zoning District:Community CommercialAllowed F.A.R. 2.0PDA Not PermittedArea = +/- 137,700sf
Zoning District:Triple Decker Residential Sub-DistrictPDA Not PermittedArea +/- 37,300sf
CC Site Area = +/- 3.5acres (152,700sf)@ 2.0 FARDevelopment Capacity =+/- 305,000sf
JFK/UMass Air-RightsAchievable Development within Zoning
Ground Floor: Transit 165,000sfLobby, etc 10,000sf
Second Level:Parking 105,000sfOffice 20,000sf
Third Level:Office 125,000sf
Total Development:Office 155,000sfParking 125,000sfTOTAL 280,000sfTotal FAR 1.8Parking @ 2sp/1,000sf
310 spaces125,000sf maximum possible floorplate
45’ Height Limit
Existing Structures
Zoning District Boundary
JFK/UMass Air-RightsExisting Zoning Envelope: Height, Area & Massing Limitations
Ground Floor: Transit 165,000sfLobby, etc 10,000sf
Second Level:Parking 105,000sfOffice 20,000sf
Third Level:Office 125,000sf
Total Development:Office 155,000sfParking 125,000sfTOTAL 280,000sfTotal FAR 1.8Parking @ 2sp/1,000sf
310 spaces
JFK/UMass Air-RightsExisting Circulation
Bus Loading Capacity: 6Bus Queuing Capacity: 10
Kiss&Ride Capacity: 6 spaces, 6 drop-off
Pedestrian Circulation
JFK/UMass Air-RightsExisting Circulation
Exit ConditionUpgrade Assumed
Exit ConditionUpgrade Assumed
Access Condition
Pedestrian Circulation
JFK/UMass Air-RightsPedestrian Circulation
Entrance / ExitNon-AccessibleUpgrade Assumed
Exit OnlyNon-AccessiblePossible Upgrade
Minor Cut-ThruoghNon-AccessiblePossible Upgrade
Minor Cut-ThruoghNon-AccessiblePossible Upgrade
Poor Pedestrian ConnectionsUpgrade Assumed
Pedestrian Circulation
JFK/UMass Air-RightsExisting ‘Parcelization’
JFK/UMass Air-RightsParcelization with
Proposed CommuterRail Expansion
Net Loss of Approximately½ acre of ‘Terra Firma’ forAir-Rights Site
Possible Future ‘Taking’ for Commuter Expansion Approx 1/4 acre
Unresolved Conflict with currentOld Colony Blvd. ROW
Possible Extent of ProposedCommuter Rail Expansion(40’-50’?)
Problematic realignment of bus circulation and site egress
JFK/UMass Air-Rights‘Terra Firma’ Office Scheme
Possible Extent of ProposedCommuter Rail Expansion
Loss of Most Ground-Floor Retail to T Bus Circulation & Station
JFK/UMass Air-Rights‘Terra Firma’ Residential Scheme
Possible Extent of ProposedCommuter Rail Expansion
Loss of Most Ground-Floor Retail to T Bus Circulation & Station
Unlocking Neighborhood Circulation
Regional Policy Aspirations (conflicting with neighborhood interests)OwnershipZoningPhysical ConstraintsOperational Constraints
Synergy Draft VisionProposed Connections
JFK/UMass Air-RightsMixed-Use Scheme
Possible Extent of ProposedCommuter Rail Expansion
Loss of Most Ground-Floor Retail to T Bus Circulation & Station
Proposed Program:
Office 450,000gsf
Retail 150,000gsf
Residential 675units
Parking 1,575spaces
Revised ProposalSynergy Draft Vision
Synergy Draft VisionRetail ‘Main Street’
A Great Street
>Neighborhood Serving Retail
>‘Morrissey Greenway’
>New Neighborhood Main Street
Public BenefitsSynergy Draft Vision
>Connections, Open Spaces & Sustainable Strategies
Pedestrian connections to neighborhoods
Pedestrian connections across and along Morrissey Blvd
Network of tree-lined, intimate streets
Pocket parks and active plazas
Terraces and green-roofs
System-wide sustainable strategies
Public BenefitsSynergy Draft Vision
Neighborhood Population Calculations
Pedestrian-Oriented Main StreetSynergy Draft Vision
Improved Grocery
Sustainable Streetscapes
Improved T Access & Visibility
Workforce Housing
Dynamic Streetscape with Local Character
Neighborhood Serving Retail with
Variety of Sizes
Traffic Calming Measures
T
Pedestrian-Oriented Main StreetSynergy Draft Vision
Outdoor Cafes
On & Off-Street Parking for Residents and Visitors
Variety of Shops, Cafes and Restaurants
Variety of Housing Types and Heights above Retail
Neighborhood Serving Retail with
Variety of Sizes
Lush Streetscaping Strategies
http://utile.posterous.comhttp://www.utiledesign.com