Stick Ball A new era in urban ballpark development Written by:
Aaron Asis
Stick Ball: A new era in urban ballpark development in the United States
Aaron Asis
A thesis submitted in partial fulfillment of the requirements for the degree of Master of Urban Planning
University of Washington 2008
Program Authorized to Offer Degree: Department of Urban Design and Planning
TABLE OF CONTENTS
Page
List of Figures…………………………………………………………………….....………...............iii List of Tables…………………….………………………………....……………………..................xvii Preface…………………………………………………………………………...............................xix Thesis Introduction.....................................................................................................................1 Case Studies I..........................................................................................................................10
Introduction to an Era......................................................................................11
The Jewel Boxes……………………………………………………....................13
Fenway Park - Boston, MA…………………………………………….................15
Wrigley Field - Chicago, IL…………………………………………...................29
Case Studies II.........................................................................................................................42
Introduction to an Era................................……………....……….....................43
First from the Postwar…………………………………………………................45
Dodger Stadium - Los Angeles, CA…………………………………..................47
Shea Stadium - Flushing, NY………………………………………..................57
Case Studies III.........................................................................................................................66
Introduction to an Era....................................................…………..................67
Modern-Retro Ballparks……………………………………………….................69
Camden Yards - Baltimore, MD……………………………………….................71
AT&T Park - San Francisco, CA……………………………………....................83
i
Existing Conditions Anlaysis....................................................................................................92
Introduction to a New Era...............................................…...........................93
The Hudson Yards.............................……….................................................95
Hudson Yards Redevelopment Proposal.………………................................107
Ballpark Model Proposal........................................................................................................112
A Mixed-Use Ballpark Model….……………………..…...................................113
Urban Goals & Guidelines.……………………………...................................117
Ballpark Model Objectives….…………………………....................................126
Conclusions...............................................................................................................138 Thesis Conclusions......................………………………………………………..........................139 Endnotes...............................................................................................................................151 Bibliography…………..……………………………………………...............................153 Figure Credits…....……………………………………………….................................................159 Table Credits...........................................................................................................................181 Appendices........................................................................................................185
Appendix A-1…...............................................................….…………………….........186
Appendix A-2……….......................……….…...……..................................................190
Appendix B-1….............................……………….……...............................................196
Appendix B-2….............................…………………....................................................200
Appendix C-1...........................………………………….…..........................................204
Appendix C-2.................................……………..….....................................................208 ii
LIST OF FIGURES Figure Number
Page
1.
Shea Stadium and Citi Field - Queens, N.Y…..……………………………………...................1
2.
Wrigley Field - Chicago, IL…………………..………………………………………..................2
3.
Fenway Park - Boston, MA…………………..…………………………………….....................2
4.
Shea Stadium - Queens, NY………………..……………..................…………………………3
5.
Camden Yards - Baltimore, MD……………..……………..................……………………….. 3
6.
Camden Yards - Baltimore, MD……………..……………..................……………………...…4
7.
Camden Yards - Baltimore, MD……………..……………..................……………………...…4
8.
AT&T Park - San Francisco, CA.…………….…………...................………………………….5
9.
AT&T Park - San Francisco, CA.…………….…………...................………………………….5
10. Invoice Dome - Seibu, Japan………………..……………..................………………………...6 11. Miyagi Stadium - Sendai, Japan……………..……………..................………………………..6 12. Tokyo Dome - Tokyo, Japan…………………..……………...................……………………....7 13. Petco Park - San Diego, CA…………………..……………..................……………………….8 14. Petco Park - San Diego, CA…………………..……………..................……………………….8 15. Petco Park - San Diego, CA…………………..……………..................…………………….…9 16. Petco Park - San Diego, CA…………………..……………..................…………………….…9 17. Case Study Ballparks.........................................................................................................10 18. Original Seat Ebbets Field (1913-57)…….………………..................………..……………..11 19. Ebbets Field (1913-57)…………………….…………….....................……………………….12 20. Fenway Park - Green Monster…………….……………….................……………………....13 21. Wrigley Field - Rooftop Seating………….……………….................………………………..13 22. Fenway Park - Aerial Photo..............................................................................................14 23. Fenway Park: Main Façade……………….……………….................…………………….…15 24. Fenway Park dimensions (1922-25)…….…………………................……………………...16 iii
25. Fenway Park dimensions (1992-05)…….…………………................…………………..….16 26. Fenway Park…...……………………………………................……………….………………...17 27. Fenway-Kenmore land use……………………….................………………………………...17 28. Back Bay / Fenway / Kenmore / South End Neighborhoods Satellite view.......................18 29. Transportation Network…………………………………………………………..................…19 30. Ballpark Road & Rail Network……………………………………………………...................19 31. Figure Ground Analysis…………………………………………………………..................…19 32. Fenway Park; Immediate Area Satellite view………………………………….....................20 33. Single / Multi-Family Residential………………………………………………....................…21 34. Commercial / Mixed Use……………………………………………………….…...................21 35. Vacant / Parking…………………………………………………………...………...................21 36. Fenway Aerial Map, Analysis & Relationship to the Street……………………...................22 37. Lansdowne St and Fenway Park (North)……………………...……………...…..................22 38. Ipswich St and Fenway Park (Southeast)…………………………………..….....................22 39. Van Ness St and Fenway Park (South)……………………………………..….....................22 40. Yawkey Way and Fenway Park (West).………………………..................……………..…..22 41. Section aa………………………………………………………...................…………………..23 42. Section bb………………………………………………………...................………..…………23 43. Section cc….……………………………………………………...................………...………..23 44. Section dd………………………………………………………...................……………..……23 45. Green Monster…………………………………………………...................……………..……24 46. Monster Seat Construction……………………………………...................……………….....24 47. 406 club transformation………………………………………....................…………………..25 48. Fenway Park - Monster Seats………………………………....................…………...……....25 49. Typical Building Type………………………,……………….......................……………..……26 50. Typical Building Type…………………………………………......................……………...….26 51. Fenway Park - Main Entrance……………..…………………......................………....………27 52. Fenway Park Area ……………………………......................………………………...………27 iv
53. Wrigley Field - Aerial Photo................................................................................................28 54. Wrigley Field: Main Entrance…………………......................………………………..……….29 55. Wrigley Field dimensions (1922-25)…………......................………………………………...30 56. Wrigley Field dimensions (1992-05)…………......................……………………………...…30 57. Wrigley Field (2010)………………………..........................………………………………....31 58. Wrigley Field (Current)………………………......................…………………………………31 59. Wrigley Field (1942)…………………………......................…………………...…………….31 60. Lakeview Neighborhood Satellite view…….......................…………………………….……32 61. Transportation Network……………………….......................…………………………..…….33 62. Ballpark Road & Rail Network……………..........................…………………………………33 63. Figure Ground Analysis………………………......................………………………………...33 64. Wrigley Field; Immediate Area Satellite view……......................………………………...…34 65. Single / Multi-Family Residential………………………………………….........................….35 66. Commercial / Mixed Use………………………………………….………….......................…35 67. Vacant / Parking / Lt Industry……………………………………….……….......................…35 68. Wrigley Field Aerial Map, Analysis & Relationship to the Street………….........................36 69. W Waveland Ave and Wrigley Field (North)……………………………….......................…36 70. N Sheffield Ave and Wrigley Field (East)………………………………….......................….36 71. W Addison St and Wrigley Field (South)……………………………….…........................…36 72. N Clark St and Wrigley Field (West)………………………………………........................…36 73. Section aa…………………………………………………………………….......................….37 74. Section bb…………………………………………………………………….......................….37 75. Section cc………………..……………………………………………………..........................37 76. Section dd……………..………………………………………………..…….......................….37 77. Rooftop Seating Clubs……………………………………………………..........................…..38 78. Ballpark relationship to the street……………………………………..…….......................….38 79. Rooftop Club names and addresses……………………………………….......................….39 80. Rooftop Clubs - N. Sheffield Avenue……………………………….…….......................……39 v
81. Rooftop Clubs - W. Waveland Ave………………………………………........................…..39 82. Wrigleyville - Addison & Clark…………………………………………….........................….40 83. Wrigley Field - Sheffield Ave…………………………………………….….......................….40 84. New Rooftop Seating Club…………………………....…………………….......................…..41 85. New Rooftop Seating Bleacher……………………....……………………….....................….41 86. Case Study Ballparks.........................................................................................................42 87. Original Seat Shea Stadium (1964-09)…………………....……………............................…43 88. Veteran Stadium Implosion (2004).....................................................................................44 89. Dodger Stadium - Bleachers..............................................................................................45 90. Shea Stadium - View from 7-train......................................................................................45 91. Dodger Stadium - Aerial Photo..........................................................................................46 92. Dodger Stadium: Outfield Entrance....................................................................................47 93. Chavez Ravine / Elysian Park Neighborhood Satellite view.............................................48 94. Transportation Network......................................................................................................49 95. Ballpark Road & Rail Network............................................................................................49 96. Figure Ground Analysis......................................................................................................49 97. Dodger Stadium; Immediate Area Satellite view..............................................................50 98. Single / Multi-Family Residential.......................................................................................51 99. Commercial / Mixed Use..................................................................................................51 100. Vacant / Parking................................................................................................................51 101. Dodger Stadium Aerial Map, Analysis & Relationship to the Street..............................52 102. Dodger Stadium (North)...................................................................................................52 103. Dodger Stadium (East)......................................................................................................52 104. Dodger Stadium (South)..................................................................................................52 105. Dodger Stadium (West).....................................................................................................52 106. Section aa.........................................................................................................................53 107. Section bb.........................................................................................................................53 108 Section cc.........................................................................................................................53 vi
109. Section dd.........................................................................................................................53 110. Echo Park Residences......................................................................................................54 111. Chinatown Streetscape....................................................................................................54 112. Dodger Stadium: 76 Gas Station......................................................................................55 113. Dodger Stadium Parking Lots...........................................................................................55 114. Shea Stadium - Aerial Photo..............................................................................................56 115. Shea Stadium: Central Gate............................................................................................57 116. Flushing Meadow Park Area Satellite view......................................................................58 117. Transportation Network....................................................................................................59 118. Ballpark Road & Rail Network.........................................................................................59 119. Figure Ground Analysis...................................................................................................59 120. Shea Stadium; Immediate Area Satellite view.................................................................60 121. Residential.......................................................................................................................61 122. Commercial / Lt Industry................................................................................................. 61 123. Vacant / Parking..............................................................................................................61 124. Shea Stadium Aerial Map, Analysis & Relationship to the Street....................................62 125. Shea Stadium (Northeast)...............................................................................................62 126. Shea Stadium (Southeast) .............................................................................................62 127. Shea Stadium (South) ...................................................................................................62 128. Shea Stadium (Northwest)..............................................................................................62 129. Section aa.......................................................................................................................63 130. Section bb.......................................................................................................................63 131. Section cc........................................................................................................................63 132. Section dd.......................................................................................................................63 133. Typical Corona streetscape.............................................................................................64 134. Typical Shea Stadium area land-use...............................................................................64 135. 7-Train above Roosevelt Avenue....................................................................................65 136. New Mets Ballpark construction......................................................................................65 vii
137. Case Study Ballparks......................................................................................................66 138. Original Seat Camden Yards (1992-TBD).......................................................................67 139: Petco Park Construction (2003)......................................................................................68 140. Camden Yards - B&O Warehouse...................................................................................69 141. AT&T Park - Right Field Porch........................................................................................69 142. Camden Yards - Aerial Photo..........................................................................................70 143. Camden Yards: Main Entrance........................................................................................71 144. Carrol-Camden / Inner Harbor Neighborhood Satellite view...........................................72 145. Transportation Network....................................................................................................73 146. Ballpark Road & Rail Network.........................................................................................73 147. Figure Ground Analysis....................................................................................................73 148. Camden Yards; Immediate Area Satellite view.................................................................74 149. Single / Multi-Family Residential......................................................................................75 150. Commercial / Mixed Use..................................................................................................75 151. Industriall Service / Parking.............................................................................................75 152. Camden Yards Aerial Map, Analysis & Relationship to the Street...................................76 153. Russell Street & Camden Yards (Northeast)...................................................................76 154. Camden Street & Camden Yards (North).....................................................................76 155. Eutaw Street & Camden Yards (East)............................................................................76 156. Russell Street & Camden Yards (South).....................................................................76 157. Section aa........................................................................................................................77 158. Section bb........................................................................................................................77 159. Section cc........................................................................................................................77 160. Section dd........................................................................................................................77 161. Camden Yards Plan.........................................................................................................78 162. Oriole Baseball Ticket Window.........................................................................................78 163. Gameday activity on Eutaw Street...................................................................................79 164. B&O Warehouse..............................................................................................................79 viii
165. View north along Howard Street......................................................................................80 166. View northeast along Russell Street................................................................................80 167. View South along Eutaw Street........................................................................................81 168. View North along Eutaw Street........................................................................................81 169. AT&T Park - Aerial Photo................................................................................................82 170. AT&T Park: Main Facade..............................................................................................83 171. Mission Bay / SoMa Neighborhood Satellite view...........................................................84 172. Transportation Network....................................................................................................85 173. Ballpark Road & Rail Network..........................................................................................85 174. Figure Ground Analysis..................................................................................................85 175. AT&T Park; Immediate Area Satellite view....................................................................86 176. Residential & Mixed-Use.................................................................................................87 177. Commercial - Office/Retail..............................................................................................87 178. Industrial / Parking...........................................................................................................87 179. AT&T Park Aerial Map, Analysis & Relationship to the Street.........................................88 180. King Street & AT&T Park (Northwest)............................................................................88 181. 2nd Street & AT&T Park (Northeast).........................................................................88 182. McCovey Cove & AT&T Park (Southeast) .....................................................................88 183. 3rd Street & AT&T Park (Southwest)..............................................................................88 184. Section aa........................................................................................................................89 185. Section bb........................................................................................................................89 186. Section cc.........................................................................................................................89 187. Section dd........................................................................................................................89 188. View west along King Street.............................................................................................90 189. View east along King Street.............................................................................................90 190. McCovey Cove Promenade.............................................................................................91 191. Game Day - McCovey Cove.............................................................................................91 192. Hells Kitchen - Aerial Photo............................................................................................92 ix
193. Retractable Seat..............................................................................................................93 194. Hell’s Kitchen, NYC - 1879..............................................................................................94 195. Aerial Photo - Hudson Yards...........................................................................................95 196. Local Market - 9th Ave (1890-1937)................................................................................96 197. West Side Rail Yards (1934)...........................................................................................96 198. Lincoln Tunnel Construction (1937).................................................................................97 199. Lincoln Tunnel Construction (1937) ................................................................................97 200. Hell’s Kitchen / Midtown Manhattan Neighborhood Satellite view...................................98 201. Transportation Network...................................................................................................99 202. Neighborhood Road & Rail Network...............................................................................99 203. Figure Ground Analysis...................................................................................................99 204. Westide Rail Yards; Immediate Area Satellite view.. ....................................................100 205. Multi-Family/Mxd Use Residential.................................................................................101 206. Commercial / Institutional..............................................................................................101 207. Industrial / Transportation..............................................................................................101 208. Existing Conditions / Neighborhood Character.............................................................102 209. Rail Yards and Tunnel Ramps.......................................................................................103 210. Landmarks & Notable Sturctures..................................................................................103 211. Open / Park Space........................................................................................................103 212. Westside Railyards Aerial Map, Analysis & Relationship to the Street..........................104 213. Westside Rail Yards (33rd Street)................................................................................104 214. Westside Rail Yards (11th Avenue)................................................................................104 215. The Highline (30th Street).............................................................................................104 216. Hudson River Park (12th Avenue).................................................................................104 217. Section aa......................................................................................................................105 218. Section bb......................................................................................................................105 219. Section cc.......................................................................................................................105 220. Section dd......................................................................................................................105 x
221. Perimeter Wall - 11th Avenue........................................................................................106 222. Hudson Yards Neighborhood Plan................................................................................107 223. Current Hudson Yards Redevelopmemt Plans..............................................................108 224. Hudson Yards - Current Zoning.....................................................................................109 225. Hudson Yards - Zoning Changes.................................................................................109 226. Subway Expansion........................................................................................................110 227. Hudson Yards Vision - 2025..........................................................................................110 228. Hudson Yards Open Space Boulevard...........................................................................111 229. Hudson Yards Open Space Boulevard...........................................................................111 230. Conceptual New Urban Ballpark..................................................................................112 231. Concept Sketch..............................................................................................................113 232. Original Hudson Yards Rezoning Plan............................................................................114 233. Hudson Yards Stadium Proposal (2003)........................................................................114 234. Segment - Open Space Boulevard.................................................................................115 235. Current / Existing Conditions..........................................................................................115 236. Initial Open Space Vision (2003)....................................................................................116 237. Initial 11th Avenue Vision (2003)...................................................................................116 238: Ballpark Model - Concept Sketch...................................................................................117 239. Early Concept Plans/Diagrams......................................................................................117 240. Urban Guideline #1........................................................................................................118 241. Neighbohood Center......................................................................................................119 242. Urban Guideline #2........................................................................................................120 243. 30th Street (11th & 12th Avenue)....................................................................................121 244. 33rd Street and 11th Avenue..........................................................................................121 245. Urban Guideline #3.........................................................................................................122 246. Ballpark Open Space Connections...............................................................................123 247. Urban Guideline #6.......................................................................................................124 248. Urban Guideline #4...............,,......................................................................................124 xi
249. Urban Guideline #5.......................................................................................................124 250. Mass Transit Hub (42nd & 11th Ave).............................................................................125 251. Parking Coverage / Service...........................................................................................125 252. Conceptual Circulation Section.................................................................................126 253. Early Land-Use Sketch...............................................................................................126 254. Retractable Seating Sketch.........................................................................................127 255. Ballpark Model Guideline #1 - Seating Chart................................................................128 256. Ballpark Model Guideline #1 - Entry Diagram...............................................................128 257. Main Public Entry - 11th Avenue...................................................................................129 258. Seating Section Relationship........................................................................................129 259. Ballpark Model Guideline #2 - Physical Street Contact...............................................130 260. Ballpark Model Guideline #2 - Pedestrian Circulation..................................................130 261. Circulation Detail........................................................................................................131 262. Ballpark Model Guideline #3 - Land Use Diagram.....................................................132 263. Ballpark Model Guideline #3 - Land Use Plan...........................................................132 264. Diversity in Land Use.................................................................................................133 265. Ballpark Proposal - Aerial Plan..................................................................................134 266. Ballpark Proposal - Aerial Perspective (Northeast)....................................................135 267. Ballpark Proposal - Aerial Perspective (Southwest)...................................................135 268. Ballpark Proposal - Aerial Perspective (Southeast)...................................................135 269. Ballpark Proposal - Aerial Perspective (Northwest)...................................................135 270. Stadium Proposal Aerial Map, Analysis & Relationship to the Street.........................136 271. 33rd Street & the West Side Ballpark........................................................................136 272. 11th Avenue & the West Side Ballpark........................................................................136 273. 30th Street & the West Side Ballpark.........................................................................136 274. 12th Avenue & the West Side Ballpark......................................................................136 275. Section aa (33rd Street)............................................................................................137 276. Section bb (11th Avenue)...........................................................................................137 xii
277. Section cc (30th Street).............................................................................................137 278. Section dd (12th Avenue) ..........................................................................................137 279. A New Ballpark Model..................................................................................................138 280. West Yards Ballpark Proposal......................................................................................139 281. Ballpark Proposal - Perspective Montage (33rd Street) - Non Gameday..................140 282. Gameday Conditions - 33rd St...................................................................................141 283. 33rd Street “Before” Photo..........................................................................................141 284. Ballpark Proposal - Perspective Montage (11th Avenue)..........................................142 285. West Yards - from the Highline..................................................................................143 286. 11th Avenue “Before” Photo.........................................................................................143 287. Ballpark Proposal - Perspective Montage (30th Street).............................................144 288. View South from the Highline.......................................................................................145 289. Covered Retail - Kobe, Japan.........................................................................................145 290. Ballpark Proposal - Perspective Montage (12th Aveune).............................................146 291. 12th Avenue River Trail................................................................................................147 292. 12th Avenue “Before” Photo.........................................................................................147 293. Parcel Data Area (Ipswich Street & Van Ness Street)...................................................187 294. 176 Ipswich Street.........................................................................................................187 295. 1175-1179 Boylston Street............................................................................................187 296. 1249-1295 Boylston Street............................................................................................187 297. Parcel Data Area (Commonwealth Aveune & Lansdowne Street)................................188 298. 490-472 Commonwealth Avenue..................................................................................188 299. Parcel Data Area (Brookline Street, Beacon Street & Yawkey Way).............................189 300. 104 Brookline Avenue.....................................................................................................189 301. Parcel Data Area: (W Waveland Avenue, N Kenmore Street & N Sheffield Ave).......191 302. 3769 - 3713 N Sheffield Avenue.................................................................................191 303. 1040 Waveland Avenue.................................................................................................191 304. 1052 - 1040 W Waveland Avenue..................................................................................191 xiii
305. Parcel Data Area (N Sheffield Avenue & W Addison Avenue)....................................192 306. 3643 & 3639 N Sheffield Avenue.................................................................................192 307. Parcel Data Area (W Addison Ave, N Clark Street & W Eddy Street)...........................193 308. 1063 - 1111 W Addison Street............................................................................................193 309. Parcel Data Area ( W Addison Avenue & W Patterson Street)....................................194 310. 1117-1130 W Patterson Street.......................................................................................194 311. Parcel Data Area (N Clark Street & N Clifton Street)..................................................195 312. 3701-3709 N Clifton Street............................................................................................196 313. Parcel Data Area (W Academy Road, W Solano Avenue & W Amador Street).........197 314. 644 - 636 W Academy Road.........................................................................................197 315. Parcel Data Area (Bishops Road, E Savoy Street & N Broadway)................................198 316. 429 - 425 E Savoy Street.................................................................................................198 317. Parcel Data Area (W White Knoll Drive, N Marview Avenue & Boylston Street).........199 318. 1027 - 1009 Marview Ave..............................................................................................199 319. Parcel Data Area (126th Street, 38th, 37th, 36th, 35th, & 34th Avenues)......................201 320. 126th Street and 34th Avenue........................................................................................201 321. 126th Street and Roosevelt Avenue..............................................................................201 322. 127th Street and 36th Avenue......................................................................................201 323. Parcel Data Area (Roosevelt Avenue, 41st Avenue & 39th Avenue)..........................202 324. 112-34 - 112-18 39th Avenue........................................................................................202 325. 112-40 - 112-44 Roosevelt Avenue..............................................................................202 326. Roosevelt Ave & 114th St..........................................................................................202 327. Parcel Data Area (114th Street, 39th Avenue & 38th Avenue).......................................203 328. 112-07 39th Avenue......................................................................................................203 329. Parcel Data Area (Eutaw Street, Howard Street, Lombard Street & Pratt Stree......204 330. 36 S Eutaw Street .........................................................................................................204 331. Parcel Data Area (Conway Street, Howard Street, Pratt Street & W Barre Street)....205 332. 200-250 W Pratt Street.................................................................................................205 xiv
333. 1 W Pratt Street.............................................................................................................206 334. 112 W Conway Street.....................................................................................................206 335. Parcel Data Area (Portland Street, Pratt Street & Washington Boulevard)...............207 336. 656-646 Dover Street.....................................................................................................207 337. Parcel Data Area (Berry Street, King Street & Townsend Street)..................................209 338. 330 Ritch Street............................................................................................................209 339. 200-210 Townsend Street.............................................................................................209 340. 250 Townsend Street....................................................................................................209 341. Parcel Data Area (King Street, Townsend Street, Second & Third Street).......................210 342. 128 King Street...............................................................................................................210 343. Parcel Data Area (Brannan Street, King Street & Townsend Street)..............................211 344. 88 King Street...............................................................................................................211 345. 625 Second Street........................................................................................................211 346. 301-329 Townsend Street.............................................................................................211
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LIST OF TABLES
Table Number
Page
1.
