st. kevin’s area transit oriented mixed-use development

St. Kevin’s Area Planning CollaborativeSAS/ Design, Inc. August 2009

page 2Table of Contents

EXECUTIVE SUMMARY 3MISSION STATEMENT 4

NEIGHBORHOOD CONTEXT 6STREET CHARACTER 7

SITE PARAMETERS 9

COMMUNITY CHARRETTE - VISIONINGGROUP TABLE 1 11GROUP TABLE 2 12GROUP TABLE 3 13GROUP TABLE 4 14

URBAN DESIGN CRITERIA 16

GUIDING PRINCIPLES 18GROUND LEVEL ILLUSTRATIVE PLAN 19UPPER LEVEL ILLUSTRATIVE PLAN 20SECTIONAL CRITERIA 213D MASSING MODEL VIEW 22-23


IV. MISSION STATEMENT AND GUIDING PRINCIPLES

Mission Statement• The goal of the St. Kevin’s Area Planning Collaborative Study is to cre-

ate a civic, educational, cultural, economic and residential anchor, with amix of functions complementary to both new and existing uses, andgreen and open space that will improve quality of life for the communityand enhance the unique character of Upham’s Corner and the sur-rounding neighborhoods.

Guiding Principles• Mix of residential and non-residential uses with an emphasis on an

affordable mix of home ownership for residential use, and options for var-ious ownerships of non-residential uses: arts, youth, elderly/communityservices (no institutional residential uses).

• Density is oriented towards Columbia Road and height is limited to Munibuilding cornice lines.

• Site is open to multiple access points.

• Appropriate parking is placed in appropriate places.

• Maximize green space and open spaces throughout; establish conser-vation easements for Virginia Street.

page 3executive summary

III. ST. KEVIN’S AREA COMMUNITY VISIONING PROCESS

The SKAPC Community Visioning Process was structured around four participato-ry community charrettes and a “road show” presentation to various communityorganizations conducted by the Collaborative. The charrette meetings were open tothe public and structured to encourage broad-based participation and to solicitideas, observations, and feedback.

The objective of the first community charrette was to describe the study area in thecontext of prior planning initiatives and to illustrate the surrounding current com-mercial vitality, historical resources, open space network, cultural context and trans-portation systems in order to solicit discussion and input to establish commonground among the participants to help create a cohesive vision for the potentialredevelopment of the St. Kevin’s school buildings and land parcels.

The second community charrette was designed to solicit specific observations andrecommendations from the community and to formulate guiding principles for thepotential redevelopment. The charrette was structured as a participatory workshopwhere community members were organized into four groups to work with physicalmodels and site maps and create tangible options for programs of use, buildingmassing, and criteria for site development. The charrette groups presented theirfindings to the general assembly for discussion and feedback. This information wasinvaluable to the generation of preferred development alternatives and guiding prin-ciples for the study area.

There was then a third community charrette at which attendees reviewed the guid-ing principles which had been previously developed. Attendees elaborated aboutwhat they saw as the key elements of each guiding principle. During and followingthe second community charrette, members of the Collaborative took the initial guid-ing principles and development alternatives and refined them based upon the inputthat was received from community members at the second community charrette.

Once the guiding principles had been defined, the Collaborative took the guidingprinciples and development alternatives on a "road show" of five meetings to dis-seminate the charrette findings to a broader audience of community members andorganizations. At these meetings, the Collaborative received feedback that led tofurther refinement of the development alternatives.

At the fourth and final community charrette, the consulting team presented theresults of the prior community charrettes and road show incorporated into illustra-tive planning and program site drawings, sections, and 3D graphics; five guidingprinciples; and a mission statement to describe the community's priorities for thepotential development of the St. Kevin's school buildings and land parcels in contextwith the strategic planning for the Strand Theatre and Upham's Corner area,focused on creating a "civic, educational, cultural and residential urban center".

I. OVERVIEW AND INTRODUCTION

The St. Kevin’s Area Planning Collaborative (SKAPC) was formed to lead a com-munity-based visioning process for the re-use of the St. Kevin’s school buildings andland parcels. The collaborative includes members of the community, neighborhoodorganizations, business owners, and representatives from various Boston city agen-cies; the study was guided by three key organizations: Upham’s Corner Main Street,Dudley Street Neighborhood Initiative, and the Upham’s Corner WestsideNeighborhood Association with input from many local residents.

