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5 models for developing affordable housing in union square by students from the advanced studio at the Boston Architectural College

Over the past 4 months, students from the Boston Architectural College’s Advanced Studio have been investigating issues that impact the development of affordable housing in Somerville. This studio proposes 5 models for the rehabilitative development of existing structures, in an effort to locate affordable housing opportunities along the proposed Green Line corridor.

Please comment on the students work you see below.

MODEL 1A

 Objectives:
The two main issues with the site are the feeling of disconnection from the community and the lack of public safety. In the future, another factor moving forward will be the impact of the green line extension. This will likely increase property values in the area and price people out.  The affordable housing project will enrich this diverse community now and retain the characteristics which it holds into the future.

The objective for this project is to maximize the amount of affordable housing and create spaces which bring the community together. This is accomplished by courtyards and porches. The ground floor courtyards and commercial shops will hone in on the essence of what makes Union Square unique. The porches are designed in a way that also brings neighbors together. Porches, courtyards and commercial spaces are the design ideas that connect the families to the community. When the public is brought together then people communicate. It brings more eyes to the streets and creates a safer atmosphere because there is an assimilation of people.

Proposal:
The existing building at 380 Somerville Avenue will remain because it is considered a historic structure. The garage in the rear of the building will be demolished and a small green space will be created for public use. The other two buildings on this block will be demolished because they provide limited opportunities for maximizing the amount of housing. The buildings will be split up into three groups: the existing building at 380, a front building and a rear building. The new front building and rear building will be 5 stories. The ground floor will only be commercial use and will draw in the people from Somerville Avenue. The rear building is split from the front building to draw in the people from Market Basket. The upper four floors of both buildings will be affordable residences. One objective in this design is to create a design without any ‘double loaded’ corridors. This will bring people out to the porches and courtyards and bring neighbors and together. The final design will have a total of 40 apartment units and several commercial properties. The final product will be a transformation from an underutilized site that was disconnected from the community to a site that connects Market Basket to the essence of Union Square.

Jeremy Baldwin - jeremy.baldwin@the-bac.edu

MODEL 1B

Objectives:
•    Consolidate vehicular access and egress by providing one driveway entrance from Carlton Street and one egress to Church Street.  This will eliminate the traffic points acting directly with Somerville Avenue, and also restore additional parking by eliminating existing curb cuts on Somerville Avenue.
•    Consolidation of utilities, water and sewer.  Redundant systems, if required, can be added more efficiently.  Life/safety systems with addressable alarms will provide better coverage and greater accuracy locating trouble spots. 
•    The 19th century historic fabric and scale of the block can be preserved as an entire block in a way that respects its past and adapts it to 21st century efficiencies and needs.
•    The revitalization of an entire block will have greater impact on the community, and be a model for the Landmark Arts zoning policy.

Proposal:
•    The three principle structures will be modified to allow room for construction of a new residence block at the rear property line (south), and spanning the distance from Church St. (east) to Carlton St. (west).
•    The addition of a five story residential building with a combination of 1, 2, and 3 bedroom units will provide much needed housing with variety of layouts available for different household sizes.
•    A portion of these units will qualify as “affordable housing” to encourage economic diversity and to preserve the availability of affordable housing in the Union Square neighborhood of Somerville.
•    In recognition of the high density of arts and design professionals currently living and working in Union Square, the proposal includes “live/work space” lofts for qualified artists and design professionals. 
•    A new one-story block is to house commercial/retail space with approximately 200 linear feet of frontage on Somerville Ave. and Church Street. Access will be from the sidewalks and from the rear at the driveway.
•    This proposal requires that the existing two houses be incorporated into the new commercial block. The houses shall be rehabilitated for approximately six affordable housing units.
•    The new “frontyard”, elevated above the busy street, creates an oasis for the residents that they can use as their own outdoor space for personal recreation and family activities, enhancing the sense of home.
(380 Somerville Avenue will be restored to its original form and condition)

Terry McCarthy - terry.mccarthy@the-bac.edu

MODEL 1C

Objectives:
Throughout Union Square there are many underutilized spaces. These spaces are often parking spaces connected to high use pedestrian sidewalks. Some of these inlets are derived from historical conditions where deep sites at the rear of the property where used for light farming or to stable animals. As density increased owners often built second houses or other structures in the rear of the property. Most of these spaces are connected by alleys; the alleys act as a type of corridor into the space. Often European cities have utilized these “back door” spaces by activating their edges either as a square for various business interests, other storefront related uses, semi-public and public green space. 