Classic Era - Completion Dates….....................................................................................12
2.
Fenway Venue Statistics…………………………………………………………..................15
3.
Wrigley Venue Stats…......................................................................................................29
4.
Postwar Era - Completion Dates……………………………..................……………………44
5.
Dodger Stadium Statistics…………………………..................………………………......... 47
6.
Shea Stadium Statistics…………………………..................…………………….............…57
7.
Modern-Retro - Completion Dates…………………………..................………………....…68
8.
Camden Yards Statistics.………………………...................…………………………..........71
9.
AT&T Park Statistics.………………………...................…………………………...............83
10. West Side Rail Yards Statistics……………………………..................………………….....95 11. West Side Ballpark Statistics…………………………..................………………………....113 12. Parcel Data (Boylston Street & Ipswich Street)……...................……….……………....185 13. Parcel Type Totals………………………………............…………………..........................185 14. Parcel Data (Commonwealth Avenue, Newbury Street, & Lansdowne Street)……..….186 15. Parcel Type Totals………………………………..................……………………............…186 16. Parcel Data (Yawkey Way, Boylston Street & Brookline Avenue)…………………...…187 17. Parcel Type Totals……………………..................………..……………............................187 18. Parcel Data (W Waveland Ave, N Kenmore St. & N Sheffield St.)..………………..….189 19.
Parcel Type Totals…………………………….................……………………....................189
20. Parcel Data (N Sheffield Avenue & W Addision Avenue).........…………………….…..190 21. Parcel Type Totals……………………………….................…………………….…............190 22.
Parcel Data (W Addison Avenue, N Clark Street & W Eddy Street)……...……...…...191
23.
Parcel Type Totals……............…………………................………………........….......….191 xvii
24.
Parcel data ( W Addison Avenue & W Patterson Street)…….………..........……..…...192
25.
Parcel Type Totals…......................................................................................................192
26.
Parcel Data (N Clark Street & N Clifton Street)…………………………………..............193
27.
Parcel Type Totals…......................................................................................................193
28.
Parcel Data (W Academy Road, W Solano Avenue & W Amador Street)……..........…195
29.
Parcel Type Totals…………………………..................………………………...................195
30.
Parcel data (Bishops Road, E Savoy Street & N Broadway)…………….................…..196
31.
Parcel Type Totals…………………………..................…….......................……....….......196
32.
Parcel Data (W White Knoll Drive, N Marview Avenue & Boylston Street).………........197
33.
Parcel Type Totals.………………………...................………………………….................197
34.
Parcel Data (126th Street, 38th, 37th, 36th, 35th, & 34th Avenues)………………….199
35.
Parcel Type Totals…………………………..................………………………...................199
36. Parcel data (Roosevelt Avenue, 41st Avenue & 39th Avenue)........…………………....200 37.
Parcel Type Totals………………………………............………………….........................200
38. Parcel Data (114th Street, 39th Avenue & 38th Avenue).............................................201 39. Parcel Type Totals………………………………..................……………………............…201 40. Parcel Data (Eutaw Street, Howard Street, Lombard Street & Pratt Street)…….…...203 41. Parcel Type Totals……………………..................………..……………............................203 42. Parcel data (Conway Street, Howard Street, Pratt Street & W Barre Street)..…….….204 43.
Parcel Type Totals…………………………….................……………………....................204
44.
Parcel Data (Portland Street, Pratt Street & Washington Boulevard ).........……….….205
45.
Parcel Type Totals……………………………….................…………………….…...........205
46.
Parcel Data (Berry Street, King Street & Townsend Street)……...………....................207
47.
Parcel Type Totals……............…………………................………………........….......….207
48.
Parcel data (King Street, Townsend Street, Second Street & Third Street)……........208
49.
Parcel Type Totals.........................................................................................................208
50.
Parcel Data (Brannan Street, King Street & Townsend Street).................................209
51.
Parcel Type Totals.........................................................................................................209 xviii
xvi
PREFACE I was 6 years old when I went to my first baseball game with my mother and my two brothers. The New York Mets played the Montreal Expos at Shea Stadium, and even now, more than twenty years later, I still remember many of details. I remember the walk up the escalators to our seats in the upper deck. I remember that my mother brought my grandfather’s binoculars with us, because we were all concerned that our seats would be too far from the game, but we didn’t use them once; our view was amazing. I remember how the field was spectacular; my first stadium experience was perfect. I don’t remember who won that game, but it doesn’t really matter. Over the next few decades a lot has changed in baseball. Baseball is a game that has evolved incrementally over the course of the past century, and the past three decades have not shown the most active changes in the history of professional baseball in this country. However, I believe it is necessary to acknowledge any changing reality in the world of sports. It is my goal is to present a different way of thinking about urban ballpark development.
xix
1
Thesis Introduction
were reflective of developmental ideologies
General Introduction & Project Framework
of the time. Beginning in the early 1920s, both national urban development and ballpark construction slowed, until after
“Attempts to re-shape the city to a static
World War II. In the late 1950s, American
pattern failed even during the Renaissance,
urban development resumed, as the
as economic and social change were too
phenomenon of sprawl suburbanized
rapid and too complicated to be contained.
the landscape of the American city. The
How much more difficult would it be to
1960s, 1970s, and 1980s witnessed
accomplish the same task today. What is
the explosion of the American suburb
needed now is not a new all-purpose city
and the suburbanization of the urban
design concept, but new ways of integrating
ballpark. The American ballpark was no
city design with [urban] change. Then, and
longer surrounded by mixed-use urban
only then, will the design of our cities live up
development, but rather parking lots along
to the promise to be found in a few special
expanding highway corridors. This outward
neighborhoods, and in the best individual
expansion of the city resulted in consequent
buildings.�1
neglect of the American downtown. However, in the early 1990s, fundamental
Since the start of the 20th century,
urban outlooks shifted once again. Major
Major League Baseball parks have been
League ballparks pioneered a return to the
associated with expanding American cities.
inner-urban landscape as both residential
In the early 1900s, the growth of many of
and municipal forces began to reinvest in
those cities was reflected in the growth
downtown urban America.
of the game. The physical relationships between ballparks and their home cities
Figure 1: Shea Stadium and Citi Field - Queens, N.Y. Construction of Citi Field (2008)
2 Today, as urban populations continue
case studies serve as the framework for
to grow, accommodating that growth
understanding the evolution of ballpark
has become a major urban challenge.
development in the United States.
Massive single use, single function urban ballparks are no longer plausible. Thus, the
Each case study section focuses on a
conceptual effort needs to extend beyond
specific era of American urban history and
the mere placement of urban ballparks
describes a pair of ballparks that are still in
within urban locations. Ballpark ideologies
use today. Each section is introduced with
will need to expand into the realm of
a brief, era-specific literature review, which
integrated design, ultimately to serve
is designed to encompass the nature of
the greater city fabric in a more dynamic
each individual ballpark design, associated
capacity than the current urban model.
urban ideologies and the analytical context that describes the relationship between
Figure 2: Wrigley Field - Chicago, IL Street Character & Rooftop Seating
each ballpark and its surrounding urban Thesis Overview
place.
This thesis addresses a range of issues
The case study section also includes an in-
from the evolution of urban ballparks, to
depth analysis of the proposed site for this
current ballpark development ideologies, to
thesis, Hell’s Kitchen in Midtown Manhattan,
the potential of the downtown urban ballpark
New York City. This analysis is designed to
in an integrated design proposal.
introduce the history of the site, the existing conditions in Hell’s Kitchen (2007), and
Figure 3: Fenway Park - Boston, MA Gameday activity along Lansdowne Street
This thesis presents a series of ballpark
current plans for the future redevelopment
case studies that demonstrate era-
of the neighborhood.
specific ballpark-to-city relationships. The
3 The thesis concludes with a site-specific
- To gain an understanding of various urban
ballpark proposal, which was derived from
ballpark settings and associated urban
a synthesis of the case study data and the
priorities.
information acquired in the analysis of the site’s existing and future conditions. The
- To develop a proficient understanding of
goal of this proposal is to produce a ballpark
the physical objectives of modern ballpark
model that functions as a ballpark, as well
design.
as a dynamic mixed-use component of a larger neighborhood, extending into the
- To analyze current urban ballpark
urban realm.
developments in terms of their priorities as well as in terms of how they have changed over time.
Research Objectives
Figure 4: Shea Stadium - Queens, NY New Ballpark / Citi-Field construction
- To contribute to a physically, socially The first stage of investigating this thesis
and spatially dynamic urban environment
consisted of research addressing the
through integrated ballpark design.
historic use and future potential of urban ballparks in the United States. Research Questions The research objectives were as follows: In order to organize this research, the case - To gain an understanding of the
studies were divided into era-specific pairs.
evolutionary patterns associated with
Inherent in each pair was a significant urban
ballpark design, placement, physical use
question to be answered. The pairs and
and socio-urban implications.
associated questions are as follows:
Figure 5: Camden Yards - Baltimore, MD Eutaw Street Entrance
4 Classic Era Ballpark Case Studies:
Are modern downtown ballparks
Fenway Park (Boston) and Wrigley Field
successfully (or more successfully, relative
(Chicago)
to ballparks of the past) integrating themselves into downtown urban fabrics?
What can we learn about American urban
Figure 6: Camden Yards - Baltimore, MD New and Old along Russell Street
history and the evolution of ballpark
The thesis project proposal, while drawing
development by looking at the frameworks
on information gained in the search for
and development patterns of urban
answers to the above questions, also poses
ballparks from the classic era at the turn of
a question of its own that looks forward to
the 19th century?
the next era of ballpark design.
Postwar Era Ballpark Case Studies:
Thesis Proposal: West Side Rail Yards
Dodger Stadium (Los Angeles) and Shea
(Manhattan)
Stadium (Queens) How can design aid in the further integration What can we learn about American urban
of ballpark and urban fabric?
history and the evolution of ballpark development by looking at the frameworks
What (if anything) can we forecast
and development patterns of urban
about the future benefits associated with
ballparks from the post-war period in the
downtown ballparks?
middle of the 20th century? What (if anything) can we forecast about
Figure 7: Camden Yards - Baltimore, MD Camden Street hotel construction
Modern-Retro Era Ballpark Case Studies:
evolution in design, integration and social
Camden Yards (Baltimore) and AT&T Park
use of downtown ballparks?
(San Francisco)
5 Preliminary Assumptions
Can the development of a new model, based on the analysis of ballparks past
The final stage of this thesis consists of
and present, a detailed understanding of
a ballpark proposal for Manhattan’s West
the current ballpark model, and the critical
Side Rail Yards. To establish a baseline
integration of physical and place-specific
for the design process, and to frame the
socio-urban characteristics, create a
specific objectives of this particular stage
better ballpark presence in modern urban
of this thesis, the following list preliminary
America? Can substantial support for
assumptions was generated:
redesigning the current ballpark model be found and/or justified?
The most recent manifestation of urban ballpark ideals, the Modern-Retro stadium
Physically integrated characteristics
model, is flawed.
and urban perception can serve as the
Figure 8: AT&T Park - San Francisco, CA Mission Bay redevelopments
foundation for a new urban ballpark model The presumption is that the current
in the United States.
Modern-Retro stadium model does not perform in its varied urban settings as
Are the physical characteristics and/
advertised by municipal decision makers
or urban attributes involved in ballpark
and project designers in terms of socio-
development significant enough to serve
urban performance or physical integration
as the foundation for the revision of the
into downtown areas. What can be done to
current Modern-Retro model and/or the
improve urban ballpark performance?
development of a new truly integrated ballpark model?
A new ballpark model can create more functionally dynamic urban spaces.
Figure 9: AT&T Park - San Francisco, CA King Street condominium development
6 Presentation & Content
The Introduction and Conceptual Framework introduces the structure of
This thesis document is subdivided into five
the project. This section precedes all
main sections:
other information to serve as the base of the document as well as the basis for the
- Introduction and Conceptual Framework
project research and gathering of supportive information. This section photographically
- Case Studies
introduces various urban conditions surrounding several ballparks in the United
Figure 10: Invoice Dome - Seibu, Japan Pedestrian link between train station and ballpark
- Proposal Background and Presentation
States and Japan.
- Conclusions and Reflections
The Case Studies focuses on ballpark development chronology, development
- Appendices
costs and funding for ballparks, ballpark land use characteristics, socio-economic
The first two sections address a specific
conditions surrounding existing ballparks,
set of issues relative to the evolution of
and neighborhood demographics of existing
American urban ballparks and ultimately
ballparks. This section consists of three
lead to the proposal of a new American
comparative and era-specific case study
urban ballpark model. The presentation
analysis sections:
of this model is followed by a series of
Figure 11: Miyagi Stadium - Sendai, Japan Structural integration in surounding landscape
reflections and conclusions on the proposal
The Classic Era Ballpark case study section
at its relative success in achieving the
is a visual and textual summary of the early
stated project goals.
chronological history of American ballparks (1890s - 1920s). Historic information about
7 the ballpark is supported by photographs,
between broader-scale suburban ideologies
analytical maps, aerial photographs and
that emerged in the U.S. during that time
images relevant to the ballparks’ physical
period and their implications for ballpark
and socio-physical locations. The main
development throughout the Postwar Era.
objective of this section is to describe the genesis of urban ballpark design in the
The Modern-Retro Ballpark case study
United States and to set the stage for
section provides a visual and textual
changes that occur in following eras.
introduction to the ballpark characteristics and “Modern-Retro” phenomenon (1990s
The Postwar Era Ballpark case study
– present). Aerial imagery, streetscape
section provides a visual and textual
photos and graphic illustrations highlight
introduction to the characteristics of urban
the reconnection of the American
ballpark development exclusive to the
ballpark to the inner-urban fabric, and
Postwar Era (1950s – 1970s). Two distinct
the ideologies associated with the new
case studies, supported by aerial, analytical
ballpark developments during this time
and photographic imagery, describe
period. Additional text, ballpark photos
the new locations of these ballparks in
and graphics explore the impacts and the
settings quite removed from their relevant
benefits of the “Modern-Retro” approach
urban surroundings. Additional text and
to the various residential, commercial and
photographs highlight some of the unique
municipal parties affected by newer ballpark
physical and socio-economic characteristics
developments. Essentially, this section
of ballpark-adjacent neighborhoods that
explains present-day ballpark design
are not in direct contact with the ballparks
ideologies and provides the starting point
themselves. The objective of this section
for my design proposal.
is to showcase the direct correspondence
Figure 12: Tokyo Dome - Tokyo, Japan Exterior (covered) pedestrain plaza
8 The case study observations, findings and
of the present-day relationship between
analysis are reflected in the document’s
the proposed site and its surrounding
conclusion and final design suggestions.
urban environment. This section also
The case study section serves as the
presents the current redevelopment
contextual framework for the design
agenda and introduces the variables that
proposal, while each individual section
were considered in the presentation of the
provides a chronological framework
integrated ballpark model.
for understanding the historic trends in
Figure 13: Petco Park - San Diego, CA Western Metal Supply Building / Playing Field
American urban evolution. Additionally,
The design proposal summarizes the site
each individual ballpark analysis provides
information from the previous section and
insight into individual urban situations
introduces the design through design
throughout various eras in American urban
analysis and presentation. The design
history.
analysis section includes a series of analytical graphics and text relating to
The Design Proposal is divided into two
proposal’s urban design guidelines and
sections, the preliminary site analysis
structural objectives. The proposal itself is
and the actual proposal for an integrated
presented via a series of perspective views
ballpark design.
and diagrams that focus on the proposed ballpark’s relationship to its surrounding
The preliminary site analysis introduces
urban context.
the selection of the site. The site analysis
Figure 14: Petco Park - San Diego, CA Western Metal Supply Building / Street
begins with a brief presentation of the
The Conclusions and Reflections section
history of Hell’s Kitchen. An existing
serves as a synthesis of the research
conditions analysis textually, graphically
and case study findings. Additionally,
and photographically establishes a sense
this section provides an opportunity for
9 the author to expand on the information
potential of ballpark scaled development in
presented in the design proposal as
the twenty-first century.
it relates to the satisfaction (or nonsatisfaction) of pre-design objectives and
Today new ballpark construction has
assumptions.
become commonplace in American cities that host professional baseball teams.
