Downtown Boston Waterfront Planning Boston - DocumentCloud
Qualifications for Cambridge Citywide Planning
Downtown Boston Waterfront Planning Boston, Massachusetts
Client Boston Redevelopment Authority Type Urban planning, urban design Year/Status 2013-present Scope of Services Public realm plan, regulatory plan, zoning recommendations Key Collaborators Noble & Wickersham, and Durand & Anastas Environmental Strategies
Utile is leading the Downtown Waterfront Planning Initiative and the Greenway Districts Zoning Analysis for the Boston Redevelopment Authority (BRA). Utile will develop a vision for creating and shaping redevelopment along the Downtown Boston waterfront, which is one of the most activated waterfronts in New England and has a rich diversity of destinations, public spaces, and water transportation options. The public realm and watersheet activation plan focuses on strategic interventions in the public realm to clarify wayfinding; strengthen connections with the Downtown waterfront, the Greenway, and the rest of the city; and improve public access to the clean-up Boston Harbor and the Boston Harbor
114
Relevant Experience
Islands. Following the public realm plan, Utile and its subconsultants will develop a Downtown Waterfront Municipal Harbor Plan, a state regulatory plan to allow development along the waterfront and ensure public access to the water. Concurrently, the
City of Cambridge
consultant team will build on Utile’s Greenway Guidelines and develop zoning recommendations for all the Greenway Districts, including the Downtown Waterfront/Wharf District.
Qualifications for Cambridge Citywide Planning
Boston Redevelopment Authority
3
2
4 2
Long and Central Wharves
21
1 2 3
1 3
1 4 5
Connectivity
Legibility
This can happen through encouraging passing through the Marriott lobby, and improving the quality of the paths around the Marriott. 2 The Walk to the Sea should be strengthened and promoted. Encouraging more to travel to the end of the wharf could relieve some of the pedestrian congestion during peak tourist season, and lead to a greater appreciation of the harbor and Bostons’ maritime history. 3 The HARBORWALK should be strengthened to encourage north-south movement through the study area and to draw visitors to the ends of the wharfs. 4 Gateway moments should be designed, such as one approaches the NEAq.
well as HARBORWALK “shortcuts,” such as around the Marriott. Overall maps of the HARBORWALK and the general district should be considered. 2 Coordinated signage can also make clear the ferry locations and schedules. This will alleviate confusion in the area. The overall area can be improved through coordinating paving materials, signage, etc. This will help clarify the public realm and direct people to the key amenities and open spaces. 3 Key landmarks, such as public art, large-scale signs, and digital displays, should be considered as navigation and wayfinding devices.
1 Strengthening the connection to the North End is critical.
1 Signage should make clear both the HARBORWALK as
Relevant Experience
1 Improving underutilized spaces, such as the hardscaped
2 3
4 5
Downtown Waterfront Public Realm Plan DRAFT.indd 21
Activation and Programming
plaza between the Harbor Garage and the water, and parking lot and the end of Long Wharf, is a priority. Each should have a different character, ranging from quiet contemplative spots to very active. Activating the edges of buildings is key to drawing people to this area and distributing foot traffic. Expanding the water transit options, both in terms of destinations and regularity of service, is a key priority. Water transit can connect the Downtown Waterfront to other Boston neighborhoods, such as East Boston, as well as neighboring waterfront communities. The Harbor Islands would benefit from a permanent gateway on the wharf. The reconstruction of T Wharf and a reconfiguration of waterside on uses should be considered on the north side of Long Wharf. DRAFT MARCH 20, 2014
3/31/2014 3:06:53 PM
City of Cambridge
115
Qualifications for Cambridge Citywide Planning
Hartford Downtown North/Downtown West Hartford, Connecticut Through a Department of Housing & Urban Development (HUD) Sustainable Communities Grant, the City of Hartford enlisted Utile to conduct an eight month planning process that resulted in a master plan integrating a district wide strategy for future development, infrastructure improvements, zoning recommendations and public realm design guidelines.
Parallel to the overall master plan assignment, Utile engaged in “real-time” planning with the City, as opportunities for targeted development parcels arose. Through
scenario test-fits, Utile provided a quick turn-around to help inform development and future zoning de-
cisions for the City. The combination of providing a long-term vision for Hartford, while being nimble enough to respond to a changing development market, is at the core of Utile’s planning approach. It is strategic planning at multiple scales.