Proposal:
The garage space is arguably the most flexible space in a building; the uses are vast.  I proposed designing garages as a model for the edge of the open inlet spaces.  Garages are conducive for start up type businesses and artist studios.  The design proposed includes potential living space above the garage creating a work, live opportunity.  Space above this model would be additional housing. Although cars are able to access the garages this is not the intention of the overall program.
•    Create space for businesses in underutilized space specifically for mom and pops level establishments.
•    Create open space that could serve the function of community gathering.
•    Create opportunities for affordable housing in the proposed building.
•    Articulate southern exposure.
•    Create open space within the site for pedestrians to walk through the site instead of around it. 
•    Create opportunities for restaurant or café.
•    Address the continuation of the street wall.
•    Address the pedestrian approach from the Market Basket parking lot.
•    Vehicle access; vehicles are able to drive into the site via two streets that cross the site.  However in order to maintain the pedestrian nature of the site I propose limiting access to a tenant and tenant service vehicles only. This can be achieved with bollards at the main entrances which drop into the ground to allow access.

Andrew Shelburne - andrew.shelburne@gmail.com

MODEL 2A

Objectives:
Union Square is one of the oldest squares in Boston. Through the years it has changed and evolved into what is now a well balanced “micro community” that others areas try and reproduce.  Union Square possesses one of the largest artist/design communities in the Boston Metro area, due to its present affordability. The future extension of the Green Line will add a new element to the square that may unbalance the symbiosis of present conditions. Many land owners are looking forward to the new connection to city of Boston that the T will provide. City offices are currently looking at the effect that this new broadening of the Green Line will have for the economic development of the square, but few are looking to preserve the culture that is already present in Union Square. If the affordability of the square changes, the artist community  will have to move to other places to be able to work and live. With this possible exodus of these key contributors to the local community, the culture and style they impart to the community will likely be gone. By establishing areas in the square now, as “artist preserves”, we can safeguard the square from the possible evacuation of culture.

Proposal:
This site abuts a very busy intersection, with problems from the vehicle traffic and its byproducts; noise and light. It is not a site that young families may feel safe to allow their children to run and play along the street. But for an artist the site is ideal, the vibrant social activity on the street with existing stores that support the local artist. These retail stores below provide a connection to the community, and at the same time a buffer for the artist. The noise from studio space above won’t draw the same un-welcomeness it would if these “artist preserves” where located in a more residential part of Union square.

The sidewalk below is already a local community meeting area. A place where neighbors can socialize not because of planned meeting but because of the chance meeting.  Artists would add to this social phenomenon  that is already happening at the site. By providing a gallery space in this building it could connect the other residents of Union Square to the local artists.

There are numerous sites within Somerville that this prototype could be adapted to.

S. Kasper - scott.kasper@the-bac.edu

MODEL 2B

Objectives:
Union Square is a diverse community made up of many different cultures. What make this area so unique are the people who convey their freedom to live the American dream.  Uniting all cultures defines the authenticity of the Square, making it an attraction for genuine entrepreneurial start-ups. 

New zoning has classified Union Square as a Commercial Corridor and Arts Overlay District. This zoning classification encourages commercial/retail  along the ground floor and provides development incentives for art related industries. The city also intends to redirect vehicular traffic patterns and maximize safety for pedestrians and bicyclists. The redesign of traffic patterns along with the development of the Union Square Green Line station will provide the infrastructural changes necessary to encourage new development.

Proposal:
The design goal of this affordable housing addition to the existing Eberle Building is to connect future residents with the excitement and diversity of the Square.  This location has a great potential to become a landmark for Union Square. 

The proposal of four additional levels will maximize the gross square footage (habitable space) as allowed by new zoning, passed in April 2009. The open area patios share a social connection with the heart of the Square; allow visibility from many angles of the streetscape while not increasing the building gross square footage. Double level loft spaces may seem small in terms of square footage size, but will feel larger with high ceilings and generous volumes;  bringing that excitement from the streets of Union Square into the units and enhancing the social connection.  The new zoning ordinances may constrain square footage by limiting the allowable floor area ratio, however, opportunities exists to create spacious volume and community patios wile using minimal floor area.

