wayside district vision plan
Post on 03-Apr-2018
239 Views
Preview:
TRANSCRIPT
-
7/28/2019 Wayside District Vision Plan
1/44
W V prepared or
prepared by
n ssocton wth
april 2013
-
7/28/2019 Wayside District Vision Plan
2/44
| Wayside District Vision Plan
Acknowledgements
Project Steering Committee
sh Poe, Cty Counc Pesdent
Joe Deno, Cty Counco
Rck Jenkns, Cty Counco
ony Sce, Stehen Anthonys Restunt & Mket
Je Btt, Mboo Nssn
Stn Godon, Fst Coony Deveoment
Ken Fes, RK Centes
Rck Gdy, Rytheon
Athu Begeon, Mck OConne, LLP
MEDC Sta
m Cummngs, Executve Decto
Consultant Team
Vanasse Hangen Brustlin Inc.
Je Fsse Poject Decto
Geoey Moson-Logn Poject Mnge
Evn Me Desgne
Rh Wme Zonng
Renee Guo Pnne
RKG Associates, Inc.
Cg Seymou Mket/Economcs
-
7/28/2019 Wayside District Vision Plan
3/44
| Wayside District Vision Plan
Table of Contents
Poject Ovevew 1
Zonng Dgnostc 9
Mket Assessmsnet Executve Summy 11
4 Fmewok Pn 15
5 Rodwy movements 35
6 Zonng Recommendtons 38
Appendices
a Zoning Diagnosticb Commercial and Residential
Market Assessment
c Draft Zoning ConsiderationsD Preliminary Funding and Costs
-
7/28/2019 Wayside District Vision Plan
4/44
| Wayside District Vision Plan
Stkehode nut hs been key eement n ths ocess. Te Cty
dented key membes nd socted tcton though PojectSteeng Commttee. Te Steeng Commttee eesented coss-
secton o communty nteests nd concens. Te bode communty
ws nvted to tcte n communty oen house, to dscuss ssues,
ootuntes wthn the Wysde dstct.
A
Te study e s shown n Fgue . Te study e geney ncudes
ces tht ont Rt , om Fm Rod to the Sudbuy Lne. n
ddton to the ontge ces, the study e so ncudes key ces
noth nd south o the codo whch ncude nge o uses tht
ncude oce, et, oen sce, nd ubc ctes whch s the wste
wte tetment cty.
Project Overview
Te Cty o Mboough, though the Mboough Economc
Deveoment Cooton(MEDC), embked on nnng ocess todenty utue vson o the esten secton o Rt , whch s vt
codo tht connects eoe, ces, neghbohoods, busnesses, nd
communtes. Lke mny othe we-tve codos n the bode
egon, deveoment ttens hve evoved ove tme, busnesses hve
come nd gone. Some oetes wthn the codo e uy
deveoment, whe othe emn undeutzed o vcnt.
Wth the go o estbshng moe cohesve nd sustnbe vson o
the codo, MEDC engged VHB to he ctte nnng ocess
med t cumntng n the deveoment o n ubn desgn, utue
nd use nd ubn yout o the esten secton Route Codo
between Fm Rod nd the Sudbuy town ne. Tough ths ocess,
VHB eceved nd syntheszed nut om key stkehodes, cometed
zonng evew to deveo n o concetu eements nd
ecommendtons o key ubn desgn enhncements nd tgeted
utue nd uses. VHBs tem membe RKG ssoctes conducted
mket ssessment tht dented the mket otent o uthe
economc deveoment wthn the codo. Te esutng mewok o
ths vson n s but uon n mementton sttegy usng
dented zonng chnges nd undng stteges tht e tgeted to
he the codo contnue to evoved nd ech ts economc
deveoment otent. Te ocess dented the need to bnd ths
e so tht t w become ocy nd egon known s ts own dstct
wthn the Mboough communty. Wysde Dstct s the nme
tht emeged dung the ocess nd s such s efect n the vson n
nd subsequent dt zonng.
-
7/28/2019 Wayside District Vision Plan
5/44
| Wayside District Vision Plan
Figure 1 Study Area
-
7/28/2019 Wayside District Vision Plan
6/44
| Wayside District Vision Plan
Te mste n sets the mewok o mementng sees o
sttegc edeveoment nttves tht w gude ubc nd vte
nvestment nd deveoment n wy tht benets the ente
communty. Fny, ths Pn w be used by the Cty s gude whenseekng undng to mement the ecommended movements,
tcuy o the steet nd steetsce movements.
x
Route E s octed n Mboough, Msschusetts. Te steet/
codo s oxmtey . mes ong, gned geney west to est
om the ntesecton o Wson Steet nd Fm Rod to the
Mboough cty mts (Sudbuy Bode). Te odwy chngeschcte seve tmes thoughout the oject e nd s bodeed by
vety o nd uses ong ts ength, wth the edomnnt etue beng
st commec deveoment. See Fgue o nd use comoston
wthn the study e.
Secton (Sudbuy Lne to Od Boston Post Rod) o the codo stts
t the esten oton o Rt. E od begnnng t the cty mt nd s
chctezed by sme commec uses, mny but ne the steet
ntemxed wth mjo commec/ubc nd uses set bck om the
steet (Rytheon, etment cty, nse Stton).
Secton (Od Boston Post Rod to Fm Rod/Wson Steet) s
chctezed by ge bg box et nd uses nd esdent
tment budngs ong wth some sme st et commec
uses.