The primary objective for the SKAPC study was to ensure that potential develop-ment of the St. Kevin’s School buildings and land parcels was informed and guidedby the best interests of the community to protect and enhance the quality of life atUpham’s Corner and the surrounding neighborhoods.

The effort of the SKAPC community visioning process highlights the importance forthe development of this site to complement existing uses and to provide opportuni-ties for connections with existing cultural and community resources including theStrand Theatre and the Municipal Building, and to expand the potential for increasedopen space and green space.

II. STUDY AREA AND CONTEXT

The St. Kevin’s Area Planning Collaborative Study (SKAPC) site is approximately2.7 acres of land that is steeply sloped. The site is bounded on the north by VirginiaStreet, on the east by Davern Avenue, on the south by Columbia Road, and on thewest by Bird Street.

The SKAPC study area is directly adjacent to Upham’s Corner in Dorchester,Massachusetts and surrounded by various residential neighborhoods. The site isclose to public transportation bus and transit lines. The study area is comprised ofseveral parcels of land and buildings with multiple ownership and sizes.

The SKAPC study included the physical planning for key parcels related to thepotential redevelopment of the St. Kevin’s School buildings owned by theArchdiocese of Boston and broader strategic planning for Upham’s Corner and thesurrounding neighborhoods in context with the Strand Theatre and other communi-ty and cultural resources in the area.


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page 4mission statement


I. OVERVIEWThe St. Kevin’s Area site is part of a larger urban context within the mixed-use com-mercial district at Upham’s Corner, and is surrounded by residential neighborhoodson all sides. The site has significant frontage along Columbia Road and Bird Streetprimarily, and limited frontage along Virginia Street and Davern Avenue. Each ofthese streets has different and unique character and uses.

The intersection of Columbia Road and Bird Street is an important corner with sig-nificant visual interest and scale. The Muni Building, located at this intersection, isan important local civic landmark.

The scale of the residential buildings and the character of the residential streets sur-rounding the St. Kevin’s Area are of good aesthetic image and quality. The slopingterrain and large areas of open space in the middle of the site provide good daylightand green space opportunities in the urban context that contribute to the quality oflife for the neighborhood.

Cross-section at SKAPC site from Virginia Street to Columbia Road showing terraced landscape and open space

3D massing model of SKAPC site and Upham’s Corner withsurrounding neighborhood context

Aerial view of SKAPC site along Columbia Road, Virginia Street, Bird Street, and Davern Avenue showing mix of buildingtypes and uses including residential, commercial, institutional and educational

page 6neighborhood context

VV IRGINIAIRGINIASS TREETTREET

CC OLUMBIAOLUMBIA RR OADOAD

RIDGE LINE AND HEIGHT COMPARATIVEThe height of the existing residential buildingsalong Virginia Street establish a good height

benchmark for the potential new developmentof the buildings along Columbia Road.

SKAPCSKAPC SITESITE

UPHAMUPHAM'' SSCORNERCORNER

GATEWAY LOCATION:The St. Kevin’s Area site, located at the inter-

section of Columbia Road, Bird Street, DavernAvenue, and Virginia Street, forms a southern

gateway to the Upham’s Corner Main StreetDistrict and is a key node for the surrounding

residential neighborhoods.


page 7street character

View of streetwall continuity along Columbia Road

View of slope along Davern Avenue View of landscape setbacks and scale along Bird Street

View of residential aesthetic quality along Virginia Street

View of SKAPC site terraced landscape

I. STREET-LEVEL MASSING - COLUMBIA ROADThe large-scale forms and street-level massing of the existing buildings alongColumbia Road offer a good opportunity for adaptive re-use with a mix of densi-ties and uses oriented towards the street.

II. AESTHETIC QUALITY - VIRGINIA STREETThe sensitive scale, architectural character, and aesthetic quality of the residentialneighborhood pattern along Virginia Street should be preserved.

III. VISIBILITY AND DAYLIGHT - DAVERN AVENUEThe slope along Davern Avenue provides good visibility and daylight from thestreet for the re-use of both floors in the existing building.

IV. SETBACKS AND SCALE - BIRD STREETThe setbacks along Bird Street provide a good opportunity for additional residentialdevelopment with appropriate setbacks and scale from the street.

