Table of Contents page 2 EXECUTIVE SUMMARY 3 MISSION STATEMENT 4 NEIGHBORHOOD CONTEXT 6 STREET CHARACTER 7 SITE PARAMETERS 9 COMMUNITY CHARRETTE - VISIONING GROUP TABLE 1 11 GROUP TABLE 2 12 GROUP TABLE 3 13 GROUP TABLE 4 14 URBAN DESIGN CRITERIA 16 GUIDING PRINCIPLES 18 GROUND LEVEL ILLUSTRATIVE PLAN 19 UPPER LEVEL ILLUSTRATIVE PLAN 20 SECTIONAL CRITERIA 21 3D MASSING MODEL VIEW 22-23
executive summary page 3 I. OVERVIEW AND INTRODUCTION The (SKAPC) was formed to lead a community-based visioning process for the re-use of the St. Kevin s school buildings and land parcels. The collaborative includes members of the community, neighborhood organizations, business owners, and representatives from various Boston city agencies; the study was guided by three key organizations: Upham s Corner Main Street, Dudley Street Neighborhood Initiative, and the Upham s Corner Westside Neighborhood Association with input from many local residents. The primary objective for the SKAPC study was to ensure that potential development of the St. Kevin s School buildings and land parcels was informed and guided by the best interests of the community to protect and enhance the quality of life at Upham s Corner and the surrounding neighborhoods. The effort of the SKAPC community visioning process highlights the importance for the development of this site to complement existing uses and to provide opportunities for connections with existing cultural and community resources including the Strand Theatre and the Municipal Building, and to expand the potential for increased open space and green space. II. STUDY AREA AND CONTEXT The Study (SKAPC) site is approximately 2.7 acres of land that is steeply sloped. The site is bounded on the north by Virginia Street, on the east by Davern Avenue, on the south by Columbia Road, and on the west by Bird Street. The SKAPC study area is directly adjacent to Upham s Corner in Dorchester, Massachusetts and surrounded by various residential neighborhoods. The site is close to public transportation bus and transit lines. The study area is comprised of several parcels of land and buildings with multiple ownership and sizes. The SKAPC study included the physical planning for key parcels related to the potential redevelopment of the St. Kevin s School buildings owned by the Archdiocese of Boston and broader strategic planning for Upham s Corner and the surrounding neighborhoods in context with the Strand Theatre and other community and cultural resources in the area. III. ST. KEVIN S AREA COMMUNITY VISIONING PROCESS The SKAPC Community Visioning Process was structured around four participatory community charrettes and a road show presentation to various community organizations conducted by the Collaborative. The charrette meetings were open to the public and structured to encourage broad-based participation and to solicit ideas, observations, and feedback. The objective of the first community charrette was to describe the study area in the context of prior planning initiatives and to illustrate the surrounding current commercial vitality, historical resources, open space network, cultural context and transportation systems in order to solicit discussion and input to establish common ground among the participants to help create a cohesive vision for the potential redevelopment of the St. Kevin s school buildings and land parcels. The second community charrette was designed to solicit specific observations and recommendations from the community and to formulate guiding principles for the potential redevelopment. The charrette was structured as a participatory workshop where community members were organized into four groups to work with physical models and site maps and create tangible options for programs of use, building massing, and criteria for site development. The charrette groups presented their findings to the general assembly for discussion and feedback. This information was invaluable to the generation of preferred development alternatives and guiding principles for the study area. There was then a third community charrette at which attendees reviewed the guiding principles which had been previously developed. Attendees elaborated about what they saw as the key elements of each guiding principle. During and following the second community charrette, members of the Collaborative took the initial guiding principles and development alternatives and refined them based upon the input that was received from community members at the second community charrette. Once the guiding principles had been defined, the Collaborative took the guiding principles and development alternatives on a "road show" of five meetings to disseminate the charrette findings to a broader audience of community members and organizations. At these meetings, the Collaborative received feedback that led to further refinement of the development alternatives. At the fourth and final community charrette, the consulting team presented the results of the prior community charrettes and road show incorporated into illustrative planning and program site drawings, sections, and 3D graphics; five guiding principles; and a mission statement to describe the community's priorities for the potential development of the St. Kevin's school buildings and land parcels in context with the strategic planning for the Strand Theatre and Upham's Corner area, focused on creating a "civic, educational, cultural and residential urban center". IV. MISSION STATEMENT AND GUIDING PRINCIPLES Mission Statement The goal of the Study is to create a civic, educational, cultural, economic and residential anchor, with a mix of functions complementary to both new and existing uses, and green and open space that will improve quality of life for the community and enhance the unique character of Upham s Corner and the surrounding neighborhoods. Guiding Principles Mix of residential and non-residential uses with an emphasis on an affordable mix of home ownership for residential use, and options for various ownerships of non-residential uses: arts, youth, elderly/community services (no institutional residential uses). Density is oriented towards Columbia Road and height is limited to Muni building cornice lines. Site is open to multiple access points. Appropriate parking is placed in appropriate places. Maximize green space and open spaces throughout; establish conservation easements for Virginia Street.