G & Ov
Te my objectve o the Wysde Dstct Vson Pn s to ovde
decton o utue nd use desgnton(s) ntended to encougeedeveoment nd economc deveoment though vety o mens,
nd n mnne tht omotes hgh quty deveoment ttens tht
contbute to cheveng moe cohesve nd ntegted but
envonment. Such consdetons ncude oeng ncentves o
edeveoment, educed setbcks, shed kng, ncesed by-ght
uses, nd hghe eves o densty n ode to cete ctc mss. Te
utmte go s to cete bette but envonment ong ths codo
esutng n hghe commec vues. Te Cty o Mboough ecenty
cometed deveoment o n Economc Deveoment Mste Pn.
Budng uon the ecommendton o tht n, the Wysde DstctVson Pn hs ddessed:
T db, d x d .
T db, , x d y pb d
pv pj pp dd pp h d .
v d.
mmdd z by whh dvpm d
dvpm x pp pd, w
b vd, d mmy dy b hd.
Te Wysde Dstct Vson Pn w seve s gudng document o
the tnsomton o the E codo nto vbnt, ttctve, mxed
use e, ctzng on ts exstng vsbty, etvey dense
deveoment tten, edeveoment nteest, good tnsotton
ccess, nd vbe uttes.
-
7/28/2019 Wayside District Vision Plan
7/44
| 4Wayside District Vision Plan
Figure 2 Land Use
-
7/28/2019 Wayside District Vision Plan
8/44
5 | Wayside District Vision Plan
Athough the mxed use ntue o the Study Ae woud seem to mke t
n de wkbe destnton, ths s not cuenty the cse. Dsjonted
esdent nd commec uses, unttctve steetsces, ndequte
edestn ctes, nd congested ntesectons mke o n unnvtngedestn envonment.
x Iv h
. Te Wysde nn
. Rt. s ou ne te wth et shong
. Potons o the codo hve mut-stoy budngs
4. Budngs nge n chcte nd sze. Some hve wnngs,coonndes, nd tched oos
5. Te ome dvng nge s cuenty vcnt
6. Ret stes tycy hve kng n the ont
7. Exme o tyc one stoy et
8. Rt. hs seve ge omt etes such s Home Deot nd
get, tht hve dedcted ccess dvewys nd o cub cuts nd
sgnge
n ddton to the exstng condtons nventoy hotos, seve hotos
wee seected nd used s cse study octons tken to ustte ssues
nd ootuntes ong the codo. Tese ssues nd ootuntes
e nnotted on Fgues nd 4.
1
2
-
7/28/2019 Wayside District Vision Plan
9/44
| 6Wayside District Vision Plan
3
4
5
6
7
8
-
7/28/2019 Wayside District Vision Plan
10/44
7 | Wayside District Vision Plan
Figure 3 Existing Conditions Issues and Opportunities
. Te exstng steetsce / sdewks shoud be n menty nd
contbute to the codo chcte nd wkbty.
. Dve nes shoud be exmned o the ossbty to now the
wdths to wden shoudes nd ccommodte bkes.
. A ndsce theme o hechy shoud be ceted to he dene the
codo.
4. A common sgnge n shoud be consdeed o the codo.
5. Unused o unted bndng ootunty es shoud be exmned.
6. An exstng nventoy shoud be cometed nd ootuntes
dented o sgn, ghtng, nd sgnge oe ugdes.
7. Exstng uttes nd sgnge shoud be sceened, consodted, nd/
o hdden.
-
7/28/2019 Wayside District Vision Plan
11/44
| 8Wayside District Vision Plan
Figure 4 Existing Conditions Issues and Opportunities
. Te exstng steetsce / sdewks shoud be n menty nd
contbute to the codo chcte nd wkbty.
. A common sgnge n shoud be consdeed o the codo.
. Bkes shoud be ccommodted though estng.
4. Low encng nd/o ow ndscng shoud be used to bock vews to
kng ots.
5. Enhncements e needed o edestns to estbsh t s ce tht
they e oty, nd t o mutmod system.
6. Sme movements, ke ccessbe sdewks, shoud be mde to
move ove ccessbty nd wkbty o the codo.
-
7/28/2019 Wayside District Vision Plan
12/44
9 | Wayside District Vision Plan
Ru Resdence, whch s octed ong the bode wth Sudbuy nd
the nothen extent o the study e, s so snge-my
esdent zonng dstct wth one ce mnmum ot sze.
Busness, whch s the edomnnt zonng dstct decty on the
Route codo, s tyc busness dstct tht ows vety
o commec nd oce uses, s we s mut-my dwengs.
Lmted ndust, whch s the zonng dstct octed south o
Route on the esten oton o the study e, s essenty
whee Rytheon s octed. A vety o ndust nd commec
uses e emtted n ths dstct.
Dets egdng secc uses owed n ech dstct, ong wthssocted dmenson stndds, e outned beow n Aendx A.
Zoning Diagnostic
Te study e comses wde nge o nd uses ncudng esdent
deveoment wth snge-my houses on sm ots to bg box et.
Tee e seve zonng dstcts wthn the study e tht ncude
Resdence A-, Ru Resdence, Busness, nd Lmted ndust. A
evew o the Mboough Zonng Odnnce ws conducted to denty
the uses owed n ech o these zonng dstcts by ght o wth
sec emt.
Fom the estenmost secton o the study e on the Sudbuy bode
hedng west, the e s geney chctezed by sme commec
nd oce uses but ong Rt. . Tese ncude sm st ms nd
some utomotve uses. Lge budngs such s Rytheons
hedqutes, bg box et budngs ncudng Stes, Home Deotnd get, nd ubc ctes such s the wstewte tetment nt
nd the tnse stton e so octed n the study e. Addtony,
some et st deveoment nd mut-my esdent budngs cn
be ound on ths stetch o the codo. Snge-my homes e set
bck om Route , but wthn the study e, tcuy to the south
o the codo ong Dcenzo Bvd.