A series of Appendices serve as additional
As the game has evolved, the role and
sources of urban information to accompany
responsibility of the ballpark has expanded.
each case study. Each appendix is
Gone are the days of neighborhood fans
comprised of comprehensive parcel data,
walking to their neighborhood ballpark for
tables and photos that provide a deeper
a summer mid-afternoon doubleheader.
understanding of the neighborhood
Today, the American ballpark is a regional
environment surrounding each ballpark.
icon and catalyst for growth. Events
Figure 15: Petco Park - San Diego, CA Beyond Centerfield Park
are planned months in advance, and draw crowds from all over the world. Final Thoughts
The American ballpark is no longer the mere home of a professional baseball
The relationship of the American ballpark to
organization; the modern American urban
the city has undoubtedly evolved over the
ballpark is expected to serve as cornerstone
course of the twentieth and early twenty-first
for urban vitality, growth and renewal.
centuries. However, the intent of this thesis is not to challenge this growth. The intent is to highlight the changing relationship between the American urban ballpark and the city, and to project forward, into the
Figure 16: Petco Park - San Diego, CA Pedestrain street above Bleacher Section
10
Case Studies I
Figure 17: Case Study Ballparks (Fenway Park and Wrigley Field)
11
Introduction to an Era
technological and economic innovations
The Classic Era (1909 - 1923) & “The Jewel Boxes” (1912 - 1914)
to industrial production [and physical construction that]...refashioned the contour and character of urban America.”3
Pedestrian traffic and animal power characterized movement, production and
Change in the morphology of American
form in American cities throughout the 18th
cities had a significant impact on all facets
2
and 19th centuries. By the start of the 20th
of urban life, including the spectator
century, new urban forces had prompted
sport cultures. Early team sports were
change in traditional urban patterns. Urban
crippled by uncertainty, resulting in short-
America had become a place epitomized
term leases, inconsistent attendance and
by rapid change. Advancements in
vulnerable wood-frame ballparks (fire,
the technologies of building materials
structural failure). By the 1890’s and
(iron, steel, reinforced concrete), plus
1900’s professional organizations were
the emergence of larger “white collar”
able to establish secure sports roots and
organizations spurred a growth in high-rise
stable relationships with their home cities.
construction. The new technologies enabled
Ballparks of this period (1909-1923) were
residents and businesses to crowd dense
built near the city centers using modern
urban regions. The densification of urban
building materials and techniques (masonry,
environments led to an increased demand
concrete and steel). Their new permanence
for improved/expanded public transportation
and scale gave them an iconic presence
networks and ultimately, improvements
within the city. Ballparks were usually
in city streetcar and subway systems.
strategically situated where expanding
Essentially it was “the rise and spread of
public transportation networks could service
mass transportation, the application of
the greatest number of regional fans.4
Figure 18: Original Seat Ebbets Field (1913-57) Ebbets Field Demolition: 1960
12 Classic Era Ballparks:
The combination of technology, physical
on the warning track meant one was
Ballpark Name, Host City
(Year)
connectivity and iconic identity solidified the
in Cincinnati, discussing an event that
Shibe Park, Philadelphia
(1909)
relationship between organization, city and
took place at Crosley Field. A flagpole
Forbes Field, Pittsburgh
(1909)
place during the “classic era” ballpark.
grounded on the playing field was a defining
Comisky Park, Chicago
(1910)
League Park, Cleveland
(1910)
Griffith Stadium, Wash D.C.
(1911)
The classic era in the evolution of
the centerfield warning track at Tiger/Briggs
Polo Grounds, Manhattan
(1911)
American ballparks was witness to the
Stadium. Freeloaders watching games
*Redland Field, Cinncinatti
(1912)
new construction of 14 ballparks over a
from Coogan’s bluff, with Yankee Stadium
*Navin Field, Detroit
(1912)
15-year period, 1909 – 1923. Expanding
in the distance, could only be on Manhattan
Fenway Park, Boston
(1912)
cities saw ballpark dimensions that were
Island, watching the activity at the Polo
Ebbets Field, Brooklyn
(1913) (1914)
dictated by their placement within already
Grounds. Any story or experience regarding
*Weeghman Park, Chicago Braves Field, Boston
(1915)
existent urban parcels. Ballparks of the
monuments on left centerfield outfield grass,
Yankee Stadium, Bronx
(1923)
era were essentially the creative products
a third level seating deck and/or the first
of the considerations for the spatial
ballpark to carry the “stadium” suffix would
requirements of the field juxtaposed with the
put oneself in the Bronx, talking about
spatial requirements of the selected site, a
Yankee Stadium,
* Redland Field renamed Crosley Field (1933-1972) * Navin Field renamed Briggs Stadium (1938-1960) Briggs Stadium renamed Tiger Stadium (1961-current) * Weeghman Park renamed Wrigley Field (1926-current)
characteristic of baseball in Detroit, along
process that resulted in arguably the most recognizable and quirky era in the history of
These ballpark characteristics became
ballpark construction in the United States .
interchangeable with their teams, as well as their host city. However, it was the three
Baseball fans across the northeastern
“Jewel Boxes” of classic era which best
region of the United States quickly learned
personified their respective cities through
to recognize the quirks and characteristics
baseball, ballpark and urban situation.
of these new ballparks. A baseball Figure 19: Ebbets Field (1913-57) Table 1 (above): Classic Era - Completion Dates
occurrence involving an outfield slope
13
The Jewel Boxes
carries with it greater support from a multi-
Fenway Park - Boston, Ma. Wrigley Field - Chicago, Ill.
generational base of nomadic followers than does Ebbets Field. In fact, the City of New York has recently passed a stadium
The “Jewel Box” was a term used by
bill/financial package to construct a long
Michael Grishman, in Diamonds: The
proposed modern new home for the New
Evolution of the Ballpark, to single out three
York Mets (to be completed in April, 2009),
of baseball’s “classic” ballparks; Boston’s
whose trademark design characteristic is
Fenway Park, Brooklyn’s Ebbets Field
a modern-retro facade, designed to pay
and Chicago’s Wrigley Field. The most
homage to Ebbets Field and the memory of
outstanding characteristics of these classic
New York City baseball in Brooklyn.
ballparks is their timeless appeal, and the past/present relationship of each park to
This analysis of the two remaining Jewel
their surrounding urban environments.
Boxes (Fenway Park and Wrigley Field)
Figure 20: Fenway Park - Green Monster (Fenway Park - Along Lansdowne St.)
will recount the evolution of these timeless The Jewel Boxes were originally completed
classics and showcase each ballpark’s
in three successive years beginning with
current relationship to its surrounding urban
Fenway Park in 1912 and ending with
environment. Additionally, these studies will
Wrigley Field in 1914. Fenway Park and
demonstrate some fundamental ideologies
Wrigley Field currently stand as the two
and urban emphases of early twentienth
oldest, most beloved and arguably most
century ballpark construction, that have
successful ballparks in the country. Ebbets
survived nearly a century of American urban
Field is the lone Jewel Box that is no longer
evolution.
physically in existence, yet, no deceased ballpark (or team - Brooklyn Dodgers) today
Figure 21: Wrigley Field - Rooftop Seating (Wrigley Field - Along N Sheffield Avenue)
14
Figure 22: Fenway Park - Boston, MA Aerial Photo (current)
15
Fenway Park
section of Boston – Fenway Park. Rain
4 Yawkey Way Boston, Massachusetts
postponed the park’s opening for two consecutive days (April 18 and 19, 1912) but on April 20, 1912, Fenway Park finally
“It’s in the Fenway section of Boston, isn’t
hosted its first professional baseball game
it? Then name it Fenway Park.”5
in front of a capacity crowd of 27,000. Between 1912 and 1916, the Red Sox
Fenway Park is the oldest major league
played the majority of their homes games
ballpark still in use today. Originally
at Fenway Park. Limited seating capacity
completed in 1912, Fenway Park took only
at Fenway Park persuaded the Red Sox to
eight months to construct. It opened on the
schedule games 3 & 4 of the 1915 World
same day as Navin Field (Tiger Stadium)
Series (Red Sox home games) to be played
in Detroit. Today, Fenway remains nestled
at Braves Field, where the seating capacity
between Lansdowne Street, Yawkey Way
was 42,000. Following the 1916 World
(originally named Jersey Street, renamed
Series, the Red Sox played every home
after owner Tom Yawkey in 1976), Van Ness
game a Fenway Park.
Fenway Park Statistics: Tenant: Boston Red Sox (AL) Opened: April 20, 1912 First night game: June 13, 1947 Capacity: 38,805 night; 37,455 day Surface Area: 99,000 sq. ft. Elevation: 21 ft. Architect: Osborn Engineering (1912) Construction: James McLaughlin (1912) Owner: Yawkey Trust Cost: $650,000 Table 2: Fenway Venue Statistics
Street (constructed in 1914) and Ipswich Street in Boston’s Fenway/Kenmore Square
Fenway Park’s original characteristics were
neighborhood.
highlighted by the presence of a 25-foot high left field wall, deep center field nooks
In 1910, then Boston Globe owner General
and a sharp right field corner to compensate
Charles Henry Taylor bought the Boston
for the constraints placed on the field by
Pilgrims, changed the team name to the
the surrounding street network. A steep
Red Sox, and announced he would build
10-foot embankment in left field was also in
a new ballpark for the club in the Fenway
play/place to help support the left field wall
Figure 23: Fenway Park: Main Facade (Fenway-Kenmore, Boston)
16
Figure 24: Fenway Park dimensions (1922-25)
and the 25-foot wooden left field wall was
paying surface and Lansdowne Street. The
replaced by a more durable, 32-foot sheet
field dimensions and wall heights were also
metal structure.
in place to eliminate any visual/physical
and ease the grade transition between the
379
9 390
access for non-paying customers to the
In 1936, a 23-1/2-foot tall screen was
park. Fenway Park was physically a piece
added on top of the left field wall to protect
of its neighborhood, but concentrated all
the windows of buildings on adjoining
focus within its walls.
Lansdowne Street. In 1940, bullpens were constructed in front of the right field
Fenway Park remained unchanged until a
grandstand and brought the fence 23 feet
May 8, 1926, fire destroyed bleachers along
closer to home plate. In 1946, the ballclub
the left field line and much of the original
installed skyview seats and in 1947 Fenway
25-foot high left field wall. Following the
Park was outfitted with stadium lights.
fire, the field was only minimally repaired
Additionally In 1947, the “Green Monster”
and the bleachers were never rebuilt (due
was born when the 32-foot high left field
to a lack of funds). In 1933 Tom Yawkey
wall of advertisements was raised to 37 feet
bought the Red Sox. Yawkey injected new
and painted dark green – thus the “Green
funds into the club and reinvented Fenway
Monster”
Park. Following the second major Fenway
9 379
Figure 25: Fenway Park dimensions (1992-05)
fire in less than a decade (1934) Yawkey’s
In the 1980s, luxury boxes were added
Fenway Park revitalization project had a
to Fenway, occupying spaces formally
clean slate and a new objective. Concrete
occupied by the press. Press boxes
bleachers replaced the wood bleachers
were moved above the new luxury boxes.
in centerfield. Duffy’s Cliff (a 10 foot
Additionally, seating was added to the
embankment in leftfield) was leveled off
rooftop along each baseline and many older
17 wooden seats were replaced. Over the
distinct off-season stages of construction -
next two decades, Fenway Park continued
three of which are currently complete.
to add additional seating. Prior to the 2003 season, a seating section “In the late 1990’s, the word went out
was constructed on top of the Green
to Red Sox Nation: Fenway Park was
Monster. Prior to the 2004 season a
doomed. Yes, it was one of most celebrated
seating/club section was constructed on
temples in all of sports, but it was nearly
the roof above the right field bleachers
90 years old, with fewer than 35,000 seats,
increasing capacity to 36,298. And most
and utterly inadequate, its owners said,
recently, prior to the 2006 season, the
to meet the demands of a modern sports
former 600 and most recent .406 club
franchise.”
6
was completely remodeled, removing the
Figure 26: Fenway Park Current aerial view - view south
glass panels and selling the naming rights In 2002 the Red Sox were sold to an
to the club section, now the EMC club.
investment group led by John Henry who
Additionally, rooftop seating was extended
vowed to save Fenway Park, both in the
across the entire length of the orginal
physical and the financial sense. Payroll
Fenway Park seating cover, increasing
increased, concession areas improved and
capacity on opening day 2006 to 38,805.
the largest renovation project in Fenway Park history was underway. The current Fenway Park renovation project is due to
Context and Form Analysis
increase the parks fan capacity from 33, 871 to 39,968 in time for the ballparks
Fenway-Kenmore is a neighborhood where
centennial celebration in 2012. The project
once abandoned factories and warehouses
is scheduled to occur over the course of five
are now quant neighborhood shops, bars
Figure 27: Fenway-Kenmore land use Warehouse conversion - 121 Brookline Avenue
18
Cambridge
Charles River Back Bay
Downtown Fenway
Fenway / Kenmore
Kenmore
South End
Mission Hill
Figure 28: Fenway / Kenmore Neighborhood Satellite view
19 and restaurants. Dilapidated apartments
clearly delineated but still dictated by the
and unused buildings have become newly
transportation grid. Building footprints
renovated luxury condominiums, Boston
throughout the neighborhood consistently
University-owned apartments/dorms,
occupy entire parcels. The largest building
and a neighborhood shopping center.7
footprints are concentrated around Fenway
The Fenway-Kenmore neighborhood
Park.
combines several smaller neighborhoods enclaves represented (in city council)
Fenway-Kenmore is home to a number of
as one cohesive neighborhood and is
academic institutions including: Emmanuel,
one of the oldest remaining middle class
Simmons, and Wheelock Colleges,
neighborhoods around downtown Boston.
Boston and Northeastern Universities, and
Fenway Park is located in northern
Wentworth Institute of Technology. Cultural
Kenmore, in the center of the Fenway-
institutions include: The Symphony Hall,
Kenmore neighborhood.
the Massachusetts Historical Society, and
Figure 29: Transportation Network
the Isabella Stewart Gardener Museum. The Fenway-Kenmore neighborhood is
Fenway-Kenmore is also home to leading
slightly isolated from downtown Boston
health care institutions, including the
due to the distinct physical barriers that
Beth Israel and the Brigham & Women’s
surround the neighborhood. The most
Hospitals.8
Figure 30: Ballpark Road & Rail Network
pronounced barriers lie to the north and south. The Boston & Albany Railroad tracks
Multiple transportation modes provide
and the Massachusetts Turnpike define the
direct access to Fenway Park. These
north edge and the Back Bay Fens form
transportation options reduce the need for
the neighborhood boundary to the south.
surface parking lots and include: commuter
Boundaries to the east and west are less
rail, subway and bus stops and stations.
Figure 31: Figure Ground Analysis
20
Boston University
Kenmore Station MBTA Green Line
Massachusetts Turnpike
Yawkey Station
Lansdowne Street
Br
oo
kli ne Av en ue
re
sw
yl
st
on
St
Ip
Fenway Park
Bo
ay ey W
k Yaw
Figure 32: Fenway Park; Immediate Area Satellite view
et
ic
h
St
re
et
Framingham/Worcester Line Bus Routes 8, 19, 60 & 65
Back Bay Fens
et
tre ss S
e
N Van
Fenway Station MBTA Green Line Bus Routes P511 & 55
21 The Massachusetts Bay Transit Authority
Neighborhood Characteristics
Commuter Rail services Fenway Park via Yawkey Station on The Framingham/
From a contextual stand point, the
Worcester Line, running from South Station
Kenmore section of Fenway-Kenmore
to Worcester Station. Boston area Subway
is dominated by three- to five-story brick
services Fenway Park via Fenway Station
walk-ups, brownstone townhouses and
on the Green Line, running from Lechmere
various housing units owned and operated
Station in Charlestown to Riverside Station.
by Boston College. The Fenway section
Fenway Station is approximately .25 miles
of the Fenway-Kenmore neighborhood is
from the junction of Yawkey Way and
comprised almost entirely of five- to six-
Brookline Avenue. Additionally, Bus #P511
story apartment buildings, accompanied by
provides service in and out of Yawkey
a number of small, independently owned
Station. Bus routes 8, 19, 60 & 65 offer
shops scattered throughout .
Figure 33: Single / Multi-Family Residential
service to and from the corner of Yawkey Way and Brookline Avenue and Bus route
In the areas most immediately surrounding
55 services stops along Boylston Street and
Fenway Park, land use ranges from:
Jersey Street, approximately .20 miles from
surface parking (ballpark parking),
Fenway Park’s main entrance.
transportation rights-of-way (Massachusetts
Figure 34: Commercial / Mixed Use
Turnpike, commuter rail) and public open Fenway Park is located within a cluster
space (the Fens and the Fenway Victory
of commercial structures. As distances
Gardens). The majority of the physically
between neighborhood parcels and Fenway
developed parcels serve a retail/commercial
increase, scales and uses diversify and
function. Developed parcels vary in
decrease incrementally.
specific service, ranging from primarily specialty local shops, bars and restaurants
Figure 35: Vacant / Parking
22
1
Figure 37: Lansdowne St and Fenway Park (North)
ips
wi
ch
lansdowne st.
br
2
st.
oo
kli
ne
av
e.
massachusetts turnpike
way
bo
yls
to
key
n
st.
yaw van
ness
Figure 38: Ipswich St and Fenway Park (Southeast)
3
st.
Figure 39: Van Ness St and Fenway Park (South)
t
ey s jers
4 Figure 36: Fenway Aerial Map, Analysis & Relationship to the Street.
Figure 40: Yawkey Way and Fenway Park (West)
23 to several more recognizable national
the baselines and behind home plate. The
franchise establishments. Most of the
most iconic exterior view of Fenway Park
neighborhood “chain” retail establishments
originates at the corner of Yawkey Way
Fenway Park Monster Seats (2.5-stories.)
playing field
are day-to-day service establishments – for
and Brookline Avenue looking south toward
example, Exxon-Mobil fueling stations and/
Van Ness Street (Figure 23). Along this
or Goodyear tire retailers - while most of
corridor (Figure 40), Fenway visitors, or
the local shops cater to local residents and
local passers-by can stroll along a street
ballpark crowds.
occupied exclusively by small local retail
Parking (One-story com.) Lansdowne Street
Figure 41: Section aa Academic Institution (Four-story institutional) Commercial (Two-story retail)
establishments – most of which are selling
Ipswich Street
Red Sox merchandise. Effective at the start Fenway and the street
of the 2006 season, Yawkey Way has now
Figure 42: Section bb
been adapted as a private/public concourse The interaction of Fenway Park and the
in front of Fenway Park main gate (with
surrounding streetscape can essentially be
mixed reviews), closing the street and its
broken into three sectors: the main façade
retail establishments to the general public
along Yawkey Way, the backside of the
on game days at 5 pm. Shops are still
Green Monster along Lansdowne Street,
encouraged to remain open and conduct
and the service façade along Van Ness and
business during game hours.
Commercial (Three-story retail)
Fenway Park (approx four-story)
Van Ness Street
playing field
Figure 43: Section cc
Ipswich Streets (Figures 37-40).