mission statement page 4 MISSION STATEMENTTEMENT THE GOAL OF THE ST.. KEVINK EVIN S AREA PLANNING COLLABORATIVE STUDY IS TO CREATE A CIVIC, EDUCATIONAL TIONAL, CULTURAL TURAL, ECONOMIC AND ANCHOR, WITH A MIX OF FUNCTIONS COMPLEMENTAR ARY TO BOTH NEW AND EXIST- ING USES, AND GREEN AND OPEN SPACE THAT WILL IMPROVE QUALITY OF LIFE FOR THE COMMUNITY AND ENHANCE THE UNIQUE CHARACTER OF UPHAM S CORNER AND THE SURROUNDING NEIGHBORHOODS.
neighborhood context page 6 I. OVERVIEW The St. Kevin s Area site is part of a larger urban context within the mixed-use commercial district at Upham s Corner, and is surrounded by residential neighborhoods on all sides. The site has significant frontage along Columbia Road and Bird Street primarily, and limited frontage along Virginia Street and Davern Avenue. Each of these streets has different and unique character and uses. VIRGINIA STREET The intersection of Columbia Road and Bird Street is an important corner with significant visual interest and scale. The Muni Building, located at this intersection, is an important local civic landmark. RIDGE LINE AND HEIGHT COMPARATIVE The height of the existing residential buildings along Virginia Street establish a good height benchmark for the potential new development of the buildings along Columbia Road. COLUMBIA ROAD The scale of the residential buildings and the character of the residential streets surrounding the St. Kevin s Area are of good aesthetic image and quality. The sloping terrain and large areas of open space in the middle of the site provide good daylight and green space opportunities in the urban context that contribute to the quality of life for the neighborhood. Cross-section at SKAPC site from Virginia Street to Columbia Road showing terraced landscape and open space GATEWAY LOCATION: The St. Kevin s Area site, located at the intersection of Columbia Road, Bird Street, Davern Avenue, and Virginia Street, forms a southern gateway to the Upham s Corner Main Street District and is a key node for the surrounding residential neighborhoods. UPHAM'S CORNER SKAPC SITE 3D massing model of SKAPC site and Upham s Corner with surrounding neighborhood context Aerial view of SKAPC site along Columbia Road, Virginia Street, Bird Street, and Davern Avenue showing mix of building types and uses including residential, commercial, institutional and educational
street character page 7 I. STREET-LEVEL MASSING - COLUMBIA ROAD The large-scale forms and street-level massing of the existing buildings along Columbia Road offer a good opportunity for adaptive re-use with a mix of densities and uses oriented towards the street. II. AESTHETIC QUALITY - VIRGINIA STREET The sensitive scale, architectural character, and aesthetic quality of the residential neighborhood pattern along Virginia Street should be preserved. III. VISIBILITY AND DAYLIGHT - DAVERN AVENUE The slope along Davern Avenue provides good visibility and daylight from the street for the re-use of both floors in the existing building. IV. SETBACKS AND SCALE - BIRD STREET The setbacks along Bird Street provide a good opportunity for additional residential development with appropriate setbacks and scale from the street. V. TERRACED LANDSCAPE - SKAPC SITE The sloping terrain and large areas of green and open space create an opportunity for terraced parking to efficiently preserve the natural elements of the landscape. View of streetwall continuity along Columbia Road View of residential aesthetic quality along Virginia Street View of slope along Davern Avenue View of landscape setbacks and scale along Bird Street View of SKAPC site terraced landscape
site parameters page 9 I. PARCEL BOUNDARIES AND AREAS The study area for the The St. Kevin s Area planning consists of several parcels of various sizes and lot configurations that are owned by different entities and the site is bounded by Columbia Road, Bird Street, Virginia Street, and Davern Avenue. The total area of comprised by these parcels is approximately 2.7 acres. The parcels along Bird Street, Columbia Road and Davern Avenue contain existing buildings and the property line to the rear of these parcels abut existing residential buildings along Virginia Street. A small parcel along Davern Avenue contains no buildings. The site is accessible from an entrance driveway along Virginia Street. Illustrative concept plan showing vision for Columbia Road as an extension of Emerald Necklace with streetscape and urban landscape improvements to promote pedestrian safety at SKAPC and Upham s Corner * The information contained in these drawings is for illustration purposes only and compiled from data obtained from Boston Assessing online. Illustrative map of SKAPC site with approximate areas and property lines Map showing existing multiple ownership distribution for parcels related to planning for SKAPC study area