V. TERRACED LANDSCAPE - SKAPC SITEThe sloping terrain and large areas of green and open space create an opportunityfor terraced parking to efficiently preserve the natural elements of the landscape.


I. PARCEL BOUNDARIES AND AREASThe study area for the The St. Kevin’s Area planning consists of several parcels ofvarious sizes and lot configurations that are owned by different entities and the siteis bounded by Columbia Road, Bird Street, Virginia Street, and Davern Avenue. Thetotal area of comprised by these parcels is approximately 2.7 acres.

The parcels along Bird Street, Columbia Road and Davern Avenue contain existingbuildings and the property line to the rear of these parcels abut existing residentialbuildings along Virginia Street. A small parcel along Davern Avenue contains nobuildings. The site is accessible from an entrance driveway along Virginia Street.

* The information contained in these drawings is for illustration purposes only and compiled from dataobtained from Boston Assessing online.

Map showing existing multiple ownership distribution forparcels related to planning for SKAPC study areaIllustrative map of SKAPC site with approximate areas and property lines

Illustrative concept plan showing vision for Columbia Road as an extension of Emerald Necklace with streetscape andurban landscape improvements to promote pedestrian safety at SKAPC and Upham’s Corner

page 9site parameters


I. CHARRETTE GROUP TABLE 1 - CRITERIA FOR DEVELOPMENT

Option 1• Replace Convent building at Bird Street with townhouses• Create one-way entrance/exits to site at Davern Avenue and Bird Street• Provide opportunity for Artist loft housing• Create roof top gardens• Provide residential and business mixed uses

Option 2• Provide space for community gardens and a park for children• Create driveways at Davern Avenue and Columbia Road• Provide opportunity for artist loft housing• Preserve center of site for greenspace• Create smaller parking lots • Provide opportunities for multi-lingual adult education and computer Ed

Option 3• Create two-family homes clustered at upper level of site• Create driveways at Davern Avenue and Bird Street• Provide opportunities for assisted living and adult day care programs• Provide pedestrian access to site from Columbia Road

page 11community charrette - visioning

View of model option 1




I. CHARRETTE GROUP TABLE 2 - CRITERIA FOR DEVELOPMENT

Option 1• Provide entrance at Columbia Road and emergency exit at Virginia Street• Create mixed-uses in front and residential uses behind• Provide parking at middle of site• Provide recreation area for residents at old school building

Option 2• Provide opportunities for elderly housing and artist’s lofts• Provide opportunities for youth and performing arts programs• Parking to replace Convent building• Create more green space options

Option 3• Create commercial mixed-use “mini-mall” at Columbia Road with first floor retail

and second floor office uses• Provide parking behind mini-mall• Create entrance at Columbia Road and exit at Davern Avenue• Explore opportunities to share parking with other properties (the Strand)






I. CHARRETTE GROUP TABLE 3 “GREEN GROUP” - CRITERIA FOR DEVELOPMENT

General Notes• Preserve beauty of green area• Add density behind building at Columbia Road with parking underneath• Replace Convent building with parking and add entrance• Provide opportunities for teen and adult programming uses

Option 1• Add floor level to top and back of building at Columbia Road• Create parking and green space

Option 2• Replace Convent with smaller building• Create additional floors to existing buildings with room for parking and green• Provide opportunities for technology education• Provide entry and exit on Bird Street• Relocate bus stop away from corner• Create shared-use parking options

Option 3• Move basketball court closer to Muni building, replace existing with parking• Create smaller parking lots






I. CHARRETTE GROUP TABLE 4 “PINK” - CRITERIA FOR DEVELOPMENT

Option 1• Need for more parking and green space in neighborhood• Create entrance at Columbia Road and exit at Davern Avenue• Step height back from Columbia Road• Create parking on Bird Street side

Option 2• Replace Convent with two-family homes• Provide parking on Davern Avenue and Bird Street• Convert existing building at Davern/Columbia road to parking garage, first floor• Provide opportunities for public art

Option 3• Create terrace and open space on top of buildings with terraced levels• Provide green buffer along Virginia Street• Green the median on Columbia Road• Provide commercial first floor uses at Columbia Road• Create entrance for parking at Bird Street






I. COMMERCIAL VITALITYThe character of the buildings along Columbia Road is generally commercial, withground-level retail and office space mixed uses above. The massing of the buildingsmaintain a frontage along the street edge that provides continuity in the urbanfabric and helps establish a commercial vitality and image for “Main Street”.

