built form workshop - cambridge, ma
TRANSCRIPT
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Built form workshopCentral Square Advisory Committee . Goody Clancy . November 3, 2012
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Agenda• Process updatep• Built form and use
considerations: what we’ve heard from youC i d • Context: current zoning and guidelines policies
• Character areas: defining distinct portions of the distinct portions of the study area
• Options for density, height and community benefits:
i idscenarios to consider• Breakout group discussion• Report-backs
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Central Square planning process: where we areRed Ribbon Commission processp
Public meetings• Defining core themes (June 2011)g ( )• Vision workshop (April 10)• City Council roundtable (May 30)• Neighborhood open house/charrettes, Mondays in the Square (summer Neighborhood open house/charrettes, Mondays in the Square (summer
2012)
Advisory Committee meetingsy g• 15 meetings since November 2011 covering Central Square planning
history, plan process, emerging vision, public places, retail, development economics, community benefits, transportation, draft vision and strategies sustainability Osborn Triangle vision housing and smart strategies, sustainability, Osborn Triangle vision, housing and smart growth, public places
• Built form workshop (November 3)• Consolidate & finalize recommendations (November 7)Consolidate & finalize recommendations (November 7)• Finalize recommendations (November 28; supplemental dates 11/13,
11/15)
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Built form and use considerations:what we’ve heard from you• Land use: general interest in…
– More housing spanning spectrum of affordability –spectrum of affordability especially middle-income, families
– More retail space offering b d i f h i d broader variety of choices and price points, activating streets
– Discouraging wet lab research adjacent to neighborhoods and adjacent to neighborhoods and in Central Square
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Built form and use considerations:what we’ve heard from you• Sites of potential change:
– City parking lots are valued…• As potential (and current) • As potential (and current)
public places• As potential housing sites• For potential to leverage For potential to leverage
other community benefits• For parking
– Large sites under single a ge s tes u de s g e ownership pose opportunities and challenges
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Built form and use considerations:what we’ve heard from you• Built form
– Concern for shadow, sky plane, scale impacts of taller scale impacts of taller buildings
– Some acceptance of greater height and/or density if i ldi i d fi d yielding community-defined
benefits and located in the right places
– Interest in design and use that Interest in design and use that activates streets better
– Interest in diverse architectural form, height,
l h istyle, heritage
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Context: current zoning and guidelines policiesi l i di i• Article 5, Base zoning districts
• Article 20.300, Central Square Overlay• Central Square Development Guidelines
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Current zoning districts
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Overlay districts
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Translating height into storiesd fl il ’• Ground floor retail: 20’
• Housing: 10’• Research: 15’• Office: 13’• Parking: below ground
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Heights: Mass Ave. at C-3/BB/BA zones
60’ cornice-cornicelevel step-back
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Heights: Mass Ave. BB zones (All-Asia/Osborn Triangle)
60’ cornice-cornicelevel step-back
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Heights: Main Street at BB/BA zones
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Heights: Main Street at IB/C-1 zones
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Development guidelines
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Context: Land ownership
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Context: where are there historic resources?Existing buildings g b goffer reuse opportunities reinforcing character, history, architectural variety,
i bili sustainability
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Context: character areas• Mixed-use downtown
• Osborn Triangle
• Neighborhoods to north and west
U b di i h • Urban campus district character to south and west, contiguous with University Park, MIT core campus, Tech SquareTech Square
• Transitions:
– To neighborhoods
– From Mixed-use downtown to Osborn Triangle
Osborn TriangleL l ffi / h/Larger scale office/research/ housing/academic emphasis
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Character areas: 1989 development
Central Square Edge Districtp
guidelines
Heart of Central Square District
Central to MIT DistrictMIT DistrictTransitional
District
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Character areas: revised conceptp• Heart of Central Square
– Mass Ave coreGreen Street
Heart of Central Square
– Green Street neighborhood seam
– Bishop Allen neighborhood seam Squareg
• Osborn Triangle – Core area– Area 4 neighborhood seam
Neighborhood seams
ea e g bo ood sea
Osborn Triangle
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Character areas Heart of Central Square/Mass Ave coreG l P t ti l t t iGoals Potential strategies
New development: mix of housing, retail, nonprofit office/cultural
Exempt ground floor retail from FAR count. Incent mixed‐income housing.
Destination attracting full diversity of adjacent areas and all of Cambridge
Incent/maintain a range of affordable retail, nonprofit and housing space choices.
