Embed Size (px)
DESCRIPTION
Neighborhood Planning around the Wollaston MBTA Station
Citation preview
Photo by Michael Day
Neighborhood Planning around the
Wollaston MBTA Station
Kristina Johnson, Director of Transportation Planning,
City of Quincy
Eric Halvorsen, AICPAssistant Director of Transportation,
MAPC
RE-ENVISIONING WOLLASTON
Presentation will cover:• Geographical/Historical Overview• Prior Wollaston Planning Efforts• MAPC/City of Quincy Partnership• Public Engagement Process• Identification of Opportunities and Impediments• Market Analysis• Zoning• Transportation Connectivity• Next Steps
Regional Geographical Context
Local Geographical Context
Wollaston Neighborhood Overview• Original Howard
Johnsons• Wollaston Beach • Wollaston Theatre • MBTA Red Line Station• Eastern Nazarene
College
Prior Wollaston Planning Efforts
2009 Sasaki Intern Studio Project
Prior Wollaston Planning Efforts
2010 Walkable Wollaston
Prior Wollaston Planning Efforts
What’s old is new again…
1979 Revitalization
Study
TOD AND METROFUTUREMost new homes and jobs will be near train stops and bus routes, and new growth will be designed to promote transit use.
An increasing share of housing in each municipality will be affordable to working families and fixed-income seniors.
Urban neighborhoods will boast more appealing housing options for young professionals and their families.
In suburban municipalities, most new growth will occur near town and village centers.
More people will use transit for work and personal trips.
The region will be a national leader in reducing greenhouse gas emissions.
25% of all housing units
Ten Minute Walk from Transit Stations
37% of all employment
Connections to Housing and
Jobs5% of the region’s land area
TOD Benefits
Increases Housing and Transportation Affordability
+
Increases Housing Choice
Decreases Driving and Improves Air Quality
TOD Benefits
Increases Transit Ridership and Revenue
+
Fosters Local and Regional Economic Development
+ = $$$$
TOD Benefits
Public Health Benefits
Get your daily recommended 20 minutes of exercise by walking to and from the transit station!
Improvements in air quality from fewer vehicles on our roads can reduce risk for asthma.
TOD Benefits
The T – TransitWhat improvements could be made to create better
access to transit?
59.5%
32.2%
6.9% 1.1% 0.2%
Station Access at Wollaston
Walk
Drive/Park
Drop-Off
Bike
MBTA Bus
Commute Modes:Drive Alone - 62%Transit - 29%Walk/Bike - 4%
5AM
7AM
9AM
11AM
1PM
3PM
5PM
7PM
9PM
11PM
0
200
400
600
800
1,000
1,200
1,400
1,600
Average Hourly Boardings
BraintreeQuincy AdamsQuincy CenterWollaston
The O – Oriented to the PeopleWho makes up core transit users?
Transit Dependent19% of
households don’t have access to a
vehicle
Renters54% of all housing
units are renter occupied
Lower-Income Households
20% of households make less than $25,000
per year. 39% make less than $50,000 per
year.
Diverse Populations20% reduction in White
population, 18% increase in Asian population from
2000 – 2010.
The Dukakis Center for Urban and Regional Policy has found statistically significant correlations between these five demographic characteristics and lower vehicle use.
The D – Development CharacteristicsHow can new development add to the vibrancy of
Wollaston?
WalkabilityWalkScore® rates Wollaston area as very walkable (82
out of 100)
Parking39% of the land in the study area is currently used for
parking.
Under 18 18_24 25_34 35_44 45_54 55_64 65+ -
500
1,000
1,500
2,000
2,500
3,000
3,500
4,000
4,500 Wollaston Area Population by Age2000
Source: Census 2000 and 2010, Data for intersecting Census Tracts
Identifying the Opportunities and the Impediments
Public Engagement Process
Stakeholder Meetings• Continuous engagement with the Mayor’s
Office and City staff• Meetings with Ward 5 Councillor Kirsten
Hughes• Wollaston Business District Partnership• MBTA staff• Local Developers
Neighborhood Charettes• Held two neighborhood
meetings• Diverse mix of
attendees• Conducted a meeting
census • “Cocktail party”
meeting format• Generated considerable
“buzz” prior to the meetings
Public Engagement Process
Public Engagement ProcessWhat do you value most about Wollaston?• Convenience and proximity• Walkability, transportation options• Safe, diverse, and historical neighborhood
Where are the best opportunities for new housing?• MBTA parking lot• Above current retail on Beale/Hancock• CVS parking lot
What types of businesses could be supported?• Restaurants, pubs, family-friendly establishments• Neighborhood grocer• Community space
What improvements could better connect the neighborhood?• Streetscape improvements• Bike facilities on Beale and Hancock• Sidewalk improvements
How does this translate into opportunities?