Ts secton outnes some o the key ovsons o the Mboough
Zonng Odnnce s t etes to the Wysde Dstct nd s
suemented by moe deted Zonng Dgnostc. Fgue 5usttes the zonng ctegoes tht wthn the study e.
Athough the odnnce does not ncude desctons o the zonng
dstcts, the oowng w summze the tye o zonng desgnton
bsed on summy o the use egutons nd the dmenson
stndds.
Resdence A-, whch s conned to sm secton o the study e
noth o Route nd ong Wson Rod, s my snge-
my esdent zonng dstct wth h ce mnmum ot szes.
-
7/28/2019 Wayside District Vision Plan
13/44
| Wayside District Vision Plan
Figure 5 Zoning Map
-
7/28/2019 Wayside District Vision Plan
14/44
| Wayside District Vision Plan
-
Ove the to 6 tme, Mbooughs outon s ojected
to emn moe o ess stbe, ddng ewe thn , esons,
suggestng tht thee my be mted demnd o ddton newhousng nd etvey stbe consume sendng demnd. Howeve,
the outon s ojected to become ncesngy moe ethncy
dvesed, ndctng otent tgeted commec deveoment
nd consume ootuntes. On vege the outon o
Mboough s sghty ode thn the county wth hghe
ecentge ged 55 yes nd ode, those consdeed to be e-
etement, wth downszng househods nd n ek dsosbe
ncome yes.
h -Te numbe o busnesses n Mboough ncesed between 8
nd by sghty moe thn %. Ts s dssm to both the
county nd the stte whch ost busnesses. Mboough hs moe
busnesses n when comed wth 6, so dssm to the
county nd stte. Busness gowth n Mboough ws most
onounced n oesson/technc sevces nd the heth ce
ndusty.
W -
Te ndusty secto vege nnu wge n Mboough, n ,
ws ney $86,5 nd we bove tht o both the county ndstte. Ts wge eesents ne % ncese snce 6 nd
gete thn the oxmte 8% nfton snce tht tme. Howeve,
wges n some ndusty sectos dd not kee ce wth nfton
ncudng whoese tde, educton, ts/entetnment nd
ccommodtons nd ood sevces.
Market Assessment Executive Summary
I Te uose o ths nyss s to ovde n ssessment o esdent
nd non-esdent mket condtons to nom codo n o n
oxmte . me secton o Route Est n Mboough,
Msschusetts. Ts nyss shoud be consdeed s decson suot
too to nom the codo nnng ocess.
As noted bove, the Study Ae s octed on the esten edge o the Cty
o Mboough nd extends om the ntesecton wth Fm Rod to
the munc boundy wth the own o Sudbuy. Access to the
ntestte hghwy system s etvey sme hedng west on Route to Ext 4-A. Howeve, t cn become congested wth the muttude o
sgnzed ntesectons ong Route , s we s nvgtng though
downtown Mboough.
K F
Te key ndngs o ths nyss e summzed next, nd e esented
n gete det thoughout the emnng chtes o ths eot.
L U() -
Resdent s the my use n the Route Codo Study Aeoowed by commec uses. Te commec uses e my
ong the Route ontge, whe the esdent uses e set bck
om the hghwy. Munc uses such s ks, cemetey nd
sewge tetment nt e so evdent n the Study Ae.
Deveoment ong the codo s somewht mxed, wth ew
et/sevce stoes/centes exst ntesesed wth vcnt nd nd
utomotve uses.
-
7/28/2019 Wayside District Vision Plan
15/44
| Wayside District Vision Plan
n the Study Ae ove the st the 5-ye eod ccounted o moe
thn % o ctywde ses. Recenty, most o the ses wee n the
$, to $49,999 nge, nd key beow ecement cost,
suggestng mted mket t ths tme o condomnumdeveoment.
n ddton, the ses n the Study Ae e ethe townhouse-stye
unts o o tment budng convesons. Evdence o uxuy
fts n ow-to-md-se budngs s not ent tody, no s thee
mket to suot such deveoment, gven the hghe costs o
ths tye o constucton. As condtons n the o-se ket move
n the utue, hgh-densty, md-se budngs coud be nned,
deendng on the ong-tem ocus/vson o the Codo,
ecognzng tht ths mket my not be ent o 5 to yes,n the utue.
N-R k() -
Te mted mount o deveoed oce nd ndust sce n the
Route Codo suggest tht othe es n the cty hve bette
ccess to the ntestte hghwy netwok nd enjoyed hghe
mount o busness k deveoment. Te et deveoment wth
the Study Ae ccounts o bscy 5% o the ctywde suy,
suggestng othe es n the cty hve bette octon ttbutes
o et deveoment.
Te dvent o Home Deot () nd get () hs
stengthened the et dynmcs o the Codo; howeve, thee s
ots o cometng et ootuntes n the est o the cty nd
neghbong communtes. Attctng othe mjo etes to the
codo my be obemtc uness these etes need to otect
nd/o ncese the mket she om othe cometng enttes
enteng the mket.
-
Deste n ncese n the numbe o busnesses n Mboough
(8 to ), thee ws oss o moe thn ,8 jobs
eesentng ne 6.5% decne, whch outced the ecentgedecne n ethe the county o the stte. Losses n Mboough
emoyment wee most omnent n mnuctung nd
nomton sevces. Emoyment gowth n Mboough ws most
notced n nnce/nsunce nd the heth ce ndustes.
R (R) k -
Te ent mket n Mboough exeenced sgncnt exnson
ove the st decde, notng tht ove 9% o the ncese n
househods n Mboough dung tht tme cme om entes. Te
egon mket s ntcted to exnd by nothe , unts oso ove the next ve yes (5%).