Wendall Chin - wendall.chin@the-bac.edu

Deliverables

+ Email by Sunday the following items:
- Microsoft Word Document containing you the title of your project, synopsis, bullet point summery of proposals, and contact information
-3 vignettes illustrating the major issues (hard/soft) and your architectural/planning response

+ Deliver to J. J. Sullivan 346 Somerville Ave, around 12 noon, Wednesday May 19th, a 24"x36"x1/2" composition printed on bond paper and firmly fixed/adhered/mounted in landscape orientation on honeycomb board. This composition should attempt to illustrate the scope of your entire project however, only include the work that will be legible from the sidewalk, (ie: big images, diagrams, site sections, program layouts/plans, and others expressions of you design response.) Process, studies, and other work from the semester can be submitted on a CD (see below) and will be included in the source-book for Jeremy.

+Meet outside J.J. Sullivan at 6:30pm, for a wrap discussion. Please bring with you a CD with all of your previous assignments, sketches, diagrams, graphs, studies, iterations, and other reasonably presentable work. This work will be archived and presented to the SCC as a source-book for developing in CCD zoned neighborhoods.

Inbetween Urban Living

 

Exhibit at J.J.SULLIVAN 346 Somerville Ave.

Through the network of Mimi Graney and Union Square Main Streets this studio has found a home to exhibit its work. Mr. Joe Sullivan has encouraged our efforts by letting us use the lower portion of his storefront windows at 346 Somerville Avenue.

The exhibit will run for roughly a month beginning on May 19th. Please stop by and see our work!

Retail Frontage

The attached plans, elevations and section are my progress proposal for the site.

I propose that the four parcels will be treated as one building site. The three principle structures will be modified to allow room for new construction:

• Six story residence block at the rear property line (south), and spanning the distance from Church St. (east) to Carlton St. (west).
• One-story commercial block at the front northwest corner of the site. utilize existing curb-cuts for direct and continuous driveway access from Kilby Street to Church Street.

This proposal requires that the existing two houses be raised to make way for the new commercial block. The houses shall be rehabilitated for approximately six affordable housing units. These units will share the new "frontyard" with the wraparound "planter cornice" and be accessed by a dedicated street level entrance. These features are shown in the perspective sketch and section.

The new commercial block is one-story new construction to house commercial/retail space with approximately 200 linear feet of frontage on Somerville Ave. and Church Street. Access will be from the sidewalks and from the rear at the driveway.

Hal-Al, the building on the corner of Carlton St. and Somerville Ave. will retain its retail space on the ground floor and two floors of residences above. The rear addition (cement block) is to be demolished. This building is of some architectural historical significance and should be restored to its original appearance as appropriate.

Exploring Soft Issues

Guest Review

Our second invited jury review is scheduled for next week April 28th!  You will have a ½ hour to present and ask questions/get feedback. Your focus should be on preparing work to illustrate the main issues and a proposal in response to those issues.  It is important however that you also take time to illustrate your future direction with this project and any questions you may have that you want these guys to help answer.

I have posted the drawing requirements for this presentation. Try and focus on quantity and clarity.

Precedents/Zoning Studies

This week I have looked at the zoning, the correct one, and some precedents. Really I was just looking for some options for layouts but I came across SMR Architects from Washington state. http://www.smrarchitects.com/?p=artist_live_work
This image is of their Hiwatha project. It was a 60% income artist live work project with 60 units. They also have some really interesting Affordable projects on their site.








I am working on images showing the difference of a FAR of 3 to a FAR of 3.25
sk

388 Somerville Ave.

I have been developing the existing layout for 388 Somerville Ave. This is located in the middle of Site 1. Viewing the site from the Somerville Ave. side, it has the empty lot on the left side and a smaller buidling on the right side. Unfortunately I am unable to gain access to the building because it is all private residences. So I am forced to do some investigating to find out a reasonable floor plan setup. There are many steps needed to find out how the building is set up. The first step was to simply see how many mailboxes there are and how many door bells. I concluded that there are 8 apartments inside this building. If you check out the assessing information here, you will notice that there are 8 bathrooms, 8 bedrooms and 24 total rooms. Since I concluded there are 8 apartments, all of them have to be 1 bedroom apartments. Now the next step is figuring out where the stairs are located. I think everything else will fall into place after that.