Fenway Park (approx four-story)
Fenway Park’s relationship with Lansdowne Fenway Park stands at a modest scale
Street has changed since the inception
(45’-60’ at its highest points) surrounded
of the Monster Seats in 2003 (Figure
on all four-sides by single lane traffic. The
46). Once a street in which pedestrians
Ballpark Retail (Two-story retail)
Yawkey Way
bulk of the structure stands between 35’-45’
would cover their heads hoping the Green
playing field
tall, highlighted by its tallest sections along
Monster’s 23 foot net would catch homerun
Figure 44: Section dd
24 balls and property owner would replace
School at Fenway, which is adjacent to
broken windows on a bi-monthly basis for
the ballpark on Ipswich Street. The Arts
the same reasons, Lansdowne Street has
Academy... is the crowning achievement of
now become a secondary entrance/exit to
the Fenway revamping project.”9
and from the park. New entrance/exits to the park, via the Green Monster section have changed the park’s relationship with
Special Features: Monster Seating
the street and further energized the corner between Lansdowne Street, Brookline
Baseball’s most famous architectural
Avenue and Yawkey Way (Figure 37).
feature, as fabled as barriers in Jericho,
Figure 45: Green Monster Gameday view of Green Monster Seats
Jerusalem, China, Berlin has gone through Fenway Park extends beyond the walls
four distinct phases:”10
of the ballpark. The ballpark influences the neighborhood and the community
The (Duffy’s) Cliff
1912 - 1933
and in some cases, ballpark revitalization
The Monster
1933 - 1946
projects can work to benefit the ballparks
The Green Monster
1947 - 1975
relationship with the community. The
The Monster Gentrified 1976 - 2003
community’s relationship with the ballpark as is apparent in the following quote
In 2003 the fabled Green Monster entered
discussing one component of the Fenway
its fifth distinct phase, with the addition of a
Park expansion process (Figure 38):
seating level atop the wall. Currently, the Monster stands at 37-feet, covered in hard
Figure 46: Monster Seat Construction Construction view along Lansdowne Street - 2003
“The Boston Red Sox organization and
plastic (1976) – and has been fitted with
the city helped fund the construction of
250 of the most unusual seats available in
the successful Boston Arts Academy High
any ballpark today – the Monster Seats.
25 The Monster Seats debuted in
Following the instant success of the
2003, providing 250 fans the unique
Monster Seating section in 2003, new
opportunity to watch the game from the
ownership worked to construct a right field
Monster for the first time in the history
rooftop seating section in the off-season
of Fenway Park. But the installation
between the 2003 and 2004 seasons. In
of the Monster Seats changed more
2004, the Budweiser Roof Deck debuted
than way in which fans can now watch
on the right field rooftop. The rooftop
the game. The Monster Seat seating
seating deck has become near equal to
exaggerated the ballpark physical
the Monster Seating section in popularity
presence along Lansdowne Street. The
and ticket prices have reflected that
seating area cantilevers over the entire
popularity. Figure 47: 406 club transformation Removal of glass enclosure - November, 2005
southern sidewalk (Figure 48), and adds approximately 10-15 feet of vertical mass
The Budweiser Roof Deck served as a
to the overall height of the Monster.
catalyst for the major expansion project in the off-season of 2005. The right field
The Monster section concourses have
rooftop seating section expanded to
been expanded since 2003, enabling the
the right field roof deck section and left
occupancy of additional Monster section
and right field rooftop sectiona are now
persons, while facilitating increased
connected via a new open air seating
traffic along Lansdowne Street via new
section, where the 406 club past existed.
entrances/exits to the ballpark. Following
“Gone is the high glass that sat in front of
2004 improvements, the Monster section
what was the .406 Club. That area will be
now seats 280 persons with standing-
open now, with a lower half -- the EMC
room tickets sold in compliance with
Club...and upper half known as the Home
Boston city fire code.
Plate Pavilion.�11
Figure 48: Fenway Park - Monster Seats Gameday activity along Lansdowne street
26 Fenway is now home to the most expensive
Avenue. These areas show an evolutionary
tickets in Major League Baseball.
cross-pollination in the form of thriving student population and a maturing
The expansion and modernization of
commercial core between the Charles
Fenway Park enables the Red Sox
River and the Massachusetts Turnpike –
to remain financially competitive an
around the Kenmore Station. Yet, the lone
increasingly money-driven industry.
historical constant is the relationship of
Despite increased ticket prices and modern
Fenway Park to the city, along Yawkey Way.
additions to the ballpark, new ownership
Figure 49: Typical Building Type Architectural typology - Kenmore neighborhood
has embraced Fenway Park, the Save
Today, Fenway Park is still surrounded
Fenway community and the Red Sox faithful
by many of the things that surrounded
in most expansion decisions, to preserve
it in 1912. The ballpark lies within a the
the essence of what is truly a shrine among
same historic network of small multi-family
the major league ballparks today.
residential units, dozens of preserved or re-used industrial/warehouse parcels and mixed commercial blocks – catering to
Synopsis and Conclusion
both the off-season Fenway neighborhood (gas stations, local stores, etc) as well
Figure 50: Typical Building Type Architectural typology - Fenway neighborhood
On any given day, a walk through Boston’s
as to Fenway Park fan base throughout
Fenway neighborhood has the ability to
the summer months (ballpark shops,
showcase an entire century of evolution
restaurants, bars, etc.). On Red Sox
and urban history in Boston. That history
game days, the neighborhood welcomes
is on display in the form of old and new
thousands of red t-shirts, street vendors
parcels surrounding the Back Bay Fens
and the smell of bratwurst to fill its streets,
and changing land uses along Brookline
asking only that through traffic redirect itself.
27 On off-days, the neighborhood becomes
Final Thoughts
quiet, pedestrian traffic disappears and the majority of the local street activity is in the
Fenway Park has provided nearly a century
form of vehicular through traffic. Still, as the
of service to Major League Baseball and
neighborhood continues to evolve, the most
to the Red Sox. Still it continues to evolve
powerful reality surrounding Fenway Park is
and inspire with innovative ways to increase
the neighborhood that has existed around it
seating capacity and provide one-of-a-kind
for the past 95-years.
views for spectators.
Fenway Park is the oldest and perhaps
The Monster Seats stand at nearly 40-feet
most revered ballpark still in existence
above the playing field and 300-400 feet
today. Yet, every year its most clearly
from home plate. Yet the unobstructed view
communicated message is perhaps its
of the playing field from directly beyond the
simplest and most commonly overlooked.
left field wall is so spectacular, it has the
Past models of appropriately scaled
potential to revolutionize the way seating is
stadium structures can function and prosper
configured in future ballpark projects.
Figure 51: Fenway Park - Main Entrance Gameday atmosphere along Yawkey Way
within the confines of functioning urban neighborhoods. Ballparks do not have to act as “black holes� within the greater contextual urban fabric. Instead they can relate, respond and enrich their surround built environments through integrated planning, dynamic placement and appropriate scale. Figure 52: Fenway Park Area Typical retail typology surrounding Fenway Park
28
Figure 53: Wrigley Field - Chicago, IL Aerial Photo (current)
29
Wrigley Field
Consequently the field’s dimensions were
1060 W. Addison Street Chicago, Illinois
extended by 25 feet.13 The ballpark became a piece of neighborhood. Wrigley Field Statistics:
“Wrigley Field in Chicago still surveys
The Federal League folded in 1918 and
blocks of trees and substantial dwellings,
Weegham Park and the Chicago Federals
with the skyline of Lakeshore Drive as a
were sold to William Wrigley. Wrigley
backdrop.” 12
embraced a different vision of the future of the facility. The ballpark saw the first
Since 1914, Wrigley Field, originally
iteration of Wrigley’s outfield bleachers,
Weegham Park, has neatly occupied one
constructed in 1923, which established
square block in Lakeview, a north side
a modest buffer between the north and
Chicago residential neighborhood. Named
east ends of the park and the surrounding
Weegham Park, after its first owner Charlie
residences. The new bleachers increased
Weegham, the ballpark was designed
seating capacity to nearly 20,000 persons.
Tenant: Chicago Cubs (NL) Opened: April 23, 1914 First night game: August 9, 1988 Capacity: 40,052; 38,902 (pre 2006) Surface Area: 108,000 sq. ft. Elevation: 595 ft. Architect: Zachary Taylor Davis Owner: Charlie Weegham (1914-1916)
Chicago Cubs (1916 - current)
Cost: $250,000 Table 3: Wrigley Venue Stats
for the Chicago Federals (and 14,000 spectators) of baseball’s Federal League.
As the game, the team, the city and the
The ballpark instantly established a strong
nature of American cities continued to
bond with its surrounding community. After
expand, Wrigley Field responded with
only its third professional game, Charlie
change. In 1926 changes included a
Weegham had publicly noted how the
lowered playing field, maximizing seating
nearby residential fabric had constrained
space in the lower deck and adding a new
the dimensions of the field. Neighboring
reinforced concrete and steel second deck.
residents responded, and donated portions
Seating capacity swelled to more than
of their own pieces of property to ballpark.
38,000 and the modern form of Wrigley
Figure 54: Wrigley Field: Main Entrance (Wrigleyville / Lakeview, Chicago)
30
In 1981, the Wrigleys sold the franchise
Weegham Park was officially renamed
to the Tribune Company, who still own the
Wrigley Field.
club today. The Tribune Company planned
for the installation of ballpark lights in
Figure 55: Wrigley Field dimensions (1922-25)
Field was born. 1926 was the year in which
Nearly one decade into the life of
1982, but implementation was temporarily
Wrigley Field, several of the ballpark’s
delayed in an effort to appease Wrigley
most emblematic and recognizable
Field purists. In 1984, following a Cubs
characteristics were already established. In
post-season appearance, Major League
1937, the hand-operated scoreboard was
Baseball required that Wrigley be outfitted
installed above new centerfield bleachers.
with game lights or play all future post
That year, the first modern iteration of
season games at a neutral site with lights to
the Wrigley Field’s metal bleachers were
satisfy the leagues contractual obligations
constructed. Additionally, the defining
with primetime telecasters. August 9, 1988,
icon of Wrigley Field, the outfield ivy, was
Wrigley Field was host to the first night
planted in the off-season along the outfield-
game in the 74-year history of the ballpark.
warning track – 200 Boston Ivy plants and
Figure 56: Wrigley Field dimensions (1992-05)
350 Japanese Bittersweet plants that still
Today the Cubs play 30 night games and
cover the outfield walls of the ballpark today.
51 day games at Wrigley Field each year, per agreement with the City of Chicago and
The middle of the twentieth century saw
the Wrigleyville neighborhood. Most Major
little change at Wrigley Field, but following
League ball clubs regularly play between
the success, popularity and continued
twelve and twenty home day games per
neighborhood embrace of the park, the
year and 60-70 home night games. Playoff
Lakeview neighborhood around Wrigley
games at Wrigley Field follow Major League
Field became know as Wrigleyville.
Baseball television agreements and allow
31 for eleven post-season games to be
to the north and Diversity Parkway to the
televised during primetime hours - eleven is
south, and Ravenswood Avenue to the
the maximum number home playoff games
west and Lakeview Park/Lake Michigan
in a single postseason.
to the east. Within this set of larger boundaries, the Lakeview neighborhood
Following the 2005 season, the Cubs
is essentially divided into four quadrants:
added nearly 1,800 seats to the bleachers,
Northalsted, Lakeview East, West Lakeview
increasing the capacity to just over 41,000.
and Wrigleyville, defined by neighborhood
The Cubs also have plans to complete a
transportation barriers (arterial roads and
new multipurpose triangular parking/retail
elevated rail) anchored by Wrigley Field as
structure, prior to the 2010 season. (Figure
its central focal point (Figures 60-62).
Figure 57: Wrigley Field (2010) Future Improvements to Wrigley Field
57). This expansion will enable Wrigley Field to enhance its appeal to accommodate
Collectively the Lakeview neighborhood
younger fans and modern families, without
in dominated by a rectilinear grid of fine
physically changing/expanding the ballpark.
grain one-, two- and three-story residential/
The project will house restaurants, retail
commercial structures. The neighborhood
shops, parking facilities and some private
is highlighted by a hierarchical road
player facilities, built in a vacant lot
network, characterized by access alleys,
adjacent to Wrigley Field’s west entrance.14
elevated rail lines and severed diagonally
Figure 58: Wrigley Field (Current) current view facing east/northeast
by Clark Street. North Lake Shore Drive Context and Form Analysis
and North Lincoln Avenue compliment Clark Street to the east and west respectively, as
Wrigley Field anchors Wrigleyville in
diagonal corridors northwest and southeast,
Lakeview, a North Side neighborhood of
reflecting the form of Lake Michigan to the
Chicago. Lakeview is bound by Irving Road
east. All extend north of Lakeview and run
Figure 59: Wrigley Field (1942)
32
Graceland West
Lincoln Park
Graceland Cemetary
Buena Park
North Center
Lake Michigan
Wrigleyville
Roscoe Village
Lakeview
Wrightwood Neighbors Figure 60: Lakeview Neighborhood Satellite view
Lakeview East
Park West
33 the entire length of Chicago, linking the
U.S Cellular Park (home for the Chicago
North Side most directly (locally) with the
White Sox) at 35th Street Station, south of
Loop and South Side of Chicago.
the subway corridor.
The Red, Purple and Brown EL Lines
The north-south order of Chicago is
service the North Side with direct north-
reinforced in the hierarchy of local streets.
south rail access to the Loop and the south
Nonetheless, West Diversity Parkway
side of Chicago. All three lines run elevated
(southern boundary of Lakeview) and
through Lakeview. The Brown Line veers
West Addison Street are strong east-
west at Clark Street junction (prior to the
west connectors south of the ballpark and
Wrigley Field Addison station) and provides
West Irving Street (northern boundary) is
service from Kimball and Lawrence to the
the strongest east-west connector to the
Loop Elevated via North Side Main Line.
north. Wrigley Field is surrounded on four
(Figure 61). The Purple Line travels past
sides by major and minor streets on: West
Wrigley, with service from Linden-Wilmette
Waveland Avenue (north), North Sheffield
to Howard Street and extended service to
Avenue (east), West Addison Street (south),
the Loop Elevated, via North Side Main
Clark Street (west) and Seminary Street
Line during weekday rush hours. (Figures
(immediate west). (Figure 64).
Figure 61: Transportation Network62
Figure 62: Ballpark Road & Rail Network
61 & 62). The Red Line runs the length of Chicago, from Howard Street in the northern
The Wrigleyville neighborhood grid is a
limits to Dan Ryan Expressway Station in
consistent compilation of privately owned
the Southside (via State Street Subway
parcels and regulated lots. The areas along
tunnel). The Red Line services both
Clark Street, and West Addison Avenue, to
Wrigley Field at Addison Street Station (one
the ballparks immediate south are the only
block to the east of N Sheffield Avenue) and
outstanding outlying forms, deviating from
Figure 63: Figure Ground Analysis
34
W Waveland Avenue N Halsted Street
Shuttle Service Line 154
N Sheffield Avenue
N Seminary Street et
tre
kS
lar
NC
Ashland Drive
Park n Ride
Figure 64: Wrigley Field; Immediate Area Satellite view
Wrigley Field
Addison Station W Addison Street
Red Line
35 the regularity of the neighborhood form and
the picturesque residential backdrop visible
fabric (in size and orientation), as well as
from within the ballpark.
the common uses of structures within the neighborhood grid.
The main entrance of Wrigley Field lies at the junction of Clark Street, Seminary Street and W. Addison Avenue at the southwest
Neighborhood Characteristics
corner of the block. The location of the ballpark’s main gate, opposite the Red Line
Wrigley Field is the only current major
Station along Addison (southeast corner
league ballpark to stand in a predominantly
of the ballpark at W. Addison Avenue &
residential neighborhood. Blocks of early
N. Sheffield Avenue) create a corridor
19th century two/three-story multi-family
conducive to commercial/retail activities
apartment units characterize the residential
associated with gameday travelers and
nature of Wrigleyville. The most iconic
visiting tourists within the otherwise
residential blocks at/around Wrigley Field
residential fabric (note concentration of
are the two prominent rows of three-story
commercial/retail units along Addison
multi-family apartments line the north and
between the main gate and the Red Line
east of the ballpark along W. Waveland
Station). Additionally, shuttle services from
Avenue and N. Sheffield Avenue. The
nearby Northwestern University parking
multi-family apartments epitomize the
lots, pick-up and drop-off spectators and/or
residential character of Wrigleyville and are
tourists at the junction of Clark Street and
home to the infamous rooftop bleachers at
Seminary Street on W. Addison Avenue,
Wrigley. Further in the distance mid-rise
further contributing the human flow along
Lakeview apartments paired with high-rise
the W. Addison Avenue before and after
apartments along Lake Shore Drive paint
games.
Figure 65: Single / Multi-Family Residential
Figure 66: Commercial / Mixed Use
Figure 67: Vacant / Parking / Lt Industry
36
n sheffield ave.
n seminary st.
1
Figure 69: W Waveland Ave and Wrigley Field (North)
nc ks lar t. w waveland ave.
2
Figure 70: N Sheffield Ave and Wrigley Field (East)
red line addison st. station w addison st.
w addison st.
n sheffield ave.
3
Figure 71: W Addison St and Wrigley Field (South)
k lar
nc st.
4 Figure 68: Wrigley Field Aerial Map, Analysis & Relationship to the Street.
Figure 72: N Clark St and Wrigley Field (West)
37 Secondary entrances (bleacher access
pedestrian street between W. Waveland and
only) exist in the opposite (northwestern)
the N. Clark Street and W. Addison Avenue
corner of the ballpark. The nature of this
junction, and two elevated walkways
region of the ballpark caters to reduced
entrances into Wrigley – at the north and
volume of fans; still, several residential
south ends of the west façade. (Figure 57).
Multi-Family Apts Rooftop Seating (three-story) Wrigley Field Right field bleachers (1.5-story)
playing field
W Waveland Avenue
Figure 73: Section aa
parcels have been occupied by small scale
Multi-Family Apts Rooftop Seating (three-story)
commercial/retail establishments and the grid opens slightly to enable the flow of fan
Wrigley and the Street
Wrigley Field Left field bleachers (approx 1.5-story)
traffic.
playing field
N Sheffield Avenue
Wrigley Field is a human-scale ballpark Neighborhood parking is a near impossibility
both in its relationship to the street as well
in traveling to/from games at Wrigley
as in its relationship to the fans, the field
(primary modes of transit are the Red Line
and the game. The south and west ends
and park-and-ride shuttle services). Nearby
of the ballpark are the structure’s highest
parking lots and paved surface parcels
points, a modest five stories above grade.
are generally associated with commercial/
(Figures 71, 76 & 77). The commercial/
retail establishments and the largest plot
retail corridor along W. Addison Avenue
of surface parking immediate adjacent
has a slight bottleneck between North Clark
to Wrigley Field (triangle lot between
Street and N. Sheffield Avenue (Figures 71
(Seminary Street and N. Clark Street) is the
& 75), creating a more desirable pedestrian
site of the first modern addition to Wrigley
path along the commercial street side of
Field that is outside the footprint of the
the West Addison Street. Seminary Street,
original structure. Plans are for a three- to
between North Clark Street and Wrigley
four-story mixed parking, entertainment
Field’s west façade is to the location of the
and retail structure, highlighted by a closed
first modern (structural) ballpark addition
Figure 74: Section bb
Wrigley Field (approx five-story) Starbucks Coffee (two-story retail)
playing field
W Addison Street
Figure 75: Section cc Proposed Parking /Retail facility (three-story)
McDonalds (one-story retail) playing field
Figure 76: Section dd
N Clark Street
38 and controlled ballpark-to-street relationship
Special Features: Rooftop Seating
in the history of the ballpark. (Figures 72 & 76).
