Taming the Bus: Strategies for Urbanizing Suburban Transit Seth Riseman, Utile, Inc. Architecture + Planning
Taming the Bus Strategies for Urbanizing Suburban Transit Stations Seth Riseman http://utile.posterous.com http://www.utiledesign.com
Bus Drivers Agency of the Designer Overlapping Constituencies, Agendas, Interests Gaming the Logics of Market-Based Building Typologies Gaming 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 Opportunities Source: Drawing by Utile, Photo by LiveLocal
2A Source: Financial model Meredith & Grew and Utile
Base, Plinth and High-rise
Proposed Plinth Volumes Source: Drawing by Utile, Parcel and Building Data from BRA
Mix Office and Residential High-rises Source: Drawing by Utile, Parcel and Building Data from BRA
Podium: Not financially viable Source: Drawing by Utile
Low end of financial viability Source: Drawing by Utile
High end of financial viability Source: Drawing by Utile
Middle range of financial viability Source: Drawing by Utile
Scenario Density for High-rise Projects (Floor-Area-Ratio)
JFK/UMass Station TOD Columbia Point Dorchester, Massachusetts Synergy Investments Boston Redevelopment Authority
Disconnected Connectedness
Island Hopping
Unlocking the Drivers Regional Policy Aspirations (conflicting with neighborhood interests) Ownership Zoning Physical Constraints Operational Constraints
Draft Master Plan BRA Draft Master Plan
Parcelization
JFK/UMass Air-Rights Existing Conditions
MHD DCR JFK/UMass Air-Rights Existing Ownership: Ground CITY CITY CITY MHD MBTA DCR Possible Future Taking for Commuter Expansion MHD
MHD DCR JFK/UMass Air-Rights Existing Ownership: Air-Rights CITY MHD CITY CITY DCR CITY MHD MBTA DCR MHD MHD
JFK/UMass Air-Rights Existing Zoning: Split Lot
Zoning District: Triple Decker Residential Sub-District PDA Not Permitted Area +/- 37,300sf Zoning District: Community Commercial Allowed F.A.R. 2.0 PDA Not Permitted Area = +/- 137,700sf CC Site Area = +/- 3.5acres (152,700sf) @ 2.0 FAR Development Capacity = +/- 305,000sf JFK/UMass Air-Rights Existing Zoning: Split Lot
Zoning District Boundary Ground Floor: Transit Lobby, etc Second Level: Parking Office Third Level: Office 165,000sf 10,000sf 105,000sf 20,000sf 125,000sf Existing Structures 125,000sf maximum possible floorplate 45 Height Limit Total Development: Office 155,000sf Parking 125,000sf TOTAL 280,000sf Total FAR 1.8 Parking @ 2sp/1,000sf 310 spaces JFK/UMass Air-Rights Achievable Development within Zoning
Ground Floor: Transit Lobby, etc Second Level: Parking Office Third Level: Office 165,000sf 10,000sf 105,000sf 20,000sf 125,000sf Total Development: Office 155,000sf Parking 125,000sf TOTAL 280,000sf Total FAR 1.8 Parking @ 2sp/1,000sf 310 spaces JFK/UMass Air-Rights Existing Zoning Envelope: Height, Area & Massing Limitations
JFK/UMass Air-Rights Existing Circulation Bus Loading Capacity: 6 Bus Queuing Capacity: 10 Kiss&Ride Capacity: 6 spaces, 6 drop-off Pedestrian Circulation
JFK/UMass Air-Rights Existing Circulation Exit Condition Upgrade Assumed Exit Condition Upgrade Assumed Access Condition Pedestrian Circulation
JFK/UMass Air-Rights Pedestrian Circulation Minor Cut-Thruogh Non-Accessible Possible Upgrade Poor Pedestrian Connections Upgrade Assumed Minor Cut-Thruogh Non-Accessible Possible Upgrade Pedestrian Circulation Entrance / Exit Non-Accessible Upgrade Assumed Exit Only Non-Accessible Possible Upgrade
JFK/UMass Air-Rights Existing Parcelization
Unresolved Conflict with current Old Colony Blvd. ROW Problematic realignment of bus circulation and site egress JFK/UMass Air-Rights Parcelization with Proposed Commuter Rail Expansion Net Loss of Approximately ½ acre of Terra Firma for Air-Rights Site Possible Extent of Proposed Commuter Rail Expansion (40-50?) Possible Future Taking for Commuter Expansion Approx 1/4 acre
JFK/UMass Air-Rights Terra Firma Office Scheme Possible Extent of Proposed Commuter Rail Expansion Loss of Most Ground-Floor Retail to T Bus Circulation & Station
JFK/UMass Air-Rights Terra Firma Residential Scheme Possible Extent of Proposed Commuter Rail Expansion Loss of Most Ground-Floor Retail to T Bus Circulation & Station
Unlocking Neighborhood Circulation Regional Policy Aspirations (conflicting with neighborhood interests) Ownership Zoning Physical Constraints Operational Constraints
Proposed Connections Synergy Draft Vision
JFK/UMass Air-Rights Mixed-Use Scheme Possible Extent of Proposed Commuter 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 Proposal Synergy Draft Vision
A Great Street >Neighborhood Serving Retail Retail Main Street Synergy Draft Vision
> Morrissey Greenway >New Neighborhood Main Street Public Benefits Synergy 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 Benefits Synergy Draft Vision
Neighborhood Population Calculations
Workforce Housing Improved T Access & Visibility T Dynamic Streetscape with Local Character Neighborhood Serving Retail with Variety of Sizes Traffic Calming Measures Sustainable Streetscapes Improved Grocery Pedestrian-Oriented Main Street Synergy Draft Vision
Variety of Shops, Cafes and Restaurants Variety of Housing Types and Heights above Retail Neighborhood Serving Retail with Variety of Sizes Lush Streetscaping Strategies On & Off-Street Parking for Residents and Visitors Outdoor Cafes Pedestrian-Oriented Main Street Synergy Draft Vision
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