Absoton s oecsted to be sucent to the new unts whe
occuncy tes e oecsted to emn bove 95%. Avege ents
n the egon e ntcted to ncese by ove 4% e ye nd by
6 woud vege ney $,77/month.
R (Ow) k -
Te o-se mket n Mboough veged snge-my unts
nnuy dung the s, bout one-outh o the 99s vege.
Smy, new condomnum deveoment veged ess thn unts e ye dung the s, s comed to n vege o 8
unts e ye n the 99s.
Te sow-down n ses nd new constucton ove the st ve yes
ws due n t to the nton ecesson nd cedt css, nd
uthe excebted by the numbe o oecosue uctons, whee n
Mboough, thee ws one ucton o evey thee snge-my
ses nd one ucton o evey .5 condomnum ses. Ses ctvty
-
7/28/2019 Wayside District Vision Plan
16/44
| Wayside District Vision Plan
owne esdent, ehs oject wth 75 to unts coud be
hsed n ove ve-ye tme me, but t ths tme, mket
ndctos o ente esdent deveoment n the Route Codo
Study Ae e moe vobe.
2. I
Te Study Ae does not hve the octon ttbutes to ctue utue
ndust/esech nd deveoment ootuntes, deste the
esence o the Rytheon cmus t ts esten edge. n ddton to the
.5 mon SF o vbe ndust sce (one-h eesented by the
ome Hewett Pckd comex), nothe .67 mon SF o ndust
budng e s oosed o Mboough, whch nceses vbe
sce to . mon SF when ncudng oton o neghbong
Nothboough. A o ths oosed
ndust deveoment s octed on the westen sde o the cty, whee
ccess to the ntesttes (-495 nd -9) s moe convenent thn om
the Study Ae. ndust ootuntes n the Route Codo
e to be mted due my to ts oo hghwy ccessbty s
comed to othe ts o the cty.
3. Of
Te oce mket n Sububn Boston hs shown sgns o movement
ove the st ye o so, but unotuntey, ths movement ws notevdent n Mboough s bsoton emned negtve. Oce ents
n Mboough cuenty emn beow the ek, nd beow the eve
to suot new constucton t ths tme.
n ookng out t ten-ye eod, RKG estmtes tht emoyment
gowth n Mboough (n tot) coud esut n ddton oce
demnd o ove 77, SF, whch s st we beow the exstng
nventoy o vbe sce. Nonetheess, bsed on emoyment gowth
ojectons, RKG estmtes tht otent my exst o some medc
v
Bsed on the esech nd ndngs n ths nyss, the oowng efects
RKGs onon egdng deveoment otent nd consdetons o
the Study Ae n Mboough, Msschusetts. Te nuts nd
ssumtons whch e the bss o these deveoment consdetons
e esented n gete det thoughout ths eot nd eesent the
consutnts best oesson onons.
Howeve, thee s no ssunce tht ctu events w coesond wth
the ssumtons on whch these ndngs e bsed. Consequenty, no
guntee cn be mde tht the deveoment otent, ethe n tot o
by use tye (esdent nd commec) estmted n ths nyss
coesond wth the esuts ctuy cheved n the utue.
1. R
Annu demnd o new owne housng, n Mboough ove the next
ve yes, s estmted to nge om 5 nd 6 unts e ye, nd
demnd o new ente unts between 9 nd unts e ye. Gven
constucton ctvty n Mboough (n tot), nd deendng on the
cng o new oducts, RKG estmtes tht % to 5% o the owne
unts (bout to ), woud be condomnums whe new snge-my
homes woud nge between nd 4 unts e ye.Tese nnu estmtes woud be o the Cty o Mboough s
whoe, nd ehs the Wysde Dsctct coud ctue between %
nd 5% o ths demnd deendng on ojects deveoed n the othe
ts o the cty, cng nd mentes. Ts woud equte to u to
owne unts nd u to 5 ent unts e ye ong the Codo.
Seccy, wth esect to ente esdent, sutbe ste(s) n the
Study Ae ws vbe, n tment comex o 5 to 5 unts
coud be nned nd hsed n ove tme. Smy, wth esect to
-
7/28/2019 Wayside District Vision Plan
17/44
| 4Wayside District Vision Plan
oces (,8 SF to 5, SF) n conjuncton wth Mboough
Host, o sevce oented oce uses (,6 SF to 6,8 SF) tht
ee octons wth hgh tc counts nd et/sevce bud-u
the thn n oce cmus o busness k octon whee most othe Mboough oce suy exsts.
wo motnt consdetons wth esect to such otent oce
deveoment ncude:
ths nyss s stetched ove ten-ye tme eod nd woud
esut n ony ncement deveoment nnuy; nd,
otent tennts coud ncude sm busnesses, enteeneus, nd
stt-us, equng fexbe ese tes nd tems tht my be
nsucent to wnt new constucton costs.
4. R
RKG estmtes otent ctue tes (t % nd 5%) o the ocy
unmet consume demnd coud esut n the otent deveoment o
4, SF to 5, SF o ddton et n Mboough, ong the
Study Ae, ezng tht the dese to be ne the bg box etes my
be stongest.
Athough t s dcut to secute secc tennts, the tyes o stoes
exhbtng the most otent ncude custeng o e nd
ccessoy shos, wth ocus to my cothng. Some otent hsbeen dented o gocey nd secty oods, though not o
u-ne suemket uness the dese woud be to otect mket she
om comettos.
-
7/28/2019 Wayside District Vision Plan
18/44
5 | Wayside District Vision Plan
Framework Plan
Bsed on outech nd convestons wth the steeng commttee, emny Fmewok Pn ws deveoed to ustte otent
movements wthn the study e. Fgue 6 dentes these
movements, whch nge om steetsce ugdes, to ccess
movements, to vte secto edeveoment otent.
