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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
Workforce Housing Urban Design Workshop / Boston Society of Architects 15 March 30 – April 2, 2015
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
Workforce Housing Urban Design Workshop / Boston Society of Architects 40 March 30 – April 2, 2015
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
Workforce Housing Urban Design Workshop / Boston Society of Architects 44 March 30 – April 2, 2015
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
Workforce Housing Urban Design Workshop / Boston Society of Architects 49 March 30 – April 2, 2015
Workforce Housing Urban Design Workshop / Boston Society of Architects 50 March 30 – April 2, 2015
Workforce Housing Urban Design Workshop / Boston Society of Architects 51 March 30 – April 2, 2015
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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
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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
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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
Workforce Housing Urban Design Workshop / Boston Society of Architects 88 March 30 – April 2, 2015
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 121 March 30 – April 2, 2015
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Workforce Housing Urban Design Workshop / Boston Society of Architects 134 March 30 – April 2, 2015
Workforce Housing Urban Design Workshop / Boston Society of Architects 135 March 30 – April 2, 2015
Workforce Housing Urban Design Workshop / Boston Society of Architects 136 March 30 – April 2, 2015
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Workforce Housing Urban Design Workshop / Boston Society of Architects 156 March 30 – April 2, 2015
Workforce Housing Urban Design Workshop / Boston Society of Architects 157 March 30 – April 2, 2015
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Workforce Housing Urban Design Workshop / Boston Society of Architects 161 March 30 – April 2, 2015
Workforce Housing Urban Design Workshop / Boston Society of Architects 162 March 30 – April 2, 2015
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
Workforce Housing Urban Design Workshop / Boston Society of Architects 165 March 30 – April 2, 2015
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Workforce Housing Urban Design Workshop / Boston Society of Architects 167 March 30 – April 2, 2015
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Workforce Housing Urban Design Workshop / Boston Society of Architects 170 March 30 – April 2, 2015
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Workforce Housing Urban Design Workshop / Boston Society of Architects 172 March 30 – April 2, 2015
Workforce Housing Urban Design Workshop / Boston Society of Architects 173 March 30 – April 2, 2015
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Workforce Housing Urban Design Workshop / Boston Society of Architects 177 March 30 – April 2, 2015
Workforce Housing Urban Design Workshop / Boston Society of Architects 178 March 30 – April 2, 2015
Workforce Housing Urban Design Workshop / Boston Society of Architects 179 March 30 – April 2, 2015
Workforce Housing Urban Design Workshop / Boston Society of Architects 180 March 30 – April 2, 2015
Workforce Housing Urban Design Workshop / Boston Society of Architects 181 March 30 – April 2, 2015
Workforce Housing Urban Design Workshop / Boston Society of Architects 182 March 30 – April 2, 2015
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Workforce Housing Urban Design Workshop / Boston Society of Architects 186 March 30 – April 2, 2015
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