I am sorry if all the links didn't work properly... I keep getting some error message that says html: meta not allowed... Whatever that means... I tried redoing this thing 3 times but keep getting the same message

Test Post

Hi guys, this is a test post to see if my links are working. I guess you could say I am slow to this blogging thing... Hopefully this link will give you the Incident Report. I posted it up in the documents folder under Site 1. I am praying for this to work so you guys don't laugh at me!

Market Basket Incident Report

I went to the Somerville Police this week to find out if I could get some more information about the Market Basket Site. I am pleased to report that I finally have the Incident Report.

The report goes over the last 10 years that the police have either been called to the location, arrested anyone and even citations. The less severe cases (like vandalism) greatly outnumber the severe ones (like robberies). This just to give you a taste of what the report contains: There are over 2,000 reports to the police at the Market Basket location from 2000-2010. That is more than 185 per year and 16 per month.

Affordable Housing Development Competition

The Somerville Community Corporation recently sponsored a student team for the 2010 Affordable Housing Development Competition. Students from graduate programs in planning and real estate development team up with local developers to create detailed development proposals for securing affordable housing. Each proposals is to be, "specific enough — as to the proposed development's economic, physical, and political feasibility — to convince a financial institution to make a predevelopment loan."

Jeremy Wilkening has passed along the students proposal for the Kiley Barrel site in Union Square (you can find it in our studio document/readings folder or click here).

The nature of this exercise demands an enormous amount of teamwork and coordination. The depth of the proposal from SCC's group illustrates the diverse range of factors to be considered when developing in urban corridors. This proposal also demonstrates the degree to which projects are realized prior to the architectural design process. I imagine that many of the students who put this proposal together have training in architectural design however, the exercise is ultimately focused on feasibility related to costs. With that said, this report is shaped nicely by local census data from the U.S. Census Bureau , market analysis, funding sources, proforma analysis, apartment layout studies, sustainable systems consideration, cultural context analysis and even data from a survey they wrote.

Exercise #4 - Site 02

I focused on finding the connection of Site 02 to Union Square.

Connections & Meeting Area

I chose to share these two images, because I feel that they run in parallel but not necessarily hand in hand. The idea of expanding the "meeting space" issue by utilizing the issue of "connection" will be a challenge.

The suggestion of visual "connection", to the street below will be easy; this could increase the "meeting area" vertically. While doing this though, there is a need for a prevention of noise/light connection" due to traffic.

Exercise #4

Refined Insecurity

These are two previous mappings/drawings that I felt needed a minimal amount of revision because they seemed to work well visually. I did add the descriptions to the bottom to clarify the point I am trying to convey. I think these insecurity observations can be studied further and implemented into the design. One of the next steps may be to discover why certain places do not give the sense of insecurity.

'Double Loaded' Reading

The reading for this week "...is the story of the efforts of one American architectural practice to get developer-clients to break out of the deeply entrenched conventions of housing design to accept not-more-costly architectural alternatives to the drab and oppressive double-loaded corridor. It is meant to suggest that architects can help improve everyday American architecture through their deliberate and theoretically self-conscious imagination of better options, their economic realism, and their powers of rational persuasion...".

Urban Designer Tim Love and his band of pragmatist visioneers at Utile, Inc. cultivate design agency through adopting the shop talk of their developer/clients. Making a case for 'market differentiation', Utile, Inc. operates within real-estate development principles to promote new typologies for urban housing. The Trolley House project in south Boston seems to be the most illustrative realization of Love's practice.

Walkable Maping

Found this Map of Boston showing the the walkablility tied in with the transit system. It is from http://wiki.walkscore.org/transit-score

Urban Scale/Patterns

Last night during Andrews review I was trying to think of the name a book about urban scales and patterns. Well the name of the book is "To Scale: One Hundred Urban Plans" by Eric Jenks. I talked to my friend who has a copy and I am hopefully going to be able to borrow it and bring it in for next class.

http://www.amazon.com/Scale-One-Hundred-Urban-Plans/dp/0415954002

sk

Bicycling & Google Maps

After last night's presentation one of the ideas the Jeremy brought up to me, was to look at the Bicycle layer of transportation. Being that it is my main form of transportation is it very easy for me to do this, but it may be harder for those who don't ride in the area.