Moe seccy, ths ncudes deveong tgeted gtewy
movements t the two entywys to the codo to demcte v
to the dstct, codo steetsce enhncements med t denng the
steet edge nd movng the esthetc ook nd hythm o the
codo, the ceton o nodes med t movng the edestn
wkbty nd sety t key ntesectons. movements wthn the
ubc em ncude, tgetng nte-ce connectons to ow o
semess edestn nd vehcu ccuton, dentyng key es
o otent vte n o edeveoment, nd enhncng the
suoundng ts to ovde bette connectvty between Pnthe Cw,
Mount Wd Pk, otected nd munc nds, nd Chn Stte
Pk.
Te tems sted bove becme the bss o cetng the usttve
Vson Pn.
-
7/28/2019 Wayside District Vision Plan
19/44
| 6Wayside District Vision Plan
Figure 6 Preliminary Framework
*
*
Bike
s
+Ne
ighbo
rhoo
d
Conn
ectio
ns
Gateway West
Gateway East
Bik
es
Connecti
ons
Connections
Panther Claw
Municipal Uses
MOUNTWAR
DPARK
CALLAHAN STATEPARK
ProtectedLand
Improve Internal Con-nections
PotentialRedevelopment Site
1
Potential Redevelopment Site
32
New Edge
VisionBu
fers
PotentialNode
Potential
Node
PotentialNode
Bike
s
+N
eighbo
rhood
Con
nectio
ns
Neighborhood
Connections
Hager Pond Views
StreetscapeE
nhan
cem
ents
StreetscapeEnhancements
Topo
graphy
-
7/28/2019 Wayside District Vision Plan
20/44
7 | Wayside District Vision Plan
The Plan
Te Vson Pn o the Wysde Dstct ws estbshed by consdeng
the Fmewok Pn, Communty nut, esuts om the Mket
Assesment nd convestons wth the Steeng Commttee. Te
ustton to the ght s the Vson Pn o the Wysde Dstct, ts
ntent s to show the concetu och o utue gowth,
ecommended steetsce movements, otent vehcu nd
edestn connectons, n ootuntes, nd ntesecton ugdes.
Te Vson Pn s ment to be concetu n ntue nd uthe conveys
sees o stteges tht w enbe the dstct to evove ove tme.
Tose stteges ncude the oowng:
. Gtewy Enhncements
. ntesecton Enhncements
. Codo Enhncements
4. nte-ce Connectons
5.Out-ce Ootuntes
6. Deveoment Stes
7. Connectons
Ech o these eements e uthe descbed n the oowng ges.
get sttegc ntesectons
to cete se envonment
whee edestns nd vehces
cn semessy ntect
Actvey engge oc edestn
twys to ovde connectvty
between the codo nd
suoundng neghbohoods
Target
-
7/28/2019 Wayside District Vision Plan
21/44
| 8Wayside District Vision Plan
Demcte enty nto the
codo wth gtewy ste
mentes nd onmentton.
Seect sttegc n
ootuntes to stengthen
exstng deveoment
Legend
Resdent
Poosed Resdent n
Exstng Commec
Poosed Commec n
Cete ctc mss wth
ddton mket dven
esdent n.
Raytheon
-
7/28/2019 Wayside District Vision Plan
22/44
9 | Wayside District Vision Plan
1: Gw h
wo es hve been dented o tgeted Gtewy Enhncements
ong the codo, Fm Rod/Wson Steet to the west nd the
Sudbuy Lne to the est. Te ntent o the Gtewy Enhncements s to
cete sgntue exeence to demcte v nd detue nto
ths unque oton o the codo. Attctve etues, monuments,
coo, sgnge y nto cetng ths sense o v.
Potent enhncements shoud ncude Wyndng sgnge, such s
town ne o hstoc sgns, sec etue ndscng to ovde coo
nd seson nteest, eetng bnnes on hghwy ght oes to
enoce codo bndng, nd enhnced cosswks s mens to
sow tc. Te ntent o these etues s to cete use o the
vsto nd mens to eze tht v o detue to ths sece hs occued.
h
Wyndng
Sec etued ndscng
Bnnes
Enhnces cosswks
-
7/28/2019 Wayside District Vision Plan
23/44
| Wayside District Vision Plan
-
7/28/2019 Wayside District Vision Plan
24/44
| Wayside District Vision Plan
2: I h
Tee secc ntesectons hve been dented o otent
ntesecton Enhncements ong the codo, the ntesecton o Rt
nd Pomhey Dve, Rt nd the evsed enty nto the edeveoed
mxed use commec/esdent ste, nd Rt nd the Rytheon
enty ntesecton. Te ntent o these ntesecton Enhncements s to
omote wkbty by cetng n moved edestn exeence,
ccommodte tc nd ovde ese o ccess t key commec nd
esdent onts ong the codo, nd deveo es whee eeted
codo mentes cn enoce the Rt bnd.
Potent enhncements shoud ncude common sgnge nd
wyndng, sec etued ndscng t the cones o the
ntesectons to ovde coo nd seson nteest, enoced codobndng, moved cosswks o edestn sety, educed cub cuts
nd dened odwy entnces, nd tgeted es whee the
suoundng ts cn sey coss the codo.
h
Wyndng
Sec etued ndscng
Bnnes
Enhnces cosswks
Reduced cub cuts
Connectons to ts
-
7/28/2019 Wayside District Vision Plan
25/44
| Wayside District Vision Plan
-
7/28/2019 Wayside District Vision Plan
26/44
| Wayside District Vision Plan
3: h
Successu codo movements oten ncude eetton nd
hythm o mtes to ow the vsto eve o comot nd cty
whe tveng ethe by c o oot. movements nd enhncements
to the Rt codo shoud be no deent.