On April 23, 1914, the day of the first ballgame at Wrigley Field (Weegham Park),
1050
1010 3649
The northern and eastern ends of the
the first rooftop seating club/deck at Wrigley
ballpark exhibit one of baseball’s most
Field also opened.15
unusual relationships, with outfield
3621
Figure 77: Rooftop Seating Clubs W Waveland Avenue & N Sheffield Avenue
bleachers only reaching one-to-two stories
The rooftop experience uniquely associated
above grade, three-story apartment
with Wrigley Field has entertained fans
buildings across each respective avenue
as long as the ballpark itself. Over
enclose the ballpark. (Figures 69, 70, 73, 74 & 77). The interior playing field and the
the evolution of Wrigley Field, the neighborhood, the sport and use of rooftop
exterior street are literally divided by only
seating along West Waveland and North
several feet at certain points along West
Sheffield Avenues has changed. Once a
Waveland and North Sheffield Avenues,
benefit for building tenants, club owners or
creating a unique relationship/connection
friends with lawn chairs, the rooftop seating
between the life and culture along the
community has developed into an exclusive
street and within the ballpark. (Figures 69,
enclave of private baseball viewing. Today
70, 78, 80 & 81). The surrounding multi-
rooftop seating has become a private
family apartment complexes have created
enterprise, offering fans a one-of-a-kind
unique vantage points and opportunities for
baseball experience with all the perks (and
spectaors and residents to watch games
price) of modern day luxury box seating.
throughout the history of Wrigley Field. Currently there are 13 buildings along West Figure 78: Ballpark relationship to the street N Sheffield Avenue - Righfield corner
Waveland and North Sheffield Avenues
39 outfitted with privately owned rooftop clubs
(Lakeview Baseball Club) and/or group
Rooftop Clubs:
offering gameday views of the field at
payments (Murphy’s Bleachers) for the
Wrigley Field. These clubs are privately
gameday lease of their rooftop club, but
owned and operated, independent from
all open their doors 30 minutes prior to the
building tenants and the Chicago Cubs.
scheduled time of first pitch and ask guests
Rootop by the Firehouse - 1050 W. Waveland Ave. Beyond the Ivy - 1048 W. Waveland Avenue Brixen Ivy - 1044 W. Waveland Avenue Beyond the Ivy - 1038 W. Waveland Avenue The Cubby Bear - 1032 W. Waveland Avenue Beyond the Ivy - 1010 W. Waveland Avenue
However, private club owners have recently
to leave 30 minutes after the game’s final
been asked to collaborate with the city of
out. Total club capacities range from 50
Chicago and the Cubs and participate in
persons to 200 persons.
a revenue sharing/tax program with the
Murphy’s Bleachers -3649 N. Sheffield Avenue The Cubby Bear - 3643 N. Sheffield Avenue Wrigley Rooftop - 3639 N. Sheffield Avenue Ivy League Baseball Club - 3637 N Sheffield Avenue Lakeview Baseball Club - 3633 N. Sheffield Ave Skybox on Sheffield - 3627 N. Sheffield Avenue Tailgators Rooftops - 3621 N. Sheffield Avenue Figure 79: Rooftop Club names and addresses
Chicago Cubs, ending years of controversy
All rooftop clubs provide fans with food
regarding the privatization of the rooftop
and drink (included in the per person ticket
seating terraces and re-establishing a
price/group rental fee price) and provide
modern-day (financial) relationship with
game day access (for guests) to climate-
Waveland and Sheffield Avenue residents
controlled indoor lounges (fireplace, pool
and property owners. Rooftop clubs
table, bar, televisions, etc.), in the event
generally occupy the third and rooftop
of inclement weather. Additionally, all
stories of the multi-family apartment blocks.
rooftop clubs provide guests with access
3649 N Sheffield
3621 N Sheffield Figure 80: Rooftop Clubs - N. Sheffield Avenue
to a lounge level restroom facilities (1-2 Wrigleyville rooftop seating clubs offer
restrooms), as well as handicapped access
a standard variety of unique rooftop
via elevator and lift services.
1010
W Waveland
experience. For approximately $125 $160, rooftop fans can enjoy a seat (and
The evolution of the “rooftops” casts light
indoor lounge access) at any of the clubs
on the changes that have occurred in and
along Waveland or Sheffield Avenues.
around Wrigley Field over the course of the
Several clubs require yearly memberships
twentieth century. Changes in the ballpark’s
1050
W Waveland
Figure 81: Rooftop Clubs - W. Waveland Ave.
40 urban footprint, the club’s monetary
characteristics as other surrounding
motivations and the privatization of the
Lakeview blocks – complete with ownership
“rooftops” are responsible for the modern
of spaces along ballpark corridors.
dynamic that exists along Waveland and Sheffield Avenues. Private residents are asked to share their streets with gameday
Synopsis and Conclusion
traffic, share their neighborhood with ballpark activity and share their homes
In April 1914, the first game at the friendly
(buildings) with gameday spectators for
confines of Wrigley Field was played in the
81-92 days a year– with few of the perks
heart of Chicago’s residential Lakeview
that once that once sold ballpark front
neighborhood. Today, Wrigley Field still
properties. Despite the modern third-party
plays host to Chicago Cubs baseball in the
ownership of the “rooftops,” shutting out
exact same location, the heart of Lakeview,
once lucky/privileged building tenants and
now called Wrigleyville.
changing the public/private spatial balance Figure 82: Wrigleyville - Addison & Clark
around Wrigley Field - Waveland and
Wrigley Field is home to many of the most
Sheffield Avenues still play host to desirable
unusual features in the baseball today.
housing and the nearest shared ballpark
Merely the name “Wrigley Field” or street
spaces in baseball via rooftop access,
names “Waveland Avenue” or “Sheffield
shared public street spaces and general
Avenue” conjure a baseball related thought,
proximately to the ballpark.
specific to day baseball and the ivy covered wall. It is the only Major League
Figure 83: Wrigley Field - Sheffield Ave
Still, for 280 days each year, the residences
ballpark currently located within a primarily
along Waveland and Sheffield Avenue are
residential neighborhood. (Figure 65). It
subject to many of the same residential
is only the second ballpark (AT&T Park) to
41 create unobstructed sightlines onto the field
Final Thoughts
from a public street outside the stadium. (Figure 83). And, though the culture of
Wrigley Field is the only ballpark to offer
rooftop seating has changed over the past
seating sections outside the physical
25 years (Figures 84 & 85), Wrigley Field
confines of the ballpark complex. Yet, the
remains the only ballpark in the league to
rooftop seating terraces along Waveland
allow outside seating with visual access to
and Sheffield Avenues are perhaps the
its playing field.
most influential and characteristic traits of Wrigley Field - both the ballpark experience,
Wrigley Field and Fenway Park represent
and its connection to the neighborhood.
the lone remaining Classic era ballparks, nearly 40-years older then the next oldest
The two oldest remaining ballparks still
ballpark still in use (Dodger Stadium –
in use today, also provide the two most
1962). Consequently these two ballparks
distinctive field-viewing experiences in
stand as a testimony to urban ideologies
Major League Baseball. Rooftop seating
past that valued integration in neighborhood
around Wrigley Field has been a popular
and the greater urban fabric.
tradition in Chicago for neatly 100 years,
Figure 84: New Rooftop Seating Club Constructon along Sheffield Ave
while the Monster Seats will continue to be These two case-studies have proven to be
a preferred choice for as many years as the
successful examples of values that were
Red Sox play in Fenway Park.
abandoned during the postwar era. A ballpark tightly knit into its respective physical fabric, presents unparallel opportunities to create unique and spectacular ballpark seating sections.
Figure 85: New Rooftop Seating Bleacher Constructon on Waveland Ave rooftop
42
Case Studies II
Figure 86: Case Study Ballparks (Dodger Stadium and Shea Stadium)
43
Introduction to an Era
with sprawling parking lots became major
Postwar Stadiums (1953-1991) & The “Cookie-Cutter” (1962 - 1971)
retail marketplaces for the metropolis. These retail developments displaced many urban public market spaces, which led to
Following World War II, the American
the further decline of postwar American
economy entered an era of steady
urban centers.
economic growth and expansion that would continue for nearly three decades. “This
In an effort to combat the decline of
expansion had uneven effects on cities,
inner-cities, urban regions constructed
which were buffeted by opposing forces
highways to link downtown areas to new
of centralization, represented by the influx
suburban developments. These urban
of new residents and decentralization in
actions ultimately led to a new breed of
the form of suburbanization.”
16
Postwar
developmental typology, which developed
governmental subsidies enabled property
somewhere between urban and suburban –
developers to construct entire suburban
along the corridor that united them.
communities. City residents flocked to these new developments, through the
“In Arlington, Texas, and Anaheim,
1950s and 1960s. In numerous city
California, stadiums were built, not for their
suburbs, the rate of growth reached levels
own small populations, but because they lay
in excess of 200% (Chicago - 195%, Detroit
along the new, linear metropolis spawned
– 206%, and Houston – 330%).
by interurban freeways.”18
“Businesses followed the residential
“[Ball]club owners followed their customers
expansion and sometimes even preceded
out of declining American cities, into
17
it.”
Large suburban retail developments,
suburban landscapes of new affluence and
Figure 87: Original Seat Shea Stadium (1964-09) Shea Stadium Demolition: 2009
44 Postwar Ballparks:
mobility [and] new team names – Minnesota
ballparks, over a 38-year period, (1953-
Ballpark Name, Host City (Year) **County Stadium, Milwaukee (1953) *Candlestick Park, San Francisco (1960) Dodger Stadium, Los Angeles (1962) ***Shea Stadium, Queens (1964) Anaheim Stadium, Anaheim (1965) **Astrodome, Houston (1965) **Fulton County Stadium, Atlanta (1966) **Busch Stadium, St. Louis (1966) Oakland County Stadium, Oakland (1968) *Jack Murphy Stadium, SD (1969) **Riverfront Stadium, Cincinatti (1970) **Veterans Stadium, Phila (1970) **Three Rivers Stadium. Pittsburgh (1970) Royals Stadium, Kansas City (1973) **Kingdome, Seattle (1977)
Twins, California Angels, and Texas
1991). Sprawling suburbs saw ballpark
Rangers – reflected the shift of Americans
dimensions that were no longer dictated by
from the urban to the regional loyalties.”19
surrounding urban fabric. Instead, perfect
New ballparks were no longer being
symmetry dominated this era.
Comiskey Park, Chicago
(1991)
* No longer in service for a professional baseball club ** No longer in use/existence in any sporting capacity *** To be demolished 2009. Note: Candlestick Park (3com Park), Anaheim Stadium (Edison Field), Oakland County Stadium (Mcafee Collosium), Jack Murphy Stadium (Qualcomm Field), Riverfront Stadium (Cinergy Field), Royals Stadium (Kaufman Stadium), Comisky Park (U.S. Cellular Field), underwent name changes (1996 - current).
Figure 88: Veteran Stadium Implosion (2004) Table 4 (above): Postwar Era - Completion Dates
constructed within the fabric of America’s declining city centers. In fact, postwar
By the late 1990s, the ballparks of the
ballparks were often so removed from the
1950s and 1960s once celebrated, were
central fabric, that they were unable to
increasingly seen as obsolete “dinosaurs”.
maintain any direct physical relationship
Seven of these stadiums were demolished
with their surrounding environments.
and two more abandoned over a nineyear period between 1996 and 2006. The
Furthermore, the increased popularity of
demolished ballparks were: Atlanta’s Fulton
both baseball and football throughout the
County Stadium (1997), Seattle’s Kingdom
1960’s produced the “cookie-cutter” stadium
(2000), Milwaukee’s County Stadium
typology. The “cookie-cutter” was generally
(2000), Pittsburgh’s Three Rivers Stadium
a round, multi-purpose, concrete structure
(2001), Cincinnati’s Riverfront Stadium
unsatisfactory to both sports. Beginning with
(2002), Philadelphia’s Veterans Stadium
the construction of the Astrodome (1965),
(2004), St. Louis’ Busch Stadium (2005) and
eight of these multi-function venues were
Queens’ Shea Stadium (To be demolished
opened between 1965 and 1971. Today
in 2009). Houston’s Astrodome and San
only two multi-sport “cookie-cutters” remain,
Diego’s Qualcomm Park remain today,
and none are still in use by Major League
despite being abandoned by their baseball
Baseball. The postwar era in the United
clubs in 1999 and 2003 respectively.
States witnessed the birth of fourteen new
45
First from the Postwar
New York as the true commencement of
Dodger Stadium - Los Angeles,CA. Shea Stadium - Queens, NY
postwar baseball, with the ballpark era beginning with Candlestick Park (1960) and Dodger Stadium (1962). Shea Stadium was
“Baseball parks have a unique geometry, ill suited to other sports.”
20
completed two-years later (1964) to serve as the home to the New York Mets.
Ex-professional ballplayer Richie Hebner
Despite prominent locations in Los Angeles
(1968-1985) once said, “I stand behind the
and New York City respectively, both
plate in Philadelphia and I don’t honestly
Dodger Stadium (Elysian Park) and Shea
know whether I’m in Pittsburgh, Cincinnati,
Stadium (Flushing Meadow Park) occupy
St. Louis or Philly. The all look alike.”21
vast acreages of land with litte physical
The same truth was evident outside these
connection to any existing urban fabric.
stadiums, in their exterior relationships to
Additionally, each ballpark is surrounded by
their surroudings.
vast surface parking lost and clear proximity to major highways. These ballparks are
The postwar ballpark refers to any ballpark
best characterized as the products of a
construction that was completed post World
postwar era of economic prosperity and
War II, and prior to the “Modern-Retro”
reformed urban ideals.
Figure 89: Dodger Stadium - Bleachers (Dodger Stadium - Right Field Scoreboard)
movement, which began in 1992 with the completion of Camden Yards. The postwar
Today, Dodger Stadium and Shea Stadium
era technically began in 1953 with the
are the two oldest postwar ballparks (of
completion of Milwaukee’s County Stadium.
six reaming) still in use by Major League
However, many baseball purists credit the
Baseball, and Shea Stadium is scheduled
exodus of the Giants and Dodgers from
for demolition in 2009.
Figure 90: Shea Stadium - View from 7-train (Shea Stadium - Right Field Scoreboard)
46
Figure 91: Dodger Stadium - Los Angeles, CA Aerial Photo (current)
47
Dodger Stadium
On April 10, 1962, Dodger Stadium opened
1000 Elysian Park Ave. Los Angeles, California
as the temporary shared home of the Los Angeles Dodgers and the Los Angeles Angels. Dodger Stadium would unofficially
in 2009 Dodger Stadium is the third oldest
be referred to as “Chavez Ravine” until
major league ballpark in active use today.
1965, when the Angels officially moved
Originally completed in 1962 (one-year
into Angels Stadium (now Edison Field) in
behind schedule), Dodger Stadium remains
Anaheim, California.
an icon of the westward expansion of
Dodger Stadium Statistics: Tenant: Los Angeles Dodgers (NL) Opened: April 10, 1962 Previous Home: Ebbets Field, Brooklyn Capacity: 56,000 Field Surface Area: 113,000 sq. ft. Elevation: 340 ft.
baseball into the state of California. The
Dodger Stadium was originally designed
Dodgers relocated from Brooklyn to Los
to be expandable to 85,000 fans, but has
Angeles following the 1957 baseball season
never been expanded. In fact, very little
(the same year the Giants relocated from
changed at Dodger Stadium over the
New York to San Francisco).
first 30-years of the Stadium’s existence.
Architect: Emil Praeger Owner: Los Angeles Dodgers Cost: $23,000,000 Table 5: Dodger Stadium Statistics
However, after the 1999 season, new luxury In September 1957, Dodger owner Walter
seating areas were added behind home
O’Malley agreed to the exchange of 300
plate. The same year the luxury suites
acres of land in Chavez Ravine, Los
were also upgraded to provide the same
Angeles, for a privately funded 50,000-seat
amenities that ones in newer ballparks
stadium commitment on that site. Dodger
typically provide.
Stadium was the first ballpark since Yankee Stadium in 1923 to be privately financed
Additional minor improvements were
(and until Pac-Bell in 2000). Construction
made to Dodger Stadium following the
began on September 17, 1959.
2004 season. Team dugouts were pushed forward, which allowed for the insertion of
Figure 92: Dodger Stadium: Outfield Entrance (Chavez Ravine, Los Angeles)
48
Elysian Park
Lincoln Heights
Echo Park
Central City
Westlake Chinatown
Figure 93: Chavez Ravine / Elysian Park Neighborhood Satellite view
49 several more rows of “Dugout Club” seating
Stadium lies approximately 300-500-feet
and new seats along the foul lines. At the
above sea level, elevating the ballpark
conclusion of the 2005 season, the Dodgers
above residences to east, west and south.
announced plans to replace all the seats
The ballpark offers some wonderful vistas
at Dodger Stadium. By opening day 2006,
to sections of downtown Los Angeles.
all stadium seating had been returned to its original color scheme: yellow, light orange,
One of the most stunning characteristics of
turquoise, and sky blue.
Dodger Stadium is that there is no direct
Figure 94: Transportation Network
bus/rail service to ballpark. The closest Until Denver’s Coors Field was constructed
public lines are: Metro bus routes 2, 3 & 4
in 1995, Dodger Stadium and Wrigley Filed
are available in Echo Park at the corner of
were the only two national league parks (in
Sunset Boulevard and Elysian Park Avenue
use) constructed solely for baseball.
– approximately 1/4 -1/2 mile from the main gate (along Elysian Park Avenue). Since 2005, the City of Los Angeles has been
Context and Form Analysis
providing shuttle bus service from nearby MTA rail stations to the ballpark. Shuttle
Dodger Stadium and its surrounding
bus service currently originates at Union
facilities occupy 300 acres within Elysian
Station and Chinatown stations nearest
Park in Northern Los Angeles. The site
to Dodger Stadium. Shuttle bus service is
is characterized by the rolling hills of
most frequent from Union Station - every
Elysian Park to the north, limited access
fifteen-minutes - and is also available every
to surrounding neighborhoods, and the
half hour from the Chinatown Station.
Interstate10 / Interstate110 freeway
However, due to financial limitations and
interchange to the south/southwest. Dodger
ridership concerns, shuttle bus service from
Figure 95: Ballpark Road & Rail Network
Figure 96: Figure Ground Analysis
50
02
,3
Pas ade na F
4 ay , W :2 m es iu ut ad Ro St us B
ree wa
Stadium Bus Gate: Bus Routes: ce419, ce413 394, 96, 94, 91, 90, 81
y1 10
Dodger Stadium
04
,3
Figure 97: Dodger Stadium; Immediate Area Satellite view
51 each respective station is only available
in nature and all modest in scale. The two
for opening day and Friday home games.
most prominent neighborhoods nearest to
Dodger Stadium is isolated from the urban
the ballpark are: Echo Park to the west and
fabric of Los Angeles. The ballpark site is
Chinatown to the east/southeast.
surrounded by several neighborhoods – most notably Echo Park and Chinatown.
Echo Park is primarily a residential
The surrounding functions and layout of the
neighborhood characterized by its short
surrounding forms appear to organically
rectilinear blocks of residential structure
radiate from the ballpark as an epicenter
sloping upward towards Elysian Park. The
- however, the plan is the product of
neighborhood is highlighted by commercial
infrastructure and the natural topography
activity along West Sunset Boulevard and
surrounding the region. The reality is that
Stadium Way (with ballpark inlet/outlet
physical linkages between the ballpark and
corridors along Elysian Park Avenue and
surrounding neighborhoods are few.
Scott Avenue). West Sunset Boulevard and
Figure 98: Single / Multi-Family Residential
Stadium Way establish parallel corridors of activity throughout the neighborhood, while Neighborhood Characteristics
Elysian Park and Scott Avenue serve as
Figure 99: Commercial / Mixed Use
the primary perpendicular bisectors in the Dodger Stadium is a ballpark without
establishment of an organic neighborhood
much surrounding neighborhood context.
grid. (Figure 95).