Well now Google Maps now has a bicycle filter for directions. I just tried it and it seems to work well.

Here is the link:
http://maps.google.com/biking

sk

Very Soft Analysis

The soft analysis that I focused on last week came to fruition from multiple visits to the site. The data I collected was very soft because it came from conversations with people and my own interpretations of feeling in and around the site.

While sitting in from of site one for a couple hours (in front of Halal Meat & Grocery Store). I noticed that there was a lot of activity in and out of the residential portion of the building. The people entering were between 20 – 45 years old. The people that entered the building were a bit “sketchy” mainly because they spent about one to two minutes inside. It leads me to believe that there might be some drug deals going down inside. It may have been something else, but that activity opened up my eyes a bit.

I then spoke with a woman that worked inside the nick nack store called Ladies Handbags, Electronics, Ornaments and Fashion Wear. I asked her several questions but the highlight of the conversation was that she wishes the area was a little safer. She said that people were poor in the area and that she had been broken into several times. The store had absolutely no activity when I sat in front for two hours and she said that is pretty much the busiest it ever gets. It is a surprise to me how a store like this stays open. Another item that I found intriguing in our conversation was that this store used to be located in Davis Square. She said that the rent became too expensive in that area and they were forced to move to Union Square.

Along with this interview are the simple diagrams of my feelings around the site. The images are the highlights of my diagrams.

I actually just found this crime report website. Maybe it could be helpful moving forward with analysis:

http://www.crimereports.com/map/index/?search=400somervilleave+Somerville+MA

Design as Social Activism

I meant to tell you guys about the Friday, March 5, talk and discussion on "Design as Social Activism" at 955 Boylston. The topic is identical to our posted reading "Design as Activism".

Community Organiztions & Affordable Opportunities

The City of Somerville Site had a great deal of good information on the Affordable Housing front.
http://www.somervillema.gov/Division.cfm?orgunit=HOUSING

Some of the main pages that have good information were:
MA Affordable Housing Lotteries Site: http://www.massaffordablehomes.org/homeownershipu.aspx
City of Somerville Affordable Housing Page:
http://www.somervillema.gov/section.cfm?org=housing&page=894
Beacon St. Home Lottery: http://www.somervillema.gov/cos_content/documents/221BeaconStreet.pdf
Endicott Ave Home Lottery: http://www.somervillema.gov/cos_content/documents/EndicottAveNotice.pdf
List of Somerville Housing Organizations:
http://www.somervillema.gov/Section.cfm?org=OSPCD&page=1490


The Union Square Main Street Site http://www.unionsquaremain.org/ that is already linked to the blog, had some of the best information about Union Square itself: business, art, events, history, etc. Some of the history and architectural links:
http://www.ci.somerville.ma.us/CoS_Content/documents/ProspectHillTourWalkingTour.pdf
http://www.somervillema.gov/CoS_Content/documents/UnionSquareSelf-GuidedTour.pdf
http://www.docstoc.com/docs/19046717/A18-Union-Square-Tour-2
http://www.ci.somerville.ma.us/CoS_Content/documents/Union%20Square%20Revisited.pdf


Because of the art/design influence of the local community in Union Square, The Arts Council, http://www.somervilleartscouncil.org/index.html is another source for what is going in the area. Fringe, http://thefringemovement.com/ is a group of artist and designers that currently work and live in the Union Square area. (I had a chance to talk with some of these people Monday night after the City Meeting). The main issue that I found in research and talking to people, is the abilty to keep the artistic and creative people in Union Square once the Green Line comes in 2014.