Active ground floor uses, consistent Require ground floor space suited to retail, g ,parcel to parcel and block to block
q g f p ,including small spaces favoring unique/local business. Provide startup fit‐out assistance. Accommodate market stalls. Continue façade improvement program. Promote interim tenanting strategies. CSBA outreach, marketing
Continued daytime and nighttime Promote a safe, inviting nighttime environment: vibrancy eyes on streets, information, better lighting.Strong sense of identity, coherence Express with consistent streetscape, signage.Variety of building character height; Continue historic building and landmark policyVariety of building character, height;historic and contemporary; not monolithic
Continue historic building and landmark policy. Many small parcels/multiple ownerships likely limit development extent, size on those parcels.
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Character areas Heart of Central Square/Neighborhood seamsG l P t ti l t t iGoals Potential strategies
New development: primarily housing; some retail, nonprofit ffi hild
Exempt ground floor retail/office/child care from FAR count. Incent mixed‐income housing.
office, child careActive ground floor uses encouraged; options include housing as well as
/
Require new space to be convertible to retail or housing along side streets.
retail, office, child care, live/workContinued daytime and nighttime vibrancy
Promote a safe, inviting nighttime environment: eyes on streets and parks, information, better lighting.
Maintain sun and sky access for neighborhoods
Maintain current 45’ height limit and 45 degree height setback plane.
Add more green to street corridors: street trees, compact front gardens, green walls where possible
Plant street trees where missing. Encourage green walls on blank walls. Require setbacks for plantings and stoops at housing. g p p g p g
Walkable connections to/from Central Square and neighborhoods
Improve City parking lot edges with planted green areas, active ground floors, public art.
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Character areas Osborn Triangle/Core areaG l P t ti l t t iGoals Potential strategies
New development: mix of housing, office/lab, retail, cultural
Exempt ground floor retail/office/daycare from FAR count. Continue/expand density bonus for h ihousing.
Active ground floor uses, consistent along Mass Ave. and Main,
Require ground floor space suited to retail, including small spaces, facing Mass Ave.
encouraged elsewhere. Opportunity for intimate‐scale retail connected to Mass Ave. and/or Main
Require new space to be convertible to retail or accessible housing along side streets within 75 feet of Mass Ave and Main.
Continued daytime and nighttime vibrancy
Promote a safe, inviting nighttime environment: eyes on streets, information, better lighting.
Variety of building character, height; Encourage reuse of historic buildings to support historic and contemporary; not monolithic
character and/or sustainability.
Walkable connections in all Plant street trees where missing. Encourage directions: along and across Main and Mass Ave
g ggreen walls on blank walls. Require setbacks for plantings and stoops at housing. Incent new public Mass Ave‐Main connection.
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Character areas Osborn Triangle/Neighborhood seamsG l P t ti l t t iGoals Potential strategies
New development: housing and active ground floor
Exempt active ground floor uses from FAR count. Continue/expand housing density bonus.
Active ground floor uses, consistent along Main. Opportunity for intimate‐scale retail connected to
Require ground floor space suited to retail or cultural/educational uses facing Main. Require new space to be convertible to retail or housing
Main along side streets within 75 feet of Main.Continued daytime and nighttime vibrancy
Promote a safe, inviting nighttime environment: eyes on streets, information, better lighting.
Variety of building character, height;historic and contemporary; not monolithic
Encourage reuse of historic buildings to support character and/or sustainability.
Comfortable scale transition across Main
Maintain current 45 degree height setback plane from center of Main
Walkable connections in all Plant street trees where missing EncourageWalkable connections in all directions: along and across Main
Plant street trees where missing. Encourage green walls on blank walls. Require setbacks for plantings and stoops at housing. Incent new public Mass Ave‐Main connection.
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Making policy choices: key questions h ld h i h i i b h dl d h• How should height transitions be handled? Are the
current 45 degree plane approaches appropriate where implemented?
• Is it appropriate to allow additional density and/or Is it appropriate to allow additional density and/or height as an incentive for community-defined goals (e.g. low/middle income housing?) If so, where? With what conditions? Consider controls on size, public realm proximity shadow impacts and spacing of taller realm proximity, shadow impacts and spacing of taller building forms.
• What is the most appropriate future use of City parking lots?p g
• If city parking lots should be released for redevelopment, what conditions should be established for resulting benefits and building form?
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Bishop Allen/Norfolk New Development at City Parking Lot 5
street viewstreet view
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Bishop Allen/Norfolk New Development at City Parking Lot 5
street view
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City parking lot scenarios: Bishop Allen at Norfolk
45’ façade height limit at Bishop Allen. 45 degree height limit plane tapers back above.