community charrette - visioning page 11 View of model option 1 View of model option 2 I. CHARRETTE GROUP TABLE 1 - CRITERIA FOR DEVELOPMENT Option 1 Replace Convent building at Bird Street with townhouses Create one-way entrance/exits to site at Davern Avenue and Bird Street Provide opportunity for Artist loft housing Create roof top gardens Provide residential and business mixed uses Option 2 Provide space for community gardens and a park for children Create driveways at Davern Avenue and Columbia Road Provide opportunity for artist loft housing Preserve center of site for greenspace Create smaller parking lots Provide opportunities for multi-lingual adult education and computer Ed Option 3 Create two-family homes clustered at upper level of site Create driveways at Davern Avenue and Bird Street Provide opportunities for assisted living and adult day care programs Provide pedestrian access to site from Columbia Road View of model option 3
community charrette - visioning page 12 View of model option 1 View of model option 2 I. CHARRETTE GROUP TABLE 2 - CRITERIA FOR DEVELOPMENT Option 1 Provide entrance at Columbia Road and emergency exit at Virginia Street Create mixed-uses in front and residential uses behind Provide parking at middle of site Provide recreation area for residents at old school building Option 2 Provide opportunities for elderly housing and artist s lofts Provide opportunities for youth and performing arts programs Parking to replace Convent building Create more green space options Option 3 Create commercial mixed-use mini-mall at Columbia Road with first floor retail and second floor office uses Provide parking behind mini-mall Create entrance at Columbia Road and exit at Davern Avenue Explore opportunities to share parking with other properties (the Strand) View of model option 3
community charrette - visioning page 13 View of model option 1 View of model option 2 I. CHARRETTE GROUP TABLE 3 GREEN GROUP - CRITERIA FOR DEVELOPMENT General Notes Preserve beauty of green area Add density behind building at Columbia Road with parking underneath Replace Convent building with parking and add entrance Provide opportunities for teen and adult programming uses Option 1 Add floor level to top and back of building at Columbia Road Create parking and green space Option 2 Replace Convent with smaller building Create additional floors to existing buildings with room for parking and green Provide opportunities for technology education Provide entry and exit on Bird Street Relocate bus stop away from corner Create shared-use parking options Option 3 Move basketball court closer to Muni building, replace existing with parking Create smaller parking lots View of model option 3
community charrette - visioning page 14 View of model option 1 View of model option 2 I. CHARRETTE GROUP TABLE 4 PINK - CRITERIA FOR DEVELOPMENT Option 1 Need for more parking and green space in neighborhood Create entrance at Columbia Road and exit at Davern Avenue Step height back from Columbia Road Create parking on Bird Street side Option 2 Replace Convent with two-family homes Provide parking on Davern Avenue and Bird Street Convert existing building at Davern/Columbia road to parking garage, first floor Provide opportunities for public art Option 3 Create terrace and open space on top of buildings with terraced levels Provide green buffer along Virginia Street Green the median on Columbia Road Provide commercial first floor uses at Columbia Road Create entrance for parking at Bird Street View of model option 3
