SNEAPA 2013 Friday g1 1_45_re envisiioning wollaston

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: kjohnson@quincyma.govTel: (617)376-1373

Eric Halvorsen, AICP,Assistant Director of Transportation, MAPC

Email: ehalvorsen@mapc.orgTel: (617)933-0741