So What Now?
Identify the
Impediments
Act on the Opportuni
ties
What’s the Market for New Development?
Residential Development:• Renter-Occupied Unit Demand• Estimates show potential demand of 530
units per year at rents starting at $1,875/month
• Also potential demand of 946 units per year at rents $1,500/month and below
Impediments/Challenges• Market Competition• Construction Costs vs. Rents• Zoning Constraints
What’s the Market for New Development?
Retail Development:• Potential Retail Demand• Estimates show potential demand of
10,000 – 15,000 square feet of new retail development
• Much of the spending power will go to supporting existing businesses, good for existing retailers
Impediments/Challenges• Market Competition• Absorption from Existing Retailers
What’s the Market for New Development?
Office Development:• Potential Retail Demand• Low demand for new office in Wollaston
• Could work if developer already had an end user lined up
Impediments/Challenges• Market Competition – North Quincy/Quincy Center
• Quincy’s office vacancy rate is at 20%
Key Take Aways – Market Analysis
Opportunities: • Demand for residential is positive for Wollaston• Demand for retail is modest for Wollaston• Demand for office is weak for Wollaston
Impediments/Challenges• Construction Costs vs. Achievable Rents• Market Competition and Absorption• Zoning Constraints
So what can be done to warm the market?
ZoningHow do we assess the impact of zoning
on a parcel?
Existing Zoning
Existing Zoning
Business B and C Dimensional Requirements, City of QuincyMa
x FAR
Min lot area (sf)
Min lot area/DU
SetbacksMin lot frontag
e
Min open space/DU
(sf)
Heightmax.
storiesFront Side Rear
Business B 1.5 5,000 None 15 20 60 None 4Business C 3.5 5,000 None None Non
e60 None 6
Business B residential or SP uses
3.5 5,000 None None None
60 None 6
Business C MF or mixed-use
3.5 42,000
500 See * See *
See *
100 100 6
Business B and C Parking Requirements, City of QuincyResidential Office Retail
Business B 1.5 spaces/uni
t
1 sp/300 sf 1 sp/200 sf
Business C 1.5 spaces/uni
t
1 sp/600 sf 1 sp/400 sf
*Equal to ¼ the height of the building
How does this impact a parcel in Wollaston Center?
Unable to create continuous building frontage, parking takes up too much space.
Potential Zoning Changes
Create an overlay district for Wollaston Center to address
zoning impediments• Change minimum lot size to 5,000 SF for mixed-use and multi-family development
• Remove front and side yard setbacks
• Change residential parking requirements to minimum of 0.5 spaces per unit and a maximum of 1.0 spaces per unit
What are the impediments to developing the MBTA lot?
Surface Lot
MBTA Garag
e Development
Option 1 – Large Development to Cover Costs
10-12 Stories
First Floor Retail
Parking for
Development
Open Space
Option 2 – Smaller Development with Subsidies
5 - 6 Stories
First Floor Retail
Parking for
Development
So What’s the Solution?
Create a special TOD overlay district for the MBTA site that allows higher density and lower parking requirements
The City, MBTA and any private developer need to work together to create a development plan that balances MBTA parking replacement with the costs of development.• Consider reducing the amount of T parking• Consider sharing parking between development and the T• Consider unique funding sources for the replacement parking
Ever Wonder Who Parks at the MBTA Station?
Why Aren’t More People Walking/Biking?
Expanding Access to the Station
Public Realm Improvements
Greenwood Avenue
Public Realm Improvements
Continue Streetscape
Creative Uses for Unused Space?
Reactivate Neighborhood Assets
Public Realm Improvements
CVS Space
Visualize the Future and Act!
Wall Art
Upper Story Developme
ntSignageBike Lanes
Food CartsPedestrianImproveme
ntsLandscapin
g
So, What’s Next?
• Presentation of the recommendations to the Mayor
• Continuing the regional partnership/MAPC to conduct a comprehensive parking inventory analysis
•New 22-unit residential building proposed across from MBTA Station
THANK YOU
Kristina Johnson, Director of Transportation Planning City of Quincy
Email: [email protected]: (617)376-1373
Eric Halvorsen, AICP,Assistant Director of Transportation, MAPC
Email: [email protected]: (617)933-0741