The immediate neighborhood consists of primarily of car stalls and pavement. The
Chinatown is physical divided from Elysian
neighborhood beyond the vast limits of the
Park (and the ballpark) via Interstate 10.
stadium facilities include Elysian Park and
The neighborhood is located between
several small neighborhoods –residential
Interstate 10 to the west/northwest and
Figure 100: Vacant / Parking
52
1
Figure 102: Dodger Stadium (North)
2 Figure 103: Dodger Stadium (East)
3
Figure 101: Dodger Stadium Aerial Map, Analysis & Relationship to the Street.
ay ew fre
pa
e
na
ac
de
err
sa
ct
sta d
lila
ium
wa y
Figure 104: Dodger Stadium (South)
4
Figure 105: Dodger Stadium (West)
53 the Southern Pacific rail line to the east/
unique relationship with one of the largest
southeast, but still thrives as a culturally
parking lot areas in major league baseball
diverse destination for commerce/retal
today. (Figure 113).
activity and residential life. Chinatown
Dodger Stadium: Bleecher Section
North Parking Lot
playing field
is essentially a commercial district,
The paved area/parking lots that surround
characterized by long retail blocks,
Dodger Stadium are responsive to the
concentrated along N. Broadway
topographic conditions that surrounded
(Chinatown Gate is at North Broadway
Dodger Stadium. The parking area is
and Caesar Chavez Avenue). Smaller
divided into two distinct parking sections.
residential clusters lie off Broadway and
The ballpark “inner-ring” of parking lots
provide housing and business opportunities
(visually reminiscent of fan blades when
that comprise the mixed demographic of
viewed from above) provides tiered parking
Chinatown. Bisecting Broadway, Bernard
for physically impaired fans, stadium
Street and College Street act as secondary
club ticket holders and team players and
corridors, with the majority of the secondary
employees. The “outer-ring” slopes down
activity-taking place along College Street.
from southwest to northeast and provides
Caesar Chavez Avenue serves as the
parking stalls for all general fans.
Figure 106: Section aa
Dodger Stadium: Bleecher Section
North-East Parking Lot
playing field
Figure 107: Section bb
Accessible Entrance Dodger Stadium Main Grandstand (approx ten story)
playing field
Figure 108: Section cc
southern neighborhood border and major arterial thoroughfare.
The “inner-ring” steps down in series of four-separate parking sections. The parking section located immediately behind
Dodger Stadium and the Street
the rooftop seating section at Dodger
Dodger Stadium Main Grandstand (approx ten story)
Stadium lies approximately 120 feet above Dodger Stadium has no direct relationship
the ballpark playing surface and at a
playing field
with the street. However, it does have a
higher elevation than any of the ballpark’s
Figure 109: Section dd
Executive Entrance
54 spectator seats. Two parking sections –
at Dodger Stadium is home to the only
behind first and third base respectively
ballpark-specific parking lot gas station in
– lie approximately 30-feet lower than the
Major League Baseball. (Figure 112). The
central rooftop seating section. (Figures
Union 76 gas station opens three hours
104 & 108). These parking sections
prior to game first pitch (the same hour the
provide fan access to seating areas most
ballpark gates open to the general public),
immediately behind homeplate. Two
and closes approximately one hour after the
additional parking sections – including the
game’s final pitch.
Dodgers’ main executive entrance in left field – lie approximately 60 feet below the previous parking section and 30 feet above
Synopsis and Conclusion
the ballpark playing surface. (Figures 105
Figure 110: Echo Park Residences
& 109). The inner and outer-parking rings
Dodger Stadium is an anomaly. Excluding
unite behind the outfield bleachers and
the two remaining Jewel Boxes (Fenway
extend northward towards the sloping hills
Park and Wrigley Field), Dodger Stadium
of Elysian Park. (Figures 102 & 103).
is the oldest ballpark in Major League Baseball today. Still, it reflects the postwar
Figure 111: Chinatown Streetscape
The “outer-ring” of stadium parking
era as the only five-deck stadium in Major
surrounds the ballpark and gradually
League Baseball, with the capacity to
slopes downward towards the largest
hold in excess of 56,000 - (ranking third in
parking bays beyond the outfield bleachers.
the league behind only Yankee and Shea
(Figure 113). This general parking section
Stadiums – both slated for demolition in
houses the majority of the 16,000 Dodger
2008). Additionally, it resides alone in the
Stadium parking stalls. Additionally, the
center of Elysian Park, isolated amidst the
parking lot beyond the leftfield bleachers
largest parking lot in professional baseball
55 – connected to greater Los Angeles via
Today, Dodger Stadium remains one of
four entry roadways and access to nearby
the few remaining older park experiences.
highway onramps and arterial throughways.
Fans often arrive during the second and third innings after fighting downtown traffic,
Still, a ticket to sit in the upper-deck at
only to leave following seventh-inning
Dodger Stadium offers one of the most
stretch to beat the traffic out. However,
affordable and romantic vistas in all of
once inside, the ballpark removes its
baseball. With sight lines that extend deep
fans from the gridlock of everyday Los
in to the wooded hills surrounding Elysian
Angeles and provides individuals with a
Park, Dodger Stadium is an anomaly, but
unique combination of excellent cuisines
only in the ways that make the entire city of
and wonderful stadium atmosphere. The
Los Angeles a fascinating urban case study.
overall experience at Dodger Stadium truly embodies the unique urban characteristics (culture, diversity, traffic, etc.), that define
Final Thoughts
Los Angeles as a singular American
Figure 112: Dodger Stadium: 76 Gas Station (North Parking Lot)
metropolis. “I live about 20 miles from Dodger Stadium. I left for yesterday’s game at 5:30 p.m. Took to the 105 east to the 110, and exited at Figueroa Street, thus avoiding the ghastly 10-110 interchange. I took Figueroa through downtown L.A. all the way to where it spills out onto the 110 just before the Stadium Way exit...I got to my seat as the National Anthem was ending.”22
Figure 113: Dodger Stadium Parking Lots
56
Figure 114: Shea Stadium - Queens, NY Aerial Photo (current)
57
Shea Stadium
Houston were awarded National League
123-01 Roosvelt Avenue Flushing, New York
franchises to begin playing in 1962. On October 28, 1961, ground was broken for a new multi-purpose stadium in Queens,
“Shea Stadium is generally regarded as
New York. Shea Stadium was scheduled
one of the loudest stadiums in the Major
for completion, opening day 1964, leaving
Leagues, not necessarily because of the
the Mets had to play in antiquated Polo
crowd noise, but because of its proximity to
Grounds for two years in the interim.
Shea Stadium Statistics: Tenant: New York Mets (NL) Opened: April 17, 1964 Previous Home: Polo Grounds, NYC Capacity: 55,777 Field Surface Area: 113,000 sq. ft.
[New York’s] LaGuardia Airport.”23 Shea Stadium officially opened on April 17, Following the 1957 baseball season, the
1964, with a seating capacity of of 55,601
Brooklyn Dodgers and New York Giants
persons. It was the first mutli-purpose
relocated to California (San Francisco and
“super-stadium” to have an extensive
Los Angeles respectively). New facilities
escalator system and a motorized field
were among the primary reasons both the
level of seating, to convert the seating
Dodgers and the Giants left New York.
configuration from a football gridiron to a
Neither organization was interested with
baseball diamond.
Elevation: 55 ft. Architect: Praeger-Kavanaugh-Waterbury Owner: City of New York Cost: $28,500,000 Table 6: Shea Stadium Statistics
the site the city had proposed for what ultimately became Shea Stadium, leaving
Shea Stadium has undergone very few
the New York metropolitan area with only
changes over the first 40-years of its
one baseball team (the New York Yankees).
history. Prior to the 1987 season, large blue panels with neon artwork of baseball
For the city to be awarded an expansion
players were installed on the stadium’s
franchise, a new stadium had to be
exterior. Additionally 50 club suites were
built. In 1961, the cities of New York and
added to the press level of the stadium that
Figure 115: Shea Stadium: Central Gate (Flushing, New York)
58
College Point
Flushing Bay East Elmhurst
North Corona
Flushing
Flushing Meadow Park
Corona
Figure 116: Flushing Meadow Park Area Satellite view
59 off-season to compete with some newer
serves as a buffer between the stadium
stadium suites that were being introduced in
site and the fine-grain of the diverse
other ballparks.
Corona neighborhood in Queens. The Whitestone Expressway and the rail lines
In April 2006, the Mets unveiled plans for
divide the ballpark from Flushing Bay and
a new ballpark that is being constructed in
the remainder of the Flushing Meadow Park
the parking lot beyond centerfield. The Mets
respectively. The Van Wyck Expressway
have continued to play at Shea Stadium
defines the edge of the industrial enclave
during the 2007 and 2008 seasons and will
that occupies land adjacent to the ballpark.
Figure 117: Transportation Network
move into their new ballpark in 2009. Then Shea Stadium will be destroyed.
Shea Stadium occupies approximately 120acres just two miles south of LaGuardia Airport. The stadium’s proximately to
Context and Form Analysis
the airport has long been responsible for the ballpark notoriously loud playing and
Shea Stadium anchors the north end of
viewing conditions.
Flushing Meadow Park in north-central Queens. The ballpark site lies wedged
Shea Stadium is well connected to
between the Grand Central Parkway to the
the greater New York City regional
southwest, the Whitestone Expressway to
transportation network, despite a strong
the north and the Van Wyck Expressway to
sense of physical separation and
the east. Shea also lies adjacent to a NYC
surrounding parking lots. The primary
transit line (running over Roosevelt Avenue)
modes of transit to Shea Stadium are
and LIRR (Long Island Railroad) rail lines to
divided between the transit line and the
the southeast. The Grand Central Parkway
automobile. In addition to these primary
Figure 118: Ballpark Road & Rail Network
Figure 119: Figure Ground Analysis
60 ay
sw
s pre
ne
Ex
to tes
i
oin t Wil lets P
t tree th S
126
Shea Stadium
Bou lver
ad
Wh
et
Stre
rkway tral Pa d Cen Grann
th 114
Willets Point / Shea Stadium Station NYC #7 Train
e
nu Ave elt e v e s in Roo rain L #7 T
Shea Stadium Station LIRR Red Line
Figure 120: Shea Stadium; Immediate Area Satellite view
61 modes of transit, theCcity of New York
Q104 connect with the 7 train at various
offers fans from various corners of the tri-
transfer points along its route - providing
state region (New York, New Jersey and
transit access to the ballpark. Additionally,
Connecticut) other transportation options to
Brooklyn service along the B24 & B61 lines,
and from Shea Stadium.
as well as Nassau county (Long Island) service along the N7, N20 & N21 connect
NYC Subway service along the 7-train line
passengers to the 7-train from surrounding
provides direct service to Shea Stadium.
counties.
Figure 121: Residential
The 7-train originates in Manhattan at Times Square and stops at 5th Avenue
Alternative transportation options include:
and Grand Central Station in Manhattan
New York Water Taxi Boats and Seastreak
before crossing the river into Queens,
Ferry service. New York Water Taxi service
and eventually stopping at Shea Stadium/
departs from: Brooklyn Army Terminal, the
Willets Point Boulevard. The 7-train
South Street Seaport and E. 34th Street.
also transports persons from downtown
The Seastreak Ferry provides transportation
Flushing/Main Street (#7 origin in Queens)
access to the ballpark from Highlands in
to Shea Stadium. Additional rail services
Monmouth County, New Jersey.
Figure 122: Commercial / Lt Industry
to the ballpark include: the LIRR (gameday only) and indirect service via the Metro North Railroad and NJ Transit.
Neighborhood Characteristics
Shea Stadium is directly served by only one
Fields of parking and transportation
Queens bus, the Q48. However, Queens
infrastructure buffer Shea Stadium from
service along the Q18, Q23, Q29, Q32,
most of its surrounding neighborhoods.
Q39, Q45, Q47, Q53, Q58, Q60, Q67, Q72,
Still, the ballpark is centered among some of
Figure 123: Vacant / Parking
62 ay
sw
ee
ton
s hite
es xpr
w
1
2
ss pre 7 ex station / m ain 7 tr stadiu a she
Figure 125: Shea Stadium (Northeast)
Figure 126: Shea Stadium (Southeast)
3 Figure 127: Shea Stadium (South)
) oad railr land tation s i ong dium s R (l LIR ea sta h s
Figure 124: Shea Stadium Aerial Map, Analysis & Relationship to the Street.
4
Figure 128: Shea Stadium (Northwest)
63 the most diverse residential neighborhoods
(separate from the Manhattan Chinatown),
in New York City. Shea Stadium is located
dominated by immigrant residents from
between the neighborhoods of Corona and
southern China, Korea, Vietnam, as well
Downtown Flushing, and adjacent to a small
as a recent influx of people from the
enclave of industrial manufacturing and
Dominican Republic and Haiti. Downtown
distribution parcels.
Flushing also serves as a major transit
“Picnic Area” Seating Section
North Eastern Parking Lot
playing field
Figure 129: Section aa NYC Subway 7 train / 7 express Shea Stadium Station
Shea Stadium Scoreboard (approx 85 ft.)
hub at the junction of Main Street, Kissena Corona is primarily a residential
Boulevard and Roosevelt Avenue. The
neighborhood, comprised of single-
7-train, LIRR and/or fourteen Queens bus
family attached homes and mixed-use
lines converge at this junction providing
developments along the Roosevelt
public transportation option serving Queens,
Aveune/7-train corridor. (Figures 116 &
Manhattan, Brooklyn and Nassau County
121). The neighborhood is bounded by
(Long Island).
“Fan Fest” Plaza Area
playing field
Figure 130: Section bb N Sheffield Avenue Shea Stadium Main Grandstand (approx Twelve-story)
the Grand Central Parkway to the east,
North Western Parking Lot (Nearest Roosevelt Avenue)
The Long Island Expressway to the south
The small manufacturing node closest to
and Flushing Bay to the north. The 7-train,
Shea Stadium is comprised of several small
playing field
along Roosevelt Avenue, dominates the
blocks of individually owned and operated
Figure 131: Section cc
evolution of space west and carries the
automotive scrap yards and generally
second highest volume of daily passengers
unlicensed auto-repair shops. (Figure 134).
in Queens.
The “Junk Yards” provide additional parking
Shea Stadium Main Grandstand (approx Twelve-story)
area on gamedays, but are scheduled to be Downtown Flushing is home to some
sold and redeveloped when the new Mets
of the most diverse residents and rapid
ballpark opens in 2009.
densification in Queens. The neighborhood
playing field
is locally recognized as a Chinatown
Figure 132: Section dd
South Western Parking Lot (Nearest Whitestone Expressway)
64 Shea Stadium and the Street
can even catch a partial view of the field from the upper level of the 7-train station
Shea Stadium has a limited relationship to
rotunda – on the stadium side of the 7-train
the street. The ballpark is surrounded on
overpass.
three sides by flat parking lots and shares a restricted relationship with Roosevelt
Synopsis and Conclusion
Avenue and the 7-train line on its fourth side. Roosevelt Avenue and the 7-train
As one of the few postwar ballparks
share the right-of-way along Roosvelt
remaining in major league baseball today, a
Avenue, just south of Shea Stadium.
trip to Shea Stadium (like Dodger Stadium)
(Figure 135).
has become a distinctive experience. Shea has always provided fans with unique sight
Figure 133: Typical Corona streetscape 7-train Intersection at Roosevelt
Figure 134: Typical Shea Stadium area land-use Auto Shop on 126th Street
The Shea Stadium parking lot hosts annual
lines from high in the sky, overlooking the
summer carnival activities during various
urban infrastructure of downtown Queens.
Mets road trips.
The ballpark’s gritty inner workings challenge fans to embrace the era of their
The 7-train runs immediately above
teams’ inception, in a structure that conjures
Roosevelt Avenue for approximately half
the gritty sense of the public streets of New
the course of its Queens route. However,
York. Shea is no doubt a dated ballpark,
the section of Roosevelt Avenue that runs
however; the impending construction of a
parallel to the ballpark is blocked from the
new ballpark in the current ballpark parking
ballpark by a limited access fence. Only
lot threatens to compromise many of the
designated entry points and the 7-train
distinguishing postwar characteristics so
overpass allow street access to the Shea
unique to Shea Stadium – bringing the
Stadium parking lot and/or main gate. Fans
postwar era to the brink of extinction.
65 Current ballpark philosophies embrace
the sucesses of these precedent projects
quasi-physical integration and neighborhood
it is possible that designers and planners
revitalization. Yet, in the case of the new
might begin to seelectively associate any
ballpark construction for the New York
modern ballpark constructed a modern-
Mets (Citi Field), the physical infrastructure,
retro aesthetic, as a “cant miss” catalyst in
natural barriers and paved surface parking
an urban revitalization master plan. Will
that currently surround Shea Stadium will
that be the case with the ballpark that will
still surround the new ballpark – more
replace Shea Stadium?
closely linking its product to a modern postwar ballpark in the modern-retro
Shea Stadium will be demolished and The
aesthetic than to an actual modern-retro
New York Mets new home – Citi Field, will
ballpark in the twenty-first-century.
open in April, 2009.
Final Thoughts
Figure 135: 7-Train above Roosevelt Avenue (Image along 126th Street)
Current trends appear to indicate that Major League Baseball and sports facilities designers are on the verge of establishing a new template for the “cookie-cutter” for the twenty-first century. Modern ballpark ideologies have had unparalleled success via complex integration in specific urban cases in Baltimore, Cleveland, Pittsburgh, San Francisco and San Diego. Based on
Figure 136: New Mets Ballpark construction (Shea Stadium south lot - August 2006)
66
Case Studies III
Figure 137: Case Study Ballparks (Camden Yards and AT&T Park)
67
Introduction to an Era
improved national economy also ignited a
The “Modern-Retro” Movement (1992 - Present)
reinvestment in central cities. Revitalization projects in Chicago, Cleveland and Detroit redeveloped acres of inner-city high-rise
“American civilization was experiencing
public housing to reduce the density of
a major revolution in how it was building
concentrated inner-city poor. “In 1990,
cities”24
15 percent of all poor people lived in high poverty neighborhoods, but ten years later,
Throughout the final quarter of the twentieth
only 10 percent did.”25
century, the physical future of urban America was challenged by economic
By the end of the twentieth century, new
and social change. In contrast to the
ideologies on urban function and design
postwar era of expansion, the American
had transformed the images of central
urban reality was characterized by a static
cities. “Planners, architects, retailers and
national economy, the implications of
community people continued to try to revive
deindustrialization and the dismantling of
old cities by rejuvenating what they believed
New Deal social programs, which increased
had been inspiring about time-honored
the gap between rich and poor.
urban life.”26
During the economic boom of the Clinton
These urban revitalization efforts saw
administration (1993-2001), the declined
ballpark aesthetics of this era designed to
state of American inner-urban life began
pay homage to the classic ballparks of past.
to recover. The 1990’s saw reduced
These new parks mixed classic ballpark
unemployment rates and increased
materials (brick, stone and natural grass),
earnings for the working poor. An
with modern ballpark materials (concrete,
Figure 138: Original Seat Camden Yards (1992-TBD) Camden Yards Demolition: Unknown
68 Modern-Retro Ballparks:
steel and plastic). Ballpark dimensions
from 1992 to 2006. Officials in declining
Ballpark Name, Host City (Year) Camden Yards, Baltimore (1992) *The Ballpark at Arlington (1994) Jacobs Fields, Cleveland (1994) Coors Field, Denver (1995) Turner Field, Atlanta (1997) Bank One Ballpark, Phoenix (1998) Safeco Field, Seattle (1999) *Pac-Bell Park, San Francisco (2000) *Enron Field, Houston (2000) Comerica Park, Detroit (2000) Miller Park, Milwaukee (2001) PNC Park, Pittsburgh (2001) Citizens Bank Park,Philadelphia (2002) Great American Ballpark, Cincinnati (2003) Petco Park, San Diego (2004) Busch Stadium III, St. Louis (2006)
were again constrained by the physical
city centers in Baltimore, Cleveland and
characteristics of their urban surrounding
Detroit envisioned ballparks as potential
urban forms and parks were integrated into
catalysts for revival and growth. Officials
their surrounding urban networks - similar
in expanding urban areas in Pittsburgh,
to the classic era ballparks (1912–1923).
San Diego, San Francisco and Seattle
Postwar ideologies regarding stadium scale
envisioned new ballparks as cornerstones
and use were also abandoned in favor of
for future development. Ballpark officials
the urban ballpark ideologies of the past.
in Cincinnati, Milwaukee, and Philadelphia
Ballparks were constructed in urban settings
replaced their postwar homes with state-of-
as site-specific baseball-only facilities with
the-art facilities, constructed in the modern-
significantly decreased seating capacities
retro aesthetic.