A consstent hythm o steet tees nd steet ghts w he to gve
ecognzed cdence to the codo. Low ndscng such s shubs o
hedgeow ong wth decotve encng w he to ovde sceenng to
the vous commec kng ots ong the codo. Tese
enhncements ovde eve o esthetc tetment whe so denng
the extent o the ubc em. Sgnge nd bnnes ong the codo
he to enoce the bnd s we s ovde wyndng, whe educng
nd consodtng cub cut w ovde se exeence o the vehcend edestn ke.
h
Steet ees
Lghtng
Low ndscng
Fencng
Sgnge
Bnnes
Reduced cub cuts
-
7/28/2019 Wayside District Vision Plan
27/44
| 4Wayside District Vision Plan
-
7/28/2019 Wayside District Vision Plan
28/44
5 | Wayside District Vision Plan
4: I-
By ovdng nte-ce connectons between vous ces nd
destntons, mesube mount o vehce ts cn be ket o o Rt
, owng o moe semess tc fow, se edestn em, nd
the bty o both edestn nd bcyces to ccess numeous
busnesses wthout ventung out to the odwy. nte-ce
connectvty so educes the mount o cub-cuts ong the odwy
thus consodtng tc t the sgnzed ntesectons. Tese
connectons, temed wth the oosed deveoment scenos, so
encouge the dense concenttons o esdent uses to ss though
the commec nd et busnesses dy. Potent enhncements
ong these connectons shoud ncude edestn enhncements,
ndscng nd n-deveoment.
Key ces tht hve been dented o connecton ootuntes
ncude the get, Home Deot, the Joy As ste nd the edeveoed
Stes Shong Cente nd Post Rod Auto Pts stes. On the noth
sde o Rt , utue deveoment to the e o the ght ndust stes
coss om the Rytheon entnce shoud encouge nte-ce
connectons s we.
h
Pkng to kng connectons
Pedestn enhncements
Lndscng
n- deveoment
-
7/28/2019 Wayside District Vision Plan
29/44
| 6Wayside District Vision Plan
-
7/28/2019 Wayside District Vision Plan
30/44
7 | Wayside District Vision Plan
5: O O
A benet o these codo movements s moe dened nd egbe
steet edge. Steets tees, ghtng, nd moved ntesectons y
n nteg t n the deveoment o the steet edge, howeve when
these mentes e mtched wth chtectue, mute yes o the
steet edge begn to om. Te dentcton o out-ce ootuntes
w ovde the chtectue tht bngs ths mut-dmenson steet
edge to e. Te cement o these ces t the ntesectons mtched
wth studyng the chtectu desgn etues o sce o these
stuctues w begn to me the steet om. A consstency o setbcks
nd ovdng mute edestn connectons to othe etes ow
o w so he to dene the edestn em wthn ths steet edge.
Vous ces hve been dented s n ootuntes o thesesteet edge denng es. A sm ce wthn the get Ste, nothe
wthn the Home Deot ste nd newy ceted ce wthn the
edeveoed Stes Shong Cente w he to dene the southen
edge o the codo. A key n ce just west o the Rytheon enty
ntesecton w stengthen the nothen edge o the codo.
h
Pcement t ntesectons
Pedestn connectons to
othe etes
Achtectu desgn etues
(sce)
Consstency n setbcks
-
7/28/2019 Wayside District Vision Plan
31/44
| 8Wayside District Vision Plan
-
7/28/2019 Wayside District Vision Plan
32/44
9 | Wayside District Vision Plan
6: v
wo key deveoment stes hve been dented wthn the n. Whe
t s undestood tht nd ong the codo mght not yet be
vbe o deveoment, these two ste hve been sttegcy
seected o the octons, neghbong ces, nd otent tht the
utue use coud hve uon the codo nd the e. As ws noted n
the zonng dgnostc thee s edomnnce o st commec nd
et, s we s ght ndust nd oce uses ong the exstng
codo. A vey sm mount o esdent cuenty exsts. One o
the gos o the n s to bng hghe eves o densty to ech ctc
mss. Te Mket Assessment so dented modete demnd o
new mutmy esdent. wo exstng ces hve been dented s
es to tget wth ths esdent densty.
o the south o Rt n conjuncton wth the edeveoment o the
exstng Stes Shong Cente, mxed-use commec nd
esdent deveoment hs been oosed on the Post Rod Used Auto
Pts ste. Tese mxed-use nd ncesed densty ojects w seve s
new etue denng chtectu ce o the codo, w bng the
desed ncesed densty, nd move the exstng tx bse.
A second ste hs been dented to the noth o Rt hs been
dented on the exstng dvng nge nd otons o the exstng
ght ndust ste. Agn, bngng ths ddton ctc mss nd
ncesed densty to the codo stengthens the ddton tx bse
nd bngs ddton ootos to the exstng commec deveoments
owng gowth wthn the cuent bc.
Te ntent woud be to ow ths mx o uses to occu both wthn
ces nd on stnd-one stes nd to ow them nd the housng
ootuntes to be mket dven. Tese deveoments woud be
consdeed ont doo nd mctu ces o the codo. Te
cement o the budng woud he to enoce the steet edge s we
s connectons to djcent stes.