urban design criteria page 16 I. COMMERCIAL VITALITY The character of the buildings along Columbia Road is generally commercial, with ground-level retail and office space mixed uses above. The massing of the buildings maintain a frontage along the street edge that provides continuity in the urban fabric and helps establish a commercial vitality and image for Main Street. II. HISTORICAL RESOURCES Upham s Corner is an historically important intersection in Dorchester, providing a town center-like quality for the area, with significant cultural and civic landmarks and open space combined with educational and community-centered functions that are valuable resources for the surrounding neighborhoods and businesses. Columbia Road Commercial Mixed-use Historic Upham s Corner Dorchester North Burying Place III. OPEN SPACE NETWORK The significance of the Dorchester North Burying Place contributes to the network of open space parks, playgrounds, streetscapes and squares in the larger context. IV. ST. KEVIN S SCHOOL TODAY The former St. Kevin s School and Church buildings are an integral part of the physical context of Upham s Corner and the adaptive re-use of these buildings offers a sustainable strategy for growth at Upham s Corner. V. CULTURAL CONTEXT The Strand Theatre is cultural landmark providing educational, civic, and entertainment opportunities that function synergistically with other community-centered uses at Upham s Corner. VI. TRANSPORTATION SYSTEMS The Fairmount Line Upham s Corner Station will provide better access to transit and improve the overall transportation network at Upham s Corner. St. Kevin s School and Church The Strand Theatre Fairmount Line Upham s Corner Station
guiding principles page 18 MIX OF AND GUIDING PRINCIPLES NON- USES WITH AN EMPHASIS AFFORDABLE MIX OF HOME OWNERSHIP FOR USE, AND OPTIONS VARIOUS OWNERSHIPS OF NON- USES: ARTS, YOUTH, ELDERL MUNITY SERVICES ( NO INSTITUTIONAL USES). DENSITY IS ORIENTED ). ON AN ORIENTED TOWARDS COLUMBIA ROAD AND HEIGHT IS LIMITED TO LINES. MUNI BUILDING CORNICE LINES SITES IS OPEN OPEN TO MULTIPLE ACCESS POINTS. APPROPRIATE PARKING IS PLACED IN MAXIMIZE GREEN IN APPROPRIATE PLACES. OPTIONS FOR ELDERLY/ COM- GREEN SPACE AND OPEN SPACES THROUGHOUT; ESTABLISH CONSER- TREET. VATION EASEMENTS FOR VIRGINIA S TREET
ground level illustrative plan page 19 VIRGINIA STREET I. PROPOSED PROGRAM Residential mixed-use at Columbia Road Educational mixed-use at Columbia Road Residential townhouses at Bird Street Terraced parking at rear of site either structured or at grade Cultural annex at Strand Theatre Parking garage (shared with other uses) at Columbia Road GARDENS DAVERN AVENUE BIRD STREET TERRACED PARKING MUNI CIVIC COMMERCIAL EDUCATIONAL PILGRIM CHURCH COLUMBIA ROAD PARKING GARAGE STRAND THEATRE CULTURAL ANNEX
upper level illustrative plan page 20 VIRGINIA STREET I. PROPOSED PROGRAM Residential terraces at Columbia Road Civic mixed-use at Columbia Road Terraced gardens and playground at rear of site Cultural annex at Strand Theatre GARDENS DAVERN AVENUE BIRD STREET TERRACED GARDENS PLAYGROUND MUNI CIVIC PILGRIM CHURCH COLUMBIA ROAD CULTURAL ANNEX PARKING GARAGE STRAND THEATRE
ADD FLOORS sectional criteria page 21 VIRGINIA STREET COLUMBIA ROAD HEIGHT BENCHMARK I. CORNICE LINES The existing cornice lines along Columbia Road provide an appropriate height benchmark for the redevelopment of the SKAPC parcels. Any new development along Columbia Road should consider improvements in safety, better landscape, lighting, and good aesthetics. ADD SPACE HEIGHT BENCHMARK VIRGINIA STREET COLUMBIA ROAD Illustrative cross-sections at site upper, middle and lower terraces showing design logic for adding to existing buildings RIDGE LINE AND HEIGHT COMPARATIVE The existing buildings along Columbia Road can be re-used and adapted for residential, and additional floors can be added above in keeping with sensible density considerations - additional space can be added to the rear of the site to provide parking and other uses. PARKING CAN EITHER BE STRUCTURED OR CLUSTERED AT- GRADE WITH DESIGN CONSIDERATIONS GIVEN TO IMPROVED OPEN SPACE TO INCLUDE TERRACED GARDENS AND USABLE GREEN SPACE ACE. Establish street wall continuity at Columbia Road VIRGINIA STREET LANDSCAPED PARK COLUMBIA ROAD - P EDESTRIAN EDESTRIAN BOULEVARD PARKING
3d massing model view page 22 PARKING GARAGE CULTURAL ANNEX STRAND THEATRE COMMERCIAL EDUCATIONAL DAVERN AVENUE PLAYGROUND TERRACED GARDENS MUNI CIVIC COLUMBIA ROAD VIRGINIA STREET BIRD STREET A civic, educational, cultural and residential urban center
3d massing model view page 23 MUNI CIVIC VIRGINIA STREET PLAYGROUND COMMERCIAL EDUCATIONAL COLUMBIA ROAD STRAND THEATRE CULTURAL ANNEX PARKING GARAGE A civic, educational, cultural and residential urban center