See everyone tonight.
sk

UNION SQUARE DESIGN PLAN MEETING

UNION SQUARE DESIGN PLAN MEETING, MON. 3/1, 6:30-8:30PM, ARGENZIANO SCHOOL: The City's Office of Strategic Planning and Community Development (OSPCD) will hold a community meeting to present and get feedback on options to improve Union Square. The meeting will provide an opportunity for residents to voice opinions on how to enhance Union Square. Based on the comments received in meetings in October, the City is now ready to announce the locally preferred alternative plan. If you have any questions or would like more information, please contact: Rob May, Director of Economic Development, OSPCD, RMay@somervillema.gov, (617) 625-6600 ext. 2500. For background more information click Union Square redevelopment

ISSUES

We have moved into the 'soft' and more elusive elements of urbanity. To help guide you inquiry I have compiled a shopping list of 'soft' elements to be investigated, please add to this list as you discover more opportunities and data bits:

Population Demographics: Age, Gender, Race, Ethnicity, Religious Affiliation, Income
Historic Use
Employment
Affordable Opportunity
Transportation Access
Crime
Safety
Ownership
Funding Sources
Accessibility
Gentrification
Youth
Education / Enrollment / Graduation Rate
Sexual Orientation
Family Size
Immigration Status / Generation
Community Representation
Relevant Organizations
Commercial Revenue

Real Estate Development

Just a reminder, the Director of Real Estate Development for the non-profit Somerville Community Corporation, Jeremy Wilkening, will be presenting a introduction to the business of developing affordable housing in Somerville. Jeremy will expose the challenges that face developers, financing methods, and talk about design considerations from the developers point of view. I have posted some readings and a glossary of terms that will help to warm you up for what will be a rare look into the other side of making architecture, work.

Jeremy Wilkening, Somerville Community Corporation, Director of Real Estate Development

Studio 505, The Boston Architectural College 320 Newbury Street
7:15pm

Made in Somerville

Royal H. Cycles of Union Square was nicely profiled by the Lovely Bicycle Blog. Somerville has gained a reputation as an incubator for design related boutiques. Also check out Design Annex a small design cooperative space located above Precinct Bar in Union Square. A March 2009 article in the Somerville Journal reported that, "Somerville is increasingly the center of design in Massachusetts with 124 design-related businesses, making the city number two in density of architectural and engineering service firms and design service firms in Massachusetts. Twenty creative industry businesses are active in the central business district of Union Square alone."

SNOW DAY MAKE-UP CATCH-UP SCHEDULE

Site 1: Friday 6pm Bloc 11
Site 2: Saturday 1pm Bloc 11

I will present Exercise 2, we will talk about Exercise 1. I will have my computer, so bring a disk/jump-drive or load any images to the 'Studio Documents' site. And we will ofcourse walk around and visit the sites. I cannot require that you join us but I know we could all use the time to catch up and get some direction. I have tried to accommodate everyone who articulated there schedules. Look for more postings about Exercise 1 and Exercise 2 as this is a cumulative effort.

Image was taken from www.bloc11.com

STUDIO DOCUMENTS POSTING PROCEDURE

On the right side of this screen you will see a column of information. Included in this column is a link section. These are links to interesting sites, other relevant blogs, and perhaps most importantly our 'studio documents' folder managed by google docs. The following is the steps need to upload/edit/manage/ download to and from this folder.

To view and download files: click on the 'studio documents' link / click on the folder to see the files the contents / click on your desired file (google will attempt to show you a preview) / click on the 'download button at the top left

To upload and manage files: you will have to sign into your google account. If you do not have one you can create one using your current email (ie: you do not have to create a gmail account to use google account sites)

Now that you are signed in to your account, you should have the right to edit/upload and manage files in the UIS folder. The UIS folder is actually listed under my (N.Chelko) folders but I am technically sharing it with the team. You will also have space that is 'yours' to upload and store documents on google docs however, this is not visable to everyone. Only the files you upload to UIS and its subsequent folders is visable and down-loadable to the group.

From the UIS blog main page click the 'studio documents' link / then click on the edit/manage button under the UIS folder icon

You will be brought to your google docs page / on the leftside of the screen you will see the column of titles used to help you manage your files / to see the UIS folder click on 'Folders shared with me' at the bottom.

Now to upload a file / click the upload button at the top of the left column / click on the 'Select Files to Upload' button  / Select files from you computer / then you must select a place for the file to go by click on the 'Destination folder' button at the bottom of the screen / Select an appropriate folder in the UIS folder / Press 'OK' at the bottom of that menu / Then click 'Upload' at the bottom of the screen next to the 'destination folder' button.

Play around with this stuff, you'll get the hang of it