* The Ballpark at Arlington renamed Ameriquest Field (2004) * Pac-Bell Park renamed SBC Park (2004) * SBC Park renamed AT&T Park (2006) * Enron Field renamed Astros Field (2002) * Astros Field renamed Minute Maid Park (2003)
relative to their postwar predecessors - for example, Pittsburgh replaced its 48,000
(New ballparks in Cincinnati, Milwaukee and
to 57,000 seat cookie-cutter with a 38,365
Philadelphia were constructed in parking
seat modern-retro ballpark.
lots adjacent to old “cookie-cutter” parks in non-urban/site specific setting. Citi Field
The union of past considerations and
and Yankee Stadium are both currently
modern urban ideology yielded the
being constructed in parking lots adjacent to
“modern-retro” ballpark.
their existing venues as well).
The Modern-Retro era of ballpark construction in the United States has so far witnessed the construction of sixteen new Figure 139: Petco Park Construction (2003) Table 7 (above): Modern-Retro - Completion Dates
ballparks, over the fourteen-year period
69
Modern-Retro Ballparks
a baseball culture in the Baltimore region
Camden Yards- Baltimore, MD. AT&T Park - San Francisco, CA.
of the United States. AT&T Park redefined baseball in the Bay Area, and has gained national recognition for its site-specific
“In what is arguably the most significant
construction along McCovey Cove and San
urban design intervention in America of the
Francisco Bay.
last decade, the new Oriole Park at Camden Yards opened in Baltimore – April, 1992.” 27
The following modern-retro era ballpark analyses will deconstruct the relationships
Oriole Park at Camden Yards was the first
of Camden Yards and AT&T Park to their
ballpark completed since Yankee Stadium in
respective urban environments. These
1923, to be designed into existing pattern of
studies are designed to reveal a change
urban fabric of its host city.
in late twentieth century urban ideologies and consequent ballpark construction.
Ballparks of the modern-retro era represent
Addiionally, these studies will provide insight
more than the mere modern replication
into the physical relationship between
of the classical ballpark aesthetic – they
these ballparks and their specific urban
are designed to be adaptive and to fit
surroundings.
Figure 140: Camden Yards - B&O Warehouse (Camden Yards - Along Eutaw Street)
within constraints of a specific urban site. Modern-retro parks are integrated into the physical context, the regional transportation networks and maintain a direct relationship to the street, as well as the broader context. Camden Yards is the pioneer park of the modern-retro movement. It has resurrected
Figure 141: AT&T Park - Right Field Porch (AT&T Park - Along McCovery Cove)
70
Figure 142: Camden Yards - Baltimore, MD Aerial Photo (current)
71
Camden Yards
Most fans enter the ballpark through the
333 West Camden Street Baltimore, Maryland
Main Entrance Gate or the Eutaw Street entrance. (Eutaw Street entrance extends the length of the ballpark between the
“Camden Yards has become one of the
seating areas and the B&O Warehouse).
most influential ballparks since Shibe Park
Once inside the gates, fans choose their
and Forbes Field in 1909....When it opened
ticketed seat or the view from behind the
in 1992, Camden Yards ushered in a new
25-foot high out-of-town scoreboard in right
age of ballparks.”28
field and the left center-field picnic area.
Oriole Park at Camden Yards was designed
Camden Yards has enjoyed great success
to replicate the feeling of classic ballparks
since its completion in 1992. Consequently,
built in the early 1900’s. The ballpark
the park has remained relatively unchanged
features exposed steel supports, a street-
throughout its brief existence. Following
wall brick façade and depressed playing
the 2000 season, the field dimensions
surface designed to maintain a human
increased from 318 to 320 feet (right), 400
scale along the street. The park’s interior
to 406 feet (center), 410 to 417 feet (left-
features all green seats, an outfield picnic
center), and from 333 to 337 feet (left).
area and an ivy covered batter’s eye
Additionally, following the 2003 season, the
to support a sense of history within the
ballpark added several rows of seating and
ballpark. Additionally, the preservation of
a brick backdrop behind home plate. Today
the 1898 B&O Warehouse (beyond the
Camden Yards draws nearly three million
right-field wall) helps maintain the ballpark’s
fans per year and the ballclub has gained
sense of intimacy and historical connection.
regional recognition and market embrace as
to the site and the city.
the pioneer modern-retro ballpark.
Camden Yards Statistics: Tenant: Baltimore Orioles (AL) Opened: April 6, 1992 Previous Home: Memorial Stadium, Balt. Capacity: 48,262 Field Surface Area: 106,600 sq. ft. Elevation: 20 ft. Architect: HOK Sport (Kansas City) Owner: Maryland Stadium Authority Cost: $110,000,000 Table 8: Camden Yards Statistics
Figure 143: Camden Yards: Main Entrance (Inner Harbor/Stadium Area, Baltimore)
72
Jonestown
Downtown Poppleton
University of Maryland
Inner-Harbor
Ridgely’s Delight Washington Village
Otterbein
Camden
Carrol Park
Carrol-Camden
Figure 144: Carrol-Camden / Inner Harbor Neighborhood Satellite view
SharpLeadenhal
Federal Hill
73 Context and Form Analysis
Camden Yards was designed to reflect the urban character of downtown
Oriole Park at Camden Yards is located
Baltimore and stands amidst a mid-large
on the south west edge of downtown
grain network of physical structures.
Baltimore. The site is neatly tucked
(Figure147). The ballpark is well connected
between the historic B&O Warehouse
to the surrounding fabric and is most
building to the east, Martin Luther King
distinguishable from parks of the previous
Boulevard to the west (running north-south)
postwar era due to the absence of a
and Camden Street to the north (running
massive surrounding surface parking area.
east west). Within the greater context of
The park’s direct link to its surroundings is
downtown Baltimore, Camden Yards lies
characterized by small independent parking
immediately southeast of the University of
areas to the north, large concentration of
Maryland’s downtown campus. Additionally,
parking areas to the south (surrounding
the ballpark occupies the northern edge of
M&T Bank Stadium), and numerous
a larger sporting complex anchored to the
phsyical connections to the street grid
south by M&T Bank Stadium and bisected
(north. east and west) as well as to the
by Martin Luther King Boulevard, Interstate-
greater regional public transportation
395 and Baltimore light-rail transit lines.
network. More specifically, the ballpark is
(Figure 144). Both sports facilities were key
serviced by sixteen local/regional buses,
components of the city of Baltimore’s 1988
Maryland Area Rail Commuter (MARC)
Inner Harbor master plan. Camden Yards
rail service, creating a link between
was completed in 1992 and M&T Bank
the southern suburbs of Baltimore and
Stadium was completed in 1998. (M&T
Washington DC, and Baltimore Light Rail
Stadium serves as home to the National
and Metro Subway. (Figure 148).
Football League’s Baltimore Ravens).
Figure 145: Transportation Network
Figure 146: Ballpark Road & Rail Network
Figure 147: Figure Ground Analysis
74
Howard Street
Eutaw Street
Paca Street
Pratt Street
MARC LightRail Camden Street Station MARC Blue & Yellow Lines
MTA Bus
Camden Street Bus Lines: 17 & 27
Camden Yards Russell Street
MTA Bus Bus Lines: 160, 310, 311 320, 410, 411, 412, 420
MARC Train Camden Line
Interstate 395
Figure 148: Camden Yards; Immediate Area Satellite view
Conway Street
75 Camden Yards lies within the Stadium Area
The surrounding industrial uses are
adjacent to the Inner-Harbor neighborhood,.
concentrated to the south of the ballpark
The Stadium Area is bordered by several
in Carroll-Camden Industrial Area and
small neighborhoods: Carroll-Camden
the Sharp-Leadenhal neighborhood.
Industrial Area, Otterbien, Ridgely’s Delight,
Carroll-Camden lies adjacent to M&T
Sharp-Leadenhal and the University of
Bank Stadium, southwest of Camden
Maryland. Each area/neighborhood/
Yards. This area serves as one of
campus is characterized by individual
the most active industrial waterfronts
land-use patterns, but all maintain a
in Baltimore. The Sharp-Leadenhal
strong physical connection with downtown
industrial node, located southwest of the
Baltimore and Camden.
ballpark, extended into the current site
Figure 149: Single / Multi-Family Residential
of Camden Yards prior to construction in the 1990’s. Now, following the ballpark’s Neighborhood Characteristics
completion, the redevelopment of the Inner Harbor waterfront and the ongoing
In sharp contrast ballparks of previous
expansion of Baltimore’s light rail system,
eras, ballparks of the modern-retro era are
this neighborhood’s industrial identity has
designed to co-exist within the existing
been largely displaced by recreational and
urban fabric. Small neighborhoods
residential development.
Figure 150: Commercial / Mixed Use
consisting of single-family residences, commercial towers, Industrial facilities,
The Sharp-Leadenhal neighborhood is
transportation stations and the University of
on the verge of quasi-annexation by the
Maryland surround Camden Yards. Since
Otterbien neighborhood to its immediate
the completion of the ballpark in 1992,
east. Otterbien and Ridgely’s Delight are
these neighborhoods have slowly changed.
the two residential neighborhoods adjacent/
Figure 151: Industrial Service / Parking
76
greene street
paca street
1
Figure 153: Russell Street & Camden Yards (Northeast)
pratt street
2
camden street
Figure 154: Camden Street & Camden Yards (North)
russell street
3
lee street
Figure 152: Camden Yards Aerial Map, Analysis & Relationship to the Street.
interstate 395
eutaw street
m kin artin g b lu ou the lev r ar d
Figure 155: Eutaw Street & Camden Yards (East)
4 Figure 156: Russell Street & Camden Yards (South)
77 nearest to Camden Yards. Otterbien is
Camden Yards and the Street
the lone residential enclave to the east, characterized by it location between the
The playing surface at Camden Yards is
Inner Harbor waterfront and Camden Yards.
located sixteen-feet below grade. The
West of the ballpark, Ridgely’s Delight is a
sunken playing field enables much of the
triangular cluster of mid-century residential
ballpark’s lower half/seating level to lie
units wedged between Martin Luther King
below street level, minimizing the vertical
Boulevard, the University of Maryland and
mass of the ballpark above grade - and
Camden Yards. (Figure 144) Both of these
consequently preserving a human scale
residential neighborhoods and the Inner
façade at the street. The modest scale of
Harbor waterfront have gentrified over the
the façade eases the park’s integration into
past decade – the direct result of increased
the surrounding urban fabric and street.
activity associated with Camden Yards.
Camden Yards lies in direct contact with
Camden Yards: Seating Area
Russell Street
playing field
Figure 157: Section aa
Camden Yards: Bullpen Area
playing field
Figure 158: Section bb B&O Warehouse (eight story)
the urban street network on three-sides. The structural characteristics of downtown
(Figures 153-155). The lone disconnected
Baltimore and the University of Maryland
side is adjacent to a small parking lot at the
have remained relatively unchanged.
ballpark’s south end. (Figure 156).
North Plaza / Picnic Area (Camden Street)
Eutaw Street
East Warehouse Parking Lot
playing field
Figure 159: Section cc
However, an influx of restaurants, shopping venues and hotel/condominium projects -
The main entrance is at the southwest
directly north of Camden Yards (occupying
corner of the park along Greene Street
the parcels shown as surface parking -
(Figures 156 & 157). The main entrance
Figure 148) can most directly be linked to
opens to the street via small street level
the ballpark and the recent improvements to
plaza, and pedestrian paths (with select
the Inner Harbor waterfront area.
visual connections to the ballpark’s
playing field
concourse) extend to both Eutaw Street
Figure 160: Section dd
Camden Yards: Seating Area
South Pakring Lot
78
camden street station
eutaw street
and Camden Street entry gates (at the
by an open iron fence, strengthening the
northwest and southeast corners of the
visual connection between the ballpark and
ballpark respectively). At the main entrance
downtown. Additionally, the use of open
gate, spectators are encouraged to enter
iron fence physically encourages an internal
directly or walk to one of four secondary
connection to Camden Street and the
entrance gates - due to a high volume
street-level connection to the picnic/plaza
of vehicular through traffic along Russell
area and Eutaw Street.
Street. Secondary entry gates along
b&o warehouse
Camden Street (Figures 153 & 157) and
Eutaw Street links the traditional ballpark
two along Eutaw Street (north and south)
seating levels, concourse levels and
anchor the ballpark’s most dynamic
concession stands to the experiential
relationships between park and street.
urban nature of Camden Yards. Between
Figure 161: Camden Yards Plan Eutaw Street Gate
Figure 162: Oriole Baseball Ticket Window North facade - B&O Warehouse
the north and south Eutaw Street entry Camden Street is the primary path for
gates (Figures 155 & 159), visitors can
pedestrians and vehicles traveling to and/
meander in and out of shops built into the
or from downtown. This path is marked by
B&O Warehouse, admire plaques and
two northern parking lots and is highlighted
tributes to great ballplayers of the past, or
by the Camden Street Station, the north
simply look out to watch the game from a
façade of the B&O Warehouse and the
unique informal outfield perspective. The
ballpark picnic/plaza area (Figures 154
gameday experience along Eutaw Street
& 158). At the junction of Eutaw and
can best be compared to an urban street
Camden Streets is the northern Eutaw
fair (Figure 163) – bordered on one side by
Street entrance and the largest open plaza
the warehouse and the other by the playing
space within the ballpark. The picnic/
field.
plaza space is separated from the street
79 The Warehouse is in the unique position
for passenger rail service had dramatically
to have a different relationship with the
declined and consequently the B&O
ballpark on each side. The east side caters
warehouse storage facility had largely been
to parking / rail commuter traffic. The west
abandoned.
side faces Eutaw Street game activity. Despite the functional decline over the second half of the twentieth-century, the Special Features: B&O Warehouse
B&O Warehouse stood as an icon in Baltimore. The warehouse was described
Throughout the 1850’s passenger demand
as the East Coast’s longest building. In
into central Baltimore exceeded regional
1992, despite initial plans to destroy the
station capacity. Therefore, to increase
warehouse, both Camden Street Station
capacity and satisfy passenger demand,
and the B&O Warehouse were restored to
the Baltimore & Ohio (B&O) Railroad began
their original appearance. Today, Camden
construction of a new station at Camden
Street Station still serves as a MARC rail
Street in 1857. Camden Street Station was
station, while the warehouse currently
officially completed in 1865.
houses team offices for the Baltimore
Figure 163: Gameday activity on Eutaw Street
Orioles, an executive stadium club, Oriole Camden Street Station operated for thirty
merchandice shops, ticket windows (Figure
years before the B&O Warehouse was
154), and its structure serves as the support
constructed. In 1898, the eight-story,
for the right-field light towers, permanently
1160-foot long warehouse was constructed
mounted to its roof. (Figures 164 & 167).
to serve as a storage facility, adjacent to Camden Street Station. However, by the
Additionally, the preservation and
middle of the twentieth century the demand
incorporation of the warehouse into the
Figure 164: B&O Warehouse
80 stadium design prompted the vehicular
Synopsis and Conclusion
closure of through traffic along Eutaw Street. The closure of Eutaw Street and the
Since its completion in 1992, Camden
eight-story warehouse eight-story beyond
Yards has influenced on construction of
the ballpark’s seated limits creates the
fifteen additional new ballpark across
intimate urban sensation, earlier referred to
the country. Of these new ballparks,
as an urban street fair to within the confines
eleven were physically constructed
of this ballpark (Figures 155 & 163).
within the parameters of existing urban neighborhoods (for example, Jacobs Field)
Figure 165: View north along Howard Street. Convention Center re-development & MARC Rail
The B&O Warehouse has become a visual
or as the cornerstones for new growth in
icon representing Camden Yards and the
dilapidated or underdeveloped urban areas
city of Baltimore. The preservation and
(for example, Comerica Park). The four
re-use of the warehouse building was the
exclusions (The Ballpark at Arlington, Bank
first integration of existing structure into a
One Ballpark, Miller Park and Citizen Bank
ballpark design. Still, the significance of the
Park) more resemble modern postwar
B&O Warehouse extends beyond the iconic
ballparks, surrounded by highways and
nature of the building, the spatial impacts of
parking lots, but they were still constructed
its presence and its visual appeal beyond
in the modern-retro aesthetic.
the right-field wall. The Warehouse is a truly integral component of the ballpark’s
Camden Yards literally “re-wrote the book”
philosophy and design - linking the past with
on the potential of inner-urban stadium-
present, the existing with the designed, and
scaled projects. For the first time since
the ballpark with the city.
the end of the classical era in ballpark construction, ballpark designers are looking
Figure 166: View northeast along Russell Street Re-development and Hotel construction
into dense urban fabrics as the potential
81 destination for stadium-scale redevelopment
Avenue. Additionally, the MARC light rail
projects. City official and urban planners
system continues its regional expansion,
are working with designers to best situate
while dozens of neighboring downtown
and re-integrate ballparks into existing
parcels are undergoing renovation or re-
urban networks. Modern-retro ballpark
development.
ideologies have the unprecedented ability to physically integrate structure, transportation systems and neighborhood character into
Final Thoughts
and through new ballpark projects. Beyond the physical and experiential, the modern-
Camden Yards rediscovered the link of
retro ballpark also has the capability to
the ballpark and the city, but Eutaw Street
serve as a financial catalyst beyond it’s own
rediscovered the link between Camden
stadium walls.
Yards and Baltimore. Eutaw Street on game day is festive. However, an open
Nearly sixteen years after the park opened
street running between the B&O Warehouse
in 1992, Camden Yards is still serving as
and the ballpark’s playing field on off-days
the epicenter of an urban renaissance in
is the defining characteristic that emerges
downtown Baltimore. New mid-rise hotel
as the most influential component of the
and condominium construction projects
ballpark. It marks the first time a planned
are underway along Camden Avenue to
break in the stadium wall was constructed
the parks immediate north. The Baltimore
and open to the public year round.
Figure 167: View South along Eutaw Street View looking into Camden Yards
Convention Center expansion project is underway, with skyway connections planned to link the convention center to new hotel construction along Camden
Figure 168: View North along Eutaw Street View looking out of Camden Yards
82
Figure 169: AT&T Park - San Francisco, CA Aerial Photo (current)
83
AT&T Park 24 Willie Mays Plaza San Francisco, California
In 1995, the Giants unveiled plans to construct a brick, steel and concrete ballpark along McCovey Cove (off San
“It’s hard to say what’s best about [AT&T]
Francisco Bay) without the assistance
Park, except that it is San Francisco. The
of public dollars. AT&T Park is the first
view from the worst seats in the house still
privately financed ballpark constructed
gives you a view of the Bay Bridge and the
in Major League Baseball since Dodger
marina...this is the best fan’s ballpark.” 29
Stadium nearly forty years earlier (1962).
AT&T Park was constructed as a modern-
The Giants sold the naming right to their
retro descendant of Camden Yards. The
new ballpark to help with the construction
ballpark was built along San Francisco Bay
costs of the ballpark – a phenomenon that
in the China Basin area of San Francisco.
has become increasingly common in the
AT&T Park Statistics: Tenant: San Francisco Giants (NL) Opened: March 31, 2000 Previous Home: Candlestick Park, SF Capacity: 41,503 (+1,500 standing) Field Surface Area: 110,000 sq. ft. Elevation: 0 ft. Architect: HOK Sport (Kansas City) Owner: China Basin Ballpark Corp. Cost: $357,000,000 Table 9: AT&T Park Statistics
modern era. Naming rights were sold to AT&T Park was conceived following the
Pacific Bell Telephone and the ballpark
1992 sale of the Giants to current owner
was originally named Pacific Bell Park.
Peter Magowan. The sale saved the
In 2003, Pacific Bell Park (or PacBell
franchise from a potential move to Florida,
Park) was renamed SBC Park following
but declared Candlestick Park (the previous
the SBC Communication acquisition of
home of the Giants) an unsuitable venue for
Pacific Bell Telephone. In 2006 SBC
baseball. In 1994, the city of San Francisco
Park was renamed AT&T Park following
rejected a percentage-tax finance package
the AT&T corporate acquisition of SBC
to support the projected cost of construction
Communication.
of a new ballpark in San Francisco.