II. HISTORICAL RESOURCESUpham’s Corner is an historically important intersection in Dorchester, providing atown center-like quality for the area, with significant cultural and civic landmarksand open space combined with educational and community-centered functions thatare valuable resources for the surrounding neighborhoods and businesses.

III. OPEN SPACE NETWORKThe significance of the Dorchester North Burying Place contributes to the networkof open space parks, playgrounds, streetscapes and squares in the larger context.

IV. ST. KEVIN’S SCHOOL TODAYThe former St. Kevin’s School and Church buildings are an integral part of the phys-ical context of Upham’s Corner and the adaptive re-use of these buildings offers asustainable strategy for growth at Upham’s Corner.

V. CULTURAL CONTEXTThe Strand Theatre is cultural landmark providing educational, civic, and entertain-ment opportunities that function synergistically with other community-centered usesat Upham’s Corner.

VI. TRANSPORTATION SYSTEMSThe Fairmount Line Upham’s Corner Station will provide better access to transit andimprove the overall transportation network at Upham’s Corner.

page 16urban design criteria

Columbia Road CommercialMixed-use Historic Upham’s Corner Dorchester North Burying Place

St. Kevin’s School and Church The Strand Theatre Fairmount Line Upham’s Corner Station


page 18guiding principles

GUIDING PRINCIPLESGUIDING PRINCIPLES• • MM IXIX OFOF RESIDENTIALRESIDENTIAL ANDAND NONNON -- RESIDENTIALRESIDENTIAL USESUSES WITHWITH ANAN EMPHASISEMPHASIS ONON ANAN

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I. PROPOSED PROGRAM• Residential mixed-use at Columbia Road• Educational mixed-use at Columbia Road• Residential townhouses at Bird Street• Terraced parking at rear of site either structured or at grade• Cultural annex at Strand Theatre• Parking garage (shared with other uses) at Columbia Road

page 19ground level illustrative plan

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page 20upper level illustrative plan

I. PROPOSED PROGRAM• Residential terraces at Columbia Road• Civic mixed-use at Columbia Road• Terraced gardens and playground at rear of site• Cultural annex at Strand Theatre


CC ULULTURALTURALAA NNEXNNEX


PP LALAYGROUNDYGROUNDTT ERRACEDERRACEDGG ARDENSARDENS


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I. CORNICE LINESThe existing cornice lines along Columbia Road provide an appropriate heightbenchmark for the redevelopment of the SKAPC parcels. Any new developmentalong Columbia Road should consider improvements in safety, better landscape,lighting, and good aesthetics.

page 21sectional criteria

Illustrative cross-sections at site upper, middle and lower terraces showing design logic for adding to existing buildings





RIDGE LINE AND HEIGHT COMPARATIVEThe existing buildings along Columbia Road canbe re-used and adapted for residential, and addi-tional floors can be added above in keeping with

sensible density considerations - additionalspace can be added to the rear of the site to pro-

vide parking and other uses.

CC OLUMBIAOLUMBIA RR OADOAD - - PP EDESTRIANEDESTRIAN B B OULEVOULEVARDARD

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Establish street wall continuity at Columbia Road

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HH EIGHTEIGHT B B ENCHMARKENCHMARK


page 223d massing model view

“A civic, educational, cultural and residential urban center”


CC ULULTURALTURALAA NNEXNNEXPPARKINGARKING

GG ARAGEARAGE


RR ESIDENTIALESIDENTIALCC OMMERCIALOMMERCIALEE DUCADUCATIONALTIONAL



PP LALAYGROUNDYGROUND

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page 233d massing model view

“A civic, educational, cultural and residential urban center”



CC OMMERCIALOMMERCIALEE DUCADUCATIONALTIONAL




CC ULULTURALTURALAA NNEXNNEX PPARKINGARKING

GG ARAGEARAGE

PP LALAYGROUNDYGROUND

COLUMBIACOLUMBIAROADROAD

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st. kevin’s area transit oriented mixed-use development

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