:
h
Mx o uses tht e mket dven
Exoe ootuntes o housng
Exoe ootuntes o
mxng uses wthn ces
Consde ont doo octons
Pce budngs to enoce
steet edge
Pce budngs to
enoce connectons
to djcent stes
-
7/28/2019 Wayside District Vision Plan
33/44
| Wayside District Vision Plan
-
7/28/2019 Wayside District Vision Plan
34/44
| Wayside District Vision Plan
7:
Cuenty thee mjo ts ntesect wth the codo. Pnthe Cw
, unnng noth-south om Wson Cemetey, though the
Pomhey Dve/Dcenzo Dve ntesecton southwd towd the
otected nd south o get towd Chn Stte Pk. A second
utue t connecton om Mount Wd Pk noth o the codo
eng the westen sde o the Mboo Nssn cty to the Home
Deot, nd n connecton om the munc nds noth o the
dvng nge cossng the codo t the Rytheon enty ntesecton
then movng southwd towd Chn Stte Pk.
Neghbohood t systems tht connect et to esdent to k
systems ovde successu nd se em o the edestn nd
bcycsts to ccess communtys mentes. movng nd estbshngthese thee dented t codos w y mjo oe n the success
o the ove codo movements. As these t connectons e
deveoed, the cty shoud nsttute stndds o the twys ssung
comnce both edestns nd bkes. Te convegence o these ts
shoud occu t the mjo ntesectons ong the codo nd be t o
the oosed odwy nd ntesecton movements. Fny, the cty
shoud wok wth the oety ownes o the codo busnesses nd
esdences to dedcte nd o the estbshment o the vt non-
vehcu communty nks.
h
Stndds o s? Pedestn
& bkes
Connectons t ntesectons
Wok wth oety ownes
to estbsh nks
-
7/28/2019 Wayside District Vision Plan
35/44
| Wayside District Vision Plan
-
7/28/2019 Wayside District Vision Plan
36/44
| Wayside District Vision Plan
A h
o the ght s tyc usttve secton o the ove movements
o the codo. t s ment to be ghc eesentton o the
movements om the ce o budng on one sde to the ce o
budng on the othe sde o the steet.
Iv
. Ldp
2. Pk dp
. Dd y dv
4. hy d my ppvd d
. d d b
6. F h--Wy d d d pk
7. Dv h wh m d bd
. p hw d mmd p p
. yhm dwy d d
0. E bd pm hp d h d d hd
pk
. mpvd d wy zd d
2. Ldp d hd by pk d
. Cmm p d dvpm
4. E bd d m h d
. Pvd h w m d
1 2 3 4 5
-
7/28/2019 Wayside District Vision Plan
37/44
| 4Wayside District Vision Plan
6 7 8 9 10 11 12 13 14 15
Chcte Sketch - Lookng Est ong Boston Post Rod towd Od Boston Post Rod (nset: exstng condtons)
-
7/28/2019 Wayside District Vision Plan
38/44
5 | Wayside District Vision Plan
Roadway Improvements
Te tnsotton envonment ys sgncnt oe n how ths
esten oton o the Rt codo w ook n the utue. As t o
ths eot, tnsotton nnes nd engnees woked wth the
stkehodes to denty the vsons nd concets o wht the nd uses
n nd ound the codo mght ook ke, nd then deveoed n
o ddessng the nstuctue needs ong the odwy.
n eng o ths, VHB sent tme n the ed nd evewed vbe
hstoc tnsotton nomton ong the codo to bette denty
wht otons coud be nvestgted nd wht otons hed some
omse, gven the gos nd objectves o the eot. Ts ncuded
outech meetngs wth ocs om the Cty o Mboough, the
Msschusetts Detment o nsotton (MssDO), ndnteested stkehodes who hve wokng knowedge o the codo.
Addtony, VHB nsotton st who e m wth the ove
mkeu nd chcte o the codo oeed the esectves on wht
woks we nd not-so-we ong ths stetch o the codo.
n most dscussons, t ws ce tht the eceved ntue o the
odwy es to be one tht s ocused most excusvey on
motozed modes o tnsotton. Vey mted edestn nd bcyce
otons e ovded ~ nd whee they e ovded, they e sedom
used. Dve seeds ong the codo wee so hghghted s
negtve om sety nd oeton esectve. Lsty, the hstoc
deveoment ttens ong the codo seems to hve ceted
stuton whee the cuent ou ne, hgh seed secton o the odwy
s consdeed unse by mny dves who e ookng to tun o o the
odwy.
Te emny evew o the codo by the tnsotton tem
deveoed otons tht ddessed these concens om gob
esectve ~ though t s ce tht ddton eot w need to be
mde to ddess some o the outstndng questons sed by Cty &
MssDO ocs. Mny, those questons ocused on the ong-tem
needs o the codo nd the otent utue use demnds tht my o
my not be ced uon the exstng nstuctue.
Fst oton - Reduce the mnne om ts cuent ou-ne coss-
secton down to thee-ne coss-secton, wth cente et-tun ne
o tunng tc. Ts oton ws consdeed s t ncudes the
otent to educe the ove eceton o the codo s one o
vehcu-oented hghwy to moe bsc odwy tht woud be
suotve o the edestn nd bcycsts usng the odwy. t woud,
howeve, need to be demonstted to MssDO tht the n cn
ccommodte both the cuent nd utue vehcu demnds tht coud
be ced uon t.
Second oton - Reduce the ne wdths ong the codo nd ovde
the ootunty o edestn nd bcyce ccommodtons. Ts oton
Figure 7 Potential Roadway ImprovementsDiagram - Option 1
-
7/28/2019 Wayside District Vision Plan
39/44
| 6Wayside District Vision Plan
Figure 8 Potential Roadway Improvements Diagram - Option 2
-
7/28/2019 Wayside District Vision Plan
40/44
7 | Wayside District Vision Plan
woud ugde the edestn nd bcyce otons ong the codo,
but woud key eque odwy wdenng nd otenty nd tkngs
to mement.