Figure 170: AT&T Park: Main Facade (China Basin, San Francisco)
84
Financial District
Rincon Hill South Beach
SoMa (South of Market)
San Francisco Bay
Mission Bay
Figure 171: Mission Bay / SoMa Neighborhood Satellite view
85 On April 11, 2000, the Giants played their
south of the main commercial center in
first regular season game at AT&T Park.
downtown San Francisco. (Figure 171).
AT&T Park is a ballpark built in the modernContext and Form Analysis
retro tradition. The ballpark is integrated into the urban network surrounding the site.
AT&T Park occupies a historically industrial
The paved street network wraps around the
thirteen acre site along McCovey Cove
“land” sides of the site and continue with
(an inlet off San Francisco Bay - named
repetitive consistency north, to the grid shift
after San Francisco Giants legend Willie
at Market Street. The ballpark’s function
McCovey). The ballpark is nestled between
separates itself from surrounding parcels,
King Street and the Embarcadero to north
but the building scale and footprint does not
and west, Third Street to the southwest
dominate the contextual surroundings. In
and San Francisco Bay to the southeast
fact, the park’s red brick and exposed green
and east. The neighborhood is physically
steel dressing, were designed to reflect the
defined by several urban barriers; US
classical ballpark aesthetic while making
Highway 101 to the north, McCovey
a suggestive reference to the industrial
Cove and Beach Channel to the south,
character of the immediate neighborhood.
Figure 172: Transportation Network
Figure 173: Ballpark Road & Rail Network
San Francisco Bay to the east and the combination of CalTrain and Interstate 280
The area’s expansion of its diverse public
to the west. Within a broader context, the
transportation system has further integrated
ballpark is located just north of the Mission
the ballpark into the surrounding urban
Bay industrial waterfront. The ballpark
network. The park is publicly serviced
maintains a visual connection to the Bay
by rail via: Muni Metro N-line service to
Bridge and stands approximately one mile
the Second and King Street Muni station,
Figure 174: Figure Ground Analysis
In St ter ill st m at an e St 80 re / et
86
Se
co
nd
St
re
et
Muni Metro St
re
et
2nd & King Station Metro Lines: N & J
an
Th
B
ra
nn
ird
St
AT&T Park
re
et
et
Fo
St
St
th
re
ur
g
re
K
in
et
McCovey Cove
Caltrain San Francisco Station
Muni Metro 4th & King Stations Metro Lines: T & J
Figure 175: AT&T Park; Immediate Area Satellite view
87 BART via an in-station link to Muni Metro
commercial outlets and ballpark related
and CalTrain - service to the Fourth and
retail establishments. Furthermore, the
King Street rail station. Additionally, AT&T
neighborhood’s public transportation
Park and the area immediately surrounding
network has expanded, further supporting
the ballpark is serviced by: Muni, AC
current and future growth throughout the
Transit and Fairfield Suisun Transit local
area.
bus service, as well as Almeda/Oakland, Larkspur and Vallejo Bay ferry service.
Construction and expansion of the Muni
Figure 176: Residential & Mixed-Use
Metro line (Figures 175 & 188) has focused the first wave of change line along King and Neighborhood Characteristics
Third Streets. Single-story industrial spaces have been replaced by several multi-story
AT&T Park is located at the junction
condominiums and mixed-use residential
of Mission Bay and South Beach
projects along King Street across from
neighborhoods. (Figure 171) Prior to the
the ballpark. Commercial developments
ballpark construction, these neighborhoods
along Third Street (north of King Street)
were primarily low-rise light industrial in
have emerged along the most common
character.
pedestrian corridors, linking the South or
Figure 177: Commercial - Office/Retail
Market (SOMA) neighborhood with the Since the ballpark’s construction was
neighborhood at and around ballpark.
completed in 2000, the industrial character around the park has started to undergo
Despite the expansion of Muni Metro along
change. Ballpark-related activity and
Third Street, the industrial character of the
land speculation has induced an influx
Mission Bay neighborhood has remained
of mixed-use residences, life-service
relatively unchanged. In fact, the only
Figure 178: Industrial / Parking
88
se co nd re
st et
1
ki
ng
st
re
et
to
w
ns
en
d
st
re
et
Figure 180: King Street & AT&T Park (Northwest)
2
ve
y co
ve cco
3 Figure 182: McCovey Cove & AT&T Park (Southeast)
m
third street
Figure 179: AT&T Park Aerial Map, Analysis & Relationship to the Street.
Figure 181: 2nd Street & AT&T Park (Northeast)
4
Figure 183: 3rd Street & AT&T Park (Southwest)
89 current other change in the Mission Bay
the physical relationship to the water is the
area (minus the Muni Metro expansion) is
most dynamic relationship between the
the recent expansion of the ballpark’s Initial
ballpark and its surrounding environment.
5000 parking stalls to 11,500. Additionally,
A public waterfront promenade was created
vacant spaces along Mission Bay docks
between the ballpark and McCovey Cove,
have been the occasional host for Cirque de
originating on Third Street and extending
Soliel and Barnum & Bailey Circus.
into the marina beyond center field (Figures
AT&T Park Seating Area
playing field
King Street
Figure 184: Section aa
182 & 186). The use of the promenade has Currently the neighborhood around
established a unique and active relationship
AT&T Park is a mix of the light industrial
between the park that extends beyond the
buildings that have historically occupied
physical promenade and into the water.
the neighborhood, mid-rise residential
Kayaks, boats and rafts congregate on
development projects and modern
game days in hopes of retrieving a “splash
commercial buildings primarily associated
hit” – a homerun ball hit directly into the
with ballpark activities. (Figures 176-178).
cove (Figure 191). On land, spectators can
“Coca Cola Fan Lot”
Rightfield Bleachers playing field
East Executive & Marina parking lot
Figure 185: Section bb Levi’s Landing
playing field
watch the game through a fence (Figure
McCovery Cove
190) from the promenade outside the AT&T Park and the Street
ballpark. In fact, this characteristic was so
Figure 186: Section cc
successful at AT&T Park that it was recently Despite being surrounded on one side
replicated at the friendly confines of Wrigley
by water, AT&T Park maintains a direct
Field in 2005 (page 38 – Figure 78). The
connection with the external environment to
promenade is open year round, providing
all sides. (Figures 180-183). The ballpark’s
fans and San Francisco residents a new
primary relationship to the urban network is
opportunity to visit the ballpark.
along King and Third Streets. Nevertheless,
AT&T Park Seating Area playing field
Figure 187: Section dd
Third Street Entrance
90 The ballpark’s main entrance gate is
Synopsis and Conclusion
located at King and Third Street. At this junction the ballpark lies along
Since its opening in April 2000, AT&T Park
unobstructed views, down palm-tree-lined
has served as the quintessential example
King Street, towards the Bay Bridge and
of catalytic success in modern-retro era of
ultimately into downtown San Francisco
urban ballpark construction.
– via the Embarcadero. In the opposite direction, new residential and commercial
AT&T Park stands in the center of an
developments have lined the corridor
industrial reclamation/redevelopment project
between AT&T Park and the CalTrain rail
in SoMa’s China Basin. Modern mid-high
station. Third Street is characterized by
rise mixed use developments have created
pedestrian traffic traveling from parked
a neighborhood that no longer resembles
cars to the ballpark over Lefty O’Douls
its pre-ballpark past. It has spurred the
drawbridge.
extension of Muni-rail south of Market Street
Figure 188: View west along King Street King Street Muni Rail Sation
– along King Street, with further plans to AT&T Park presents its largest permeable
extend deep in the China Basin along 2nd
street facing façade along King Street
Avenue. It has drawn Caltrain service
between Second and Third Streets. (Image
north, directly linking an expanding piece
188). And, unlike postwar ballparks and
of central San Francisco to the South Bay
many introspective modern-retro parks,
region. It occupies a serene plot of land
AT&T Park has a very strong sense of
along San Francisco Bay, with postcard
connection to the activity and life around it.
views of the Bay Bridge.
AT&T has carried three-corporate titles Figure 189: View east along King Street Current Streescape - Ballpark, Road and Rail
in seven-year history (Pac-BelI, SBC
91 and now AT&T Park), reinforcing the new
city to open up new revenue streams. Still,
age of corporate sponsorship that has
the ballpark stands as a static structure in
accompanied an explosion in baseball
the center (or along a bayfront edge) of
cost, expenditures and profitability
these redevelopment projects.
associated with modern-retro movement. It reduced capacity and raised ticket prices
Final Thoughts
(Candlestick Park: 59,000. AT&T Park: 41,500). This ballpark was constructed
AT&T Park is a stunning ballpark with
with private money, limiting reliance on
a year round waterfront promenades,
public funds to neighborhood infrastructure
magnificent views of San Francisco Bay
improvements and taxable upgrades to
and a Modern-Retro aesthetic that lies
public grounds. AT&T Park plays hosts to
along a light rail extension on King Street.
baseball in arguably the most picturesque
However, for the purposes of this thesis
city in the country.
the most influential characteristic of this
Figure 190: McCovey Cove Promenade Left Field Wall - Inside/Outside relationship
ballpark is its standing as the catalyst for For any number of reasons AT&T
urban redevelopment in the Mission Bay /
Park has quickly become one of the
SoMa neighborhoods.
games premier ballparks. However, for conclusive purposes of the case study
A modern ballpark project can serve as the
analysis section of this document, AT&T
cornerstone and the catalyst for successful
Park is utterly reflective of the modern
new neighborhood redevelopment
relationship between ballpark team owners and city officials. The city needs the ballpark to justify the public investment in redevelopment, while the team needs the
Figure 191: Game Day - McCovey Cove Kayakers in anticipation of a “Spalsh Hit�
92
Existing Conditions Analysis
Figure 192: Hells Kitchen - Aerial Photo Aerial Photo (current)
93
Introduction to a New Era
that has reshaped American cities.
The New American Metropolis (Post Modern Retro)
It remains to be seen whether changes in social support systems, employment policies and wage structures can keep
“Attempts to re-shape the city to a static
cities from becoming a two-class society
pattern failed even during the Renaissance,
populated by the very poor and the well-off
as economic and social change were too
and can stem the feminization of poverty
rapid and too complicated to be contained.
that condemns many urban women and
How much more difficult would it be to
their children to lives of deprivation. It
30
accomplish the same task today.�
remains to be seen whether continuing calls for combined private sector-public sector
Predictions about the American urban future
efforts to revive central city economies can
remain uncertain. According to Chudacoff
succeed. It remains to be seen whether
and Smith, authors of The Evolution of
the economic downturn of the early twenty-
American Urban Society, there are many
first century, effected by federal cutbacks
questions regrading the certainty of our
in urban aid, by unemployment and under-
American urban futures.
employment resulting from the nation’s deindustrialization, and by government and
It remains uncertain whether the various
corporate policies that have opened a deep
supporters of the various public sector
chasm between the incomes of the rich and
remedies of public housing and housing
the poor will stifle whatever positive efforts
subsidies, rent control, and controlled
cities and their residents are making.31
development can form effective political coalitions to challenge the direction of
Despite a relative lack of confidence and
massive financial and corporate expansion
clarity regarding the future of the American
Figure 193: Retractable Seat Prototype - West Side Stadium
94 city, recent trends in leadership, planning
Metropolis will continue to embrace these
and community involvement have ignited
opportunities for ballpark development and
inner-city revivals and optimism in cities
urban expansion.
across the country. Baltimore has seen tremendous growth in the Inner-Harbor
“Cities [will] remain what they have always
and downtown areas. Seattle has also
been – centers of economic, social and
witnessed growth throughout its downtown,
cultural opportunity.”32 However, present
as well as the re-development of the South
urban ideologies can no longer no embrace
Lake Union neighborhood. San Diego has
a singular past model. A new urban doctrine
endured an incredible construction boom
will combine growth management principles
– blanketing its downtown and Gas Lamp
with a re-emerging urban populous, and a
districts with dozens of new residences,
new emphasis on flexible urban space that
mixed-use commercial spaces and
draws upon multiple traditions. As result,
refurbished downtown structures, creating
the modern ballpark of the new American
new urban destinations and vibrance.
metropolis will continue to respond to the opportunities of the previous era, while
One common thread woven through the
integrating itself into the fabric of pre and
center of each of these inner-city revivals
post-industrial solutions of era’s past.
has been the successful redevelopment of under-utilized urban-industrial lands – and
“The goal...has to give priority to promoting
the physical placement of a new Modern-
a wider range of choices...”33
Retro ballpark at (or near) the center of each redevelopment. As the ModernRetro/ post-industrial era of ballpark design Figure 194: Hell’s Kitchen, NYC - 1879
grows nearer to an end, the New American
95
The Hudson Yards
In the late eighteenth centuiries, central
Hell’s Kitchen South & Manhattan’s West Side Rail Yards
Manhattan was characterized by a rapidly declining farming industry. By the end of
West Side Rail Yards Statistics:
the eighteenth century, central Manhattan
Tenants: Long Island Railroad
“...the decade of the 1870s saw a brawling
farmlands were completely displaced by
Opened: 1934 (renovated 1986)
rookery of a house at 39th Street and 10th
the commercial and industrial needs of
Capacity: 27 storage tracks
Avenue give rise to the famous name of
the growing city. Throughout the 1800’s,
Surface Area: 1,437,480 sq. ft. (total)
‘Hell’s Kitchen,’ which was spread loosely
Hell’s Kitchen, extending from 30th to 59th
Breakdown: East Yards - 578,000 sq. ft.
over much of the West Side” 34
Streets west of 8th Avenue (Image 200),
became home to a dense concentration of
Elevation: 0 ft.
Today the name “Hudson Yards” is used
slaughterhouses, warehouses, distilleries
Owner: MTA (Metro Transit Authority)
in reference to the southern section of
and lumberyards. Consequently, Hell’s
Renovation Cost: $194,000,000
the Hell’s Kitchen. Hell’s Kitchen south
Kitchen attracted a tremendous number of
is occupied, in part by the West Side Rail
skilled and unskilled immigrant workers.
West Yards - 566,500 sq. ft
Table 10: West Side Rail Yards Statistics
Yards and the area is currently slated for massive redevelopment. The West Side
By the late nineteenth century, southern
Rail Yards, lie below grade, between 11th
sections of Hell’s Kitchen had become
and 9th Avenues, from 30th and 33rd
known as “Battle Row” because of the gang
Streets, and create a prominent, 33-acre
related activities that often occurred along
barrier between the Hell’s Kitchen and
39th Street. City authorities grew fearful
Chelsea (Figures 200 & 204). These two
of the neighborhood, often leaving area
neighborhoods share a colorful history as
residents to govern themselves.
the epicenter of nineteenth and twentieth century gang-related violence in New York
As result, Hell’s Kitchen rapidly became one
City.
of the most feared slums in the city.
Figure 195: Aerial Photo - Future Hudson Yards (Hells Kitchen South, Manhattan, NY)
96
Figure 196: Local Market - 9th Ave (1890-1937)
However, new transportation lines began
transportation and infrastructure projects.
to change the cityscape of Hell’s Kitchen.
In 1934 the West Side Improvement Project
In 1851, the Hudson River Railroad station
sank the rail lines of New York Central
(later renamed New York Central Station)
station below street level creating a massive
opened at 30th Street and 11th Avenue.
33-acre cut through Hell’s Kitchen South.
In the 1870s, freight train service began
In 1936, the Port Authority of New York
along 9th Avenue. The construction of
and New Jersey demolished hundreds of
these rail lines along the West Side were
buildings and began work on the Lincoln
critical in supporting the continued growth
Tunnel. The first tube opened in 1937,
of lumberyards, slaughterhouses and
the second in 1945, and a third in 1954.
tanneries, and prompted an increase in
The approach roads to the tunnel were
residential densities throughout Hell’s
constructed to service the first tube, but
Kitchen South. By 1930, an increased
were reconfigured and expanded in 1973
population and frequency of rail service at
to accommodate increased traffic volume.
grade, had caused street-level conditions
In the late 1930s, the elevated West Side
to become so severe that 11th Avenue was
Highway was constructed, which created
referred to as “Death Avenue”. Thus, in
physical barrier between Hells Kitchen and
1934, an elevated track was constructed
the Hudson River piers. In 1950, the Port
over 11th Avenue in an effort to create safer
Authority Bus Terminal was completed. In
conditions along 11th Avenue.
1963, the roads, ramps and overpasses that linked the bus terminal to the Lincoln
Figure 197: West Side Rail Yards (1934)
As Midtown Manhattan continued to
Tunnel were expanded, and in 1983, the
demand more space and regional
terminal station expanded to accommodate
connectivity throughout the 1930s, Hell’s
more bus routes, service and riders. Each
Kitchen south became the focus of massive
of these projects strengthened the city’s
97 connection to the greater New York region.
creation of the Special Clinton District in
However, in just sixteen years (between
1973. The “special district” designation
1934 and 1950), these four separate
provided strict protection for existing
improvements projects re-shaped Hell’s
residential structures. The special district
Kitchen and displaced hundreds of local
limited the mass and scale of future
residents, businesses and institutions.
development or improvement projects between 42nd and 57th Streets and 8th
In 1969, The Jacob K. Javits Convention
and 11th Avenues. The south of 42nd was
Center became the next regionally-scaled
separately designated as the “Convention
project to be proposed for Hell’s Kitchen.
Center District,” with more liberal
This new convention center was originally
developmental allowances. Figure 198: Lincoln Tunnel Construction (1937)
planned as a potential neighborhood catalyst between 43rd and 47th Streets and
Also during the early 1970s, the West Side
between 10th and 11th Avenues. However,
Highway fall into serious disrepair. In 1973,
following nine years of neighborhood
the city began demolition of the highway,
opposition, and local development politics,
but it was not until the late 1980s that the
the convention center site was pushed
currently existing street-level boulevard
southward to the Penn Central Rail Yards
plan was approved. With that plan in place,
site (34th to 39th Streets, west of 11th
public focus shifted to the long-neglected
Avenue). After eight additional years of
waterfront and underutilized piers along
delays, the Javits Center opened in 1986.
the Hudson River. After several more years of debate, the Hudson River Park
One victory for the Hell’s Kitchen community
plan, a riverfront park project extending
in the fight over the proposed northern
from Battery Park (at the southern tip of
location of the Javits Center, was the
Manhattan) to West 59th Street, emerged.
Figure 199: Lincoln Tunnel Construction (1937)
98
Central Park Lennox Hill Hudson River Hell’s Kitchen
Theatre District
Turtle Bay
Hell’s Kitchen South
Midtown
Murray Hill Chelsea
Garment District
Tutor
Kips Bay Figure 200: Hell’s Kitchen / Midtown Manhattan Neighborhood Satellite view
99 The Hell’s Kitchen section of the Hudson
city grid. Hundreds of east-west streets
River Park is currently (2008) under
intersect these north-south arterials to form
construction.
Manhattan island’s long, slender, rectilinear block pattern. Beneath this grid of roadways
Hell’s Kitchen is no longer the dark, violent,
and pedestrian infrastructure lies the
gang-infested neighborhood of the early
city’s 685-mile subway system and central
twentieth century. In fact, neighboring
stations for each of the area’s five regional
districts like Chelsea and the Upper West
rail systems.
Figure 201: Transportation Network
Side have become a popular for young professionals. Still, despite tremendous
At the center of the grid, Midtown
municipal and economic pressure,
Manhattan is at the core of the city’s
Hell’s Kitchen locals take pride in their
commercial activity and the busiest
neighborhoods past and hope to retain a
commercial district in the country. Midtown
sense of its original working-class character.
extends from Central Park at 59th Street to Union Square at 14th Street. It is located between the East River and the
Context and Form Analysis
Figure 202: Neighborhood Road & Rail Network
Hudson and encompasses many central Manhattan neighborhoods – including Hell’s
Manhattan Island is the narrow 33 square
Kitchen and Chelsea on the West Side.
mile epicenter of New York City