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Bishop Allen at Norfolk: new mixed-use
45’ façade height limit at Bishop Allen. 45 degree height limit plane tapers back above.
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Bishop Allen at Norfolk: with pocket park
45’ façade height limit at Bishop Allen. 45 degree height limit plane tapers back above.
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Norfolk/Bishop Allen Existing plan view
street view
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Norfolk/Bishop Allen Existing Street View
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Norfolk/Bishop Allen New Development at City Parking Lot 5 only
street view
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Norfolk/Bishop Allen Existing Street View
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Norfolk/Bishop Allen New Development at City Parking Lot 5
45’ façade height limit at Bishop Allen. 45 degree height limit plane tapers back above.
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Norfolk/Bishop Allen New Development at Nagar Property only
street view
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Norfolk/Bishop Allen Existing Street View
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Norfolk/Bishop Allen Redevelopment at Nagar Property only
45’ façade height limit at Bishop Allen. 45 degree height limit plane tapers back above.
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Norfolk/Bishop Allen City lot + Nagar redevelopment: current height limit
street view
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Norfolk/Bishop Allen City lot + Nagar: current height limit, density
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Norfolk/Bishop Allen City lot + Nagar: current height limit, density
45’ façade height limit at Bishop Allen. 45 degree height limit plane tapers back above.
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Mass Ave/Norfolk City lot + Nagar: current height limit, density
60’ façade height limit at Mass Ave. 45 degree height limit plane tapers back above.
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Norfolk/Bishop Allen City lot + Nagar: current height limit, bonus density
street view
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Norfolk/Bishop Allen City lot + Nagar: current height limit, bonus density
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Norfolk/Bishop Allen City lot + Nagar: current height limit, bonus density
45’ façade height limit at Bishop Allen. 45 degree height limit plane tapers back above.
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Mass Ave/Norfolk City lot + Nagar: current height limit, bonus density
Middle-income housing
60’ façade height limit at Mass Ave. 45 degree height limit plane tapers back above.
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Norfolk/Bishop Allen City lot + Nagar: increased height limit, bonus density
street view
Public room
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Norfolk/Bishop Allen City lot + Nagar: increased height limit, bonus density
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Norfolk/Bishop Allen City lot + Nagar: increased height limit, bonus density
45’ façade height limit at Bishop Allen. 45 degree height limit plane tapers back above.
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City lot + Nagar: increased height limit, bonus densityMass Ave/Norfolk
Middle-income housing
Public room
60’ façade height limit at Mass Ave. 60 degree height limit plane tapers back above.
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City lot + Nagar: increased height limit, bonus densityMass Ave/Norfolk
Middle-income housing
Affordable nonprofit office or retail space
Public room
p
60’ façade height limit at Mass Ave. 70 degree height limit plane tapers back above.
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Norfolk/Bishop Allen City lot + Nagar: today
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Norfolk/Bishop Allen City lot + Nagar: current height limit, density
45’ façade height limit at Bishop Allen. 45 degree height limit plane tapers back above.
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Norfolk/Bishop Allen City lot + Nagar: current height limit, bonus density
45’ façade height limit at Bishop Allen. 45 degree height limit plane tapers back above.
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Norfolk/Bishop Allen City lot + Nagar: increased height limit, bonus density
45’ façade height limit at Bishop Allen. 45 degree height limit plane tapers back above.
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Mass Ave/Norfolk City lot + Nagar: current height limit, density
60’ façade height limit at Mass Ave. 45 degree height limit plane tapers back above.
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Mass Ave/Norfolk City lot + Nagar: current height limit, bonus density
Middle-income housing
60’ façade height limit at Mass Ave. 45 degree height limit plane tapers back above.
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City lot + Nagar: increased height limit, bonus densityMass Ave/Norfolk
Middle-income housing
Public room
60’ façade height limit at Mass Ave. 60 degree height limit plane tapers back above.
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City lot + Nagar: increased height limit, bonus densityMass Ave/Norfolk
Middle-income housing
Affordable nonprofit office or retail space
Public room
p
60’ façade height limit at Mass Ave. 70 degree height limit plane tapers back above.
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Group exerciseid h• Consider character areas
– Heart of Central Square –core and neighborhood seams
Heart of Central Square
seams– Osborn Triangle – Core
and neighborhood seams– Parking lots SquareParking lots– Other areas of distinction?
• Is it appropriate to offer bonus density and/or height,
Neighborhood seams
y / greduced-cost land, or other incentives, in return for benefits serving community-defined goals?defined goals?
• If so, where? Yielding what priority benefits? What negative impacts must be
id d? Osborn Triangle
avoided?• What role should City parking
lots play?