Five development districts were identified for Downtown Hartford. These massing scenarios represent contextual responses to the neighboring buildings, as well as responding to real estate market demand.
116
Relevant Experience
City of Cambridge
Client City of Hartford, CT Type District Planning Year/Status 2013 Scope of Services Planning, zoning and design guidelines, streetscape Key Collaborators Ninigret Partners, Nelson\Nygaard, Stoss LU, FHI
Qualifications for Cambridge Citywide Planning
Transparency: 75% Build-to Line: 70% Build-to Line: 60% Vehicular Access (Entrances/Loading)
Design guidelines for the building’s orientation, scale and relationship to the public realm were developed.
A new public plaza will be the centerpiece of future development.
The massing scenario for this district places higher densities at the 100% corner, while shifting down in height at the perimeter.
Main Street is transformed, eliminating multiple travel lanes and adding in a center median, cycle tracks and wider sidewalks.
Undeveloped city-owned parcels are phased in over time.
A redesigned Wexford Park provides a hospitable connection to downtown with large lawn spaces and a new skate park.
City of Cambridge
Relevant Experience
117
Qualifications for Cambridge Citywide Planning
Mill River District Planning Study New Haven, Connecticut
Home to a diverse mix of businesses including food processing and distribution, precision manufacturing, and design and construction support, the Mill River District is a vital part of New Haven’s industrial economy. Working with the Economic Development Corporation of New Haven and the City of New Haven, Utile undertook a planning study of the area, investigating a comprehensive set of physical, regulatory and marketing strategies to enhance its economic vitality and prepare it for future growth.
118
Relevant Experience
The vision includes consideration of pedestrians, cyclists and green space. Central to the plan is business retention, expansion and job growth. These ideas will provide a framework for redevelopment scenarios and streetscape improvements, and inform recommendations for land use changes, infrastructure improvements, and district-specific building prototypes.
City of Cambridge
Client New Haven EDC Type District Planning Year/Status 2010 –2013 Scope of Services Planning, parcel planning, branding, development senerios Key Collaborators Ninigret Partners, Stoss LU, Nelson/ Nygaard
44
0’
25
0’
Qualifications for Cambridge Citywide Planning
70
’
290’
150
390’
’
Industrial/Commercial/Retail Hybrid
Industrial Condo
20
0’
76
0’
22
5’
Multistory/Multipurpose Light Manufacturing Loft Building
200’ 220’ 400’
Live/Work Loft Building
Mercantile Food Hub
Urban Agriculture / Greenhouses
An overall planning framework for the district was established to set priorities for physical improvements that will ultimately complement the economic transformation of the district.
Utile thoroughly mapped the Mill River District’s physical, economic, social, and ecological context.
A series of industrial prototypes were developed for the Mill River District that move beyond traditional industrial models. Scenarios were developed to test the feasibility of these specific industrial building prototypes on select parcels.
Relevant Experience
City of Cambridge
119
Qualifications for Cambridge Citywide Planning
Greenway District Planning Study Boston, Massachusetts
Utile led an ambitious planning initiative on behalf of the Boston Redevelopment Authority that resulted in design guidelines for the real estate parcels that frame the Rose Kennedy Greenway in Downtown Boston. The guidelines were determined by testing development “whatif” scenarios on parcels most likely to be redeveloped as a result of the increased land values caused by the new linear park system. The study included an assessment of different levels of density and height both along the Greenway and on nearby open space resources. The guidelines identified and defined the mix of uses, height and density, and the particular configuration and functions at the ground plane, and included sustainable design goals framed by performance-based criteria. Utile’s work explored an
120
Relevant Experience
innovative parking policy that reduces commuter and special event car use downtown, achievable because the area is well-served by mass transit. Parking policy is being prioritized because three potential development sites within the study area are occupied by publicly accessible garages with a total capacity of 4,378 cars. The planning study was presented in an easy-to-understand graphic format to better communicate both the guidelines and their underlying logic to development teams, regulatory officials, and stakeholders. Utile worked with Nelson\Nygaard on the parking component of the study. In addition, Utile collaborated with Ken Greenberg, a Torontobased urban designer, and HR&A, a Manhattan-based real estate and economic development advisory firm.
City of Cambridge
The map shows the variety of potential investment sites that Utile studied in order to assess opportunities for improving the Greenway’s edge conditions.