Nx
Bsed on the outech wth the Stkehodes nd though meetngs
wth the Msschusetts Detment o nsotton (MssDO), the
Mboough Economc Deveoment Cooton (MEDC) nd the Cty
shoud dvnce the oowng next stes to tke the Wysde Dstct
Vson Pn cose to ety:
Conduct moe deted sttstc nd engneeng -bsed
evuton o the codos tnsotton needs. Whe the o
eots ocused on hstoc nomton nd stkehode
knowedge, t cked secc nomton bout tc voumes,
ntesecton nd odwy oetng metes, nd the hysc
condton o the odwys. A moe thoough evuton nd
undestndng o ths nomton woud he n denng both the
cuent needs o the codo s we s the ong-tem needs o the
e. Dt tht woud need to be gtheed woud ncude:
f vm m vh, pd, d by
dy, pk h, d wkd b;
y h d (d j d h
d);
kw dvpm d vy m; d
p v d/ h mpvm
pm h mh mp f dmd h h h-m
-m.
Ts tnsotton evuton shoud ncude the denton o one
o two eeed deveoment otons tht woud bng some ocus
onto the ojected needs o the codo. Ts woud ncude
dentyng the tye nd mgntude o otent nd uses nd
zonng chnges (esdent, commec, eceton, etc) tht
coud be octed ong the codo n the utue. Ts woud owtnsotton exets to oject nd ovey the mcts o those
ojects on to o the ong-tem needs o the codo (outsde o
ths stetch o odwy).
A ong, stkehodes nd Cty ocs shoud constnty be
ovdng egu udtes to ech othe nd echng out nd
connectng wth MssDO ocs to guge the nteest nd
suot o the oject s the Route codo dvnces. Becuse
Route s unde the jusdcton o the Commonweth, MssDO
needs to be suotve o ny chnges beng contemted. Moe
motnty, MssDO cn be vube esouce n dvncng the
oject beyond the nnng stges on numbe o deent onts.
Aong wth nnng o the needs o the codo, t s motnt to
denty otent shot-tem nd ong-tem undng souces o the
ndvdu eements o the oject nd/o the coectve oject s
whoe. Some undng souces e ovded te n ths
memondum tht shoud be exoed o both desgn nd
mementton eots.
n ddton to the next stes dented bove, emny st o
undng souces nd ode o mgntude costs wee eed o the
ntcted odwy movements / enhncements ong the Rt.
Codo. Te undng nd ode o mgntudes costs e ncuded n
Aendx D, s emny souce o nomton tht mght sssted
the Cty s they consde how ojects e dened, mementton
stes, nd otent costs.
-
7/28/2019 Wayside District Vision Plan
41/44
| 8Wayside District Vision Plan
Zoning Recommendations
Bsed uon the Wysde Dsctct Vson Pn, the Commec nd
Resdent Mket Assessment eed by RKG Assoctes n
Decembe , nd evew o the Mboough Zonng Odnnce, t
s oosed tht new ovey dstct be consdeed to mement the
ecommendtons emntng om ths nnng eot. Te vson o
the codo cs o mx o et estbshments ong wth
esdent deveoments; estbsh desgn cte o new o
edeveoed budngs; cete bette ndscng nd steetscng ong
the codo; nd move ccess mngement though nteconnectons
between deveoments nd edestn nd bcyce ccess. Te go s to
ovde o moe esng nd ttctve gtewy to the Cty nd to
bette mnge tc fow nd kng wthn the deveoed ces
ontng on Route .
n ode to mement the eeed sceno o the Route Est
codo, zonng chnges w need to be ddessed. Te zonng dstcts
tht wthn o decty djcent to the Coe Study Ae ncude:
Resdence A-
Ru Resdence
Busness, nd
Lmted ndust
Athough the ovsons o the exstng zonng ow o mny o the
nd uses ecommended n the usttve codo n, t does not uy
ncoote the tye nd mx o esdent nd commec uses
envsoned. Moeove, cetn esthetc nd tnsotton stndds
e necessy to cheve the ove vson contemted o the
codo. Such stndds w enhnce the steetsce, ovde bues
between esdent nd non-esdent uses, move bcyce nd
edestn mobty, egute kng nd ste ccess n coodnted
mnne, nd encouge sound desgn nces to new deveoment
ojects. o tht end, the zonng must ntegte desgn nd ccess
mngement stndds to cheve the gos o ths nnng eot.
t s ecommended tht new Wysde Ovey Dstct be estbshed.
t w knt togethe the ou exstng zonng dstcts nto one cohesve
dstct desgned to mement the vson o the study e. Te
egutons oosed wthn the ovey dstct woud be mndtoy o
ny oosed new deveoment. Seccy, the oosed zonng
chnges (see Aendx C) w ncude the oowng:
A evsed st o uses owed by ght nd by sec use emt to
ncude mut-my, commec, nd oce uses;
New dmenson egutons o the ovey dstct;
Shed kng ownces whee djcent uses hve deng hous
o busness n ode to educe the mount o nd devoted to
kng;
Revsed desgn stndds o budngs, kng ots, nd
steetsces (ncudng edestn nd bcyce ccess); nd
Access mngement egutons tht w conto the cement nd
desgn o cub cuts n the dstct.
Ts s emny dt tht eques ddton vettng by the Cty to
ensue tht the oe ocedues, use egutons, dmenson
equements, nd othe eted deveoment stndds hve been
oey ed to the oosed ovey dstct.
-
7/28/2019 Wayside District Vision Plan
42/44
9 | Wayside District Vision Plan
Figure 9 Draft Wayside Overlay District
-
7/28/2019 Wayside District Vision Plan
43/44
| 4Wayside District Vision Plan
-
7/28/2019 Wayside District Vision Plan
44/44
4 | Wayside District Vision Plan
Vanasse Hangen Brustlin, Inc.
top related