Qualifications for Cambridge Citywide Planning
Client Boston Redevelopment Authority Type District Planning Year/Status 2010 Scope of Services Planning and design guidelines Key Collaborators Nelson\Nygaard, Ken Greenberg, HR&A
121 Section Relevant Experience
Utile worked with Toronto-based urban designer Ken Greenberg to identify urban challenges and opportunities for each segment of the Greenway. This analysis (above) grew out of an in-depth study of program, urban form, environmental conditions and economic considerations.
City of Cambridge Client
Utile explored development scenarios (below) for each potential investment site and then evaluated the scenarios in four categories: urban design, environmental impacts, program and activity, and economic viability.
121
Qualifications for Cambridge Citywide Planning
Union Square Neighborhood Plan Somerville, Massachusetts Utile is assisting the City of Somerville in the Somerville by Design neighborhood planning process for Union Square. The future extension of the Green Line to Union Square means that the area is poised to see significant growth in the next five years. Developers are already planning for development on significant parcels near the station. With this in mind, the City of Somerville
is undergoing an extensive community outreach and planning process to help frame the future growth of Union Square from the public realm design to development opportunities in Boynton Yards, a large industrial district adjacent to the square. This process builds upon the Somervision targets for growth in the City.
Union Square public charrette.
Client City of Somerville Planning and Zoning Type Neighborhood planning Year/Status 2015 Scope of Services Planning and Urban Design
The public realm plan for Union Square includes redesigned streets and intersections, often yielding new public spaces.
Redesigned intersection at Washington Street and Somerville Avenue.
122
Relevant Experience
City of Cambridge
Qualifications for Cambridge Citywide Planning
Master planning for Boynton Yards and adjacent parcels provide transit oriented development opportunities adjacent to the future green line station.
Utile has been instrumental in rethinking the design and operations for streetscapes and public spaces in Union Square. Additionally, Utile has created a master plan for the development of Boyton Yards, a future job center and transit oriented development providing a mix of commercial, residential, retail and open spaces. This development moves Somerville towards meeting the goals of their comprehensive plan.
The master plan for Boynton Yards creates a future job center, accompanied by new residential development and needed community open spaces.
Relevant Experience
City of Cambridge
123
Qualifications for Cambridge Citywide Planning
124
Relevant Experience
City of Cambridge
Downtown Boston Waterfront Planning Boston, Massachusetts
Client Boston Redevelopment Authority Type Urban planning, urban design Year/Status 2013-present Scope of Services Public realm plan, regulatory plan, zoning recommendations Key Collaborators Noble & Wickersham, and Durand & Anastas Environmental Strategies
Utile is leading the Downtown Waterfront Planning Initiative and the Greenway Districts Zoning Analysis for the Boston Redevelopment Authority (BRA). Utile will develop a vision for creating and shaping redevelopment along the Downtown Boston waterfront, which is one of the most activated waterfronts in New England and has a rich diversity of destinations, public spaces, and water transportation options. The public realm and watersheet activation plan focuses on strategic interventions in the public realm to clarify wayfinding; strengthen connections with the Downtown waterfront, the Greenway, and the rest of the city; and improve public access to the clean-up Boston Harbor and the Boston Harbor
114
Relevant Experience
Islands. Following the public realm plan, Utile and its subconsultants will develop a Downtown Waterfront Municipal Harbor Plan, a state regulatory plan to allow development along the waterfront and ensure public access to the water. Concurrently, the
City of Cambridge
consultant team will build on Utile’s Greenway Guidelines and develop zoning recommendations for all the Greenway Districts, including the Downtown Waterfront/Wharf District.
Qualifications for Cambridge Citywide Planning
Boston Redevelopment Authority
3
2
4 2
Long and Central Wharves
21
1 2 3
1 3
1 4 5
Connectivity
Legibility
This can happen through encouraging passing through the Marriott lobby, and improving the quality of the paths around the Marriott. 2 The Walk to the Sea should be strengthened and promoted. Encouraging more to travel to the end of the wharf could relieve some of the pedestrian congestion during peak tourist season, and lead to a greater appreciation of the harbor and Bostons’ maritime history. 3 The HARBORWALK should be strengthened to encourage north-south movement through the study area and to draw visitors to the ends of the wharfs. 4 Gateway moments should be designed, such as one approaches the NEAq.
well as HARBORWALK “shortcuts,” such as around the Marriott. Overall maps of the HARBORWALK and the general district should be considered. 2 Coordinated signage can also make clear the ferry locations and schedules. This will alleviate confusion in the area. The overall area can be improved through coordinating paving materials, signage, etc. This will help clarify the public realm and direct people to the key amenities and open spaces. 3 Key landmarks, such as public art, large-scale signs, and digital displays, should be considered as navigation and wayfinding devices.
1 Strengthening the connection to the North End is critical.
1 Signage should make clear both the HARBORWALK as
Relevant Experience
1 Improving underutilized spaces, such as the hardscaped
2 3
4 5
Downtown Waterfront Public Realm Plan DRAFT.indd 21
Activation and Programming
plaza between the Harbor Garage and the water, and parking lot and the end of Long Wharf, is a priority. Each should have a different character, ranging from quiet contemplative spots to very active. Activating the edges of buildings is key to drawing people to this area and distributing foot traffic. Expanding the water transit options, both in terms of destinations and regularity of service, is a key priority. Water transit can connect the Downtown Waterfront to other Boston neighborhoods, such as East Boston, as well as neighboring waterfront communities. The Harbor Islands would benefit from a permanent gateway on the wharf. The reconstruction of T Wharf and a reconfiguration of waterside on uses should be considered on the north side of Long Wharf. DRAFT MARCH 20, 2014
3/31/2014 3:06:53 PM
City of Cambridge
115
Qualifications for Cambridge Citywide Planning
Hartford Downtown North/Downtown West Hartford, Connecticut Through a Department of Housing & Urban Development (HUD) Sustainable Communities Grant, the City of Hartford enlisted Utile to conduct an eight month planning process that resulted in a master plan integrating a district wide strategy for future development, infrastructure improvements, zoning recommendations and public realm design guidelines.
Parallel to the overall master plan assignment, Utile engaged in “real-time” planning with the City, as opportunities for targeted development parcels arose. Through
scenario test-fits, Utile provided a quick turn-around to help inform development and future zoning de-
cisions for the City. The combination of providing a long-term vision for Hartford, while being nimble enough to respond to a changing development market, is at the core of Utile’s planning approach. It is strategic planning at multiple scales.
Five development districts were identified for Downtown Hartford. These massing scenarios represent contextual responses to the neighboring buildings, as well as responding to real estate market demand.
116
Relevant Experience
City of Cambridge
Client City of Hartford, CT Type District Planning Year/Status 2013 Scope of Services Planning, zoning and design guidelines, streetscape Key Collaborators Ninigret Partners, Nelson\Nygaard, Stoss LU, FHI
Qualifications for Cambridge Citywide Planning
Transparency: 75% Build-to Line: 70% Build-to Line: 60% Vehicular Access (Entrances/Loading)
Design guidelines for the building’s orientation, scale and relationship to the public realm were developed.
A new public plaza will be the centerpiece of future development.
The massing scenario for this district places higher densities at the 100% corner, while shifting down in height at the perimeter.
Main Street is transformed, eliminating multiple travel lanes and adding in a center median, cycle tracks and wider sidewalks.
Undeveloped city-owned parcels are phased in over time.
A redesigned Wexford Park provides a hospitable connection to downtown with large lawn spaces and a new skate park.
City of Cambridge
Relevant Experience
117
Qualifications for Cambridge Citywide Planning
Mill River District Planning Study New Haven, Connecticut
Home to a diverse mix of businesses including food processing and distribution, precision manufacturing, and design and construction support, the Mill River District is a vital part of New Haven’s industrial economy. Working with the Economic Development Corporation of New Haven and the City of New Haven, Utile undertook a planning study of the area, investigating a comprehensive set of physical, regulatory and marketing strategies to enhance its economic vitality and prepare it for future growth.
118
Relevant Experience
The vision includes consideration of pedestrians, cyclists and green space. Central to the plan is business retention, expansion and job growth. These ideas will provide a framework for redevelopment scenarios and streetscape improvements, and inform recommendations for land use changes, infrastructure improvements, and district-specific building prototypes.
City of Cambridge
Client New Haven EDC Type District Planning Year/Status 2010 –2013 Scope of Services Planning, parcel planning, branding, development senerios Key Collaborators Ninigret Partners, Stoss LU, Nelson/ Nygaard
44
0’
25
0’
Qualifications for Cambridge Citywide Planning
70
’
290’
150
390’
’
Industrial/Commercial/Retail Hybrid
Industrial Condo
20
0’
76
0’
22
5’
Multistory/Multipurpose Light Manufacturing Loft Building
200’ 220’ 400’
Live/Work Loft Building
Mercantile Food Hub
Urban Agriculture / Greenhouses
An overall planning framework for the district was established to set priorities for physical improvements that will ultimately complement the economic transformation of the district.
Utile thoroughly mapped the Mill River District’s physical, economic, social, and ecological context.
A series of industrial prototypes were developed for the Mill River District that move beyond traditional industrial models. Scenarios were developed to test the feasibility of these specific industrial building prototypes on select parcels.
Relevant Experience
City of Cambridge
119
Qualifications for Cambridge Citywide Planning
Greenway District Planning Study Boston, Massachusetts
Utile led an ambitious planning initiative on behalf of the Boston Redevelopment Authority that resulted in design guidelines for the real estate parcels that frame the Rose Kennedy Greenway in Downtown Boston. The guidelines were determined by testing development “whatif” scenarios on parcels most likely to be redeveloped as a result of the increased land values caused by the new linear park system. The study included an assessment of different levels of density and height both along the Greenway and on nearby open space resources. The guidelines identified and defined the mix of uses, height and density, and the particular configuration and functions at the ground plane, and included sustainable design goals framed by performance-based criteria. Utile’s work explored an
120
Relevant Experience
innovative parking policy that reduces commuter and special event car use downtown, achievable because the area is well-served by mass transit. Parking policy is being prioritized because three potential development sites within the study area are occupied by publicly accessible garages with a total capacity of 4,378 cars. The planning study was presented in an easy-to-understand graphic format to better communicate both the guidelines and their underlying logic to development teams, regulatory officials, and stakeholders. Utile worked with Nelson\Nygaard on the parking component of the study. In addition, Utile collaborated with Ken Greenberg, a Torontobased urban designer, and HR&A, a Manhattan-based real estate and economic development advisory firm.
City of Cambridge
The map shows the variety of potential investment sites that Utile studied in order to assess opportunities for improving the Greenway’s edge conditions.
Qualifications for Cambridge Citywide Planning
Client Boston Redevelopment Authority Type District Planning Year/Status 2010 Scope of Services Planning and design guidelines Key Collaborators Nelson\Nygaard, Ken Greenberg, HR&A
121 Section Relevant Experience
Utile worked with Toronto-based urban designer Ken Greenberg to identify urban challenges and opportunities for each segment of the Greenway. This analysis (above) grew out of an in-depth study of program, urban form, environmental conditions and economic considerations.
City of Cambridge Client
Utile explored development scenarios (below) for each potential investment site and then evaluated the scenarios in four categories: urban design, environmental impacts, program and activity, and economic viability.
121
Qualifications for Cambridge Citywide Planning
Union Square Neighborhood Plan Somerville, Massachusetts Utile is assisting the City of Somerville in the Somerville by Design neighborhood planning process for Union Square. The future extension of the Green Line to Union Square means that the area is poised to see significant growth in the next five years. Developers are already planning for development on significant parcels near the station. With this in mind, the City of Somerville
is undergoing an extensive community outreach and planning process to help frame the future growth of Union Square from the public realm design to development opportunities in Boynton Yards, a large industrial district adjacent to the square. This process builds upon the Somervision targets for growth in the City.
Union Square public charrette.
Client City of Somerville Planning and Zoning Type Neighborhood planning Year/Status 2015 Scope of Services Planning and Urban Design
The public realm plan for Union Square includes redesigned streets and intersections, often yielding new public spaces.
Redesigned intersection at Washington Street and Somerville Avenue.
122
Relevant Experience
City of Cambridge
Qualifications for Cambridge Citywide Planning
Master planning for Boynton Yards and adjacent parcels provide transit oriented development opportunities adjacent to the future green line station.
Utile has been instrumental in rethinking the design and operations for streetscapes and public spaces in Union Square. Additionally, Utile has created a master plan for the development of Boyton Yards, a future job center and transit oriented development providing a mix of commercial, residential, retail and open spaces. This development moves Somerville towards meeting the goals of their comprehensive plan.
The master plan for Boynton Yards creates a future job center, accompanied by new residential development and needed community open spaces.
Relevant Experience
City of Cambridge
123
Qualifications for Cambridge Citywide Planning
124
Relevant Experience
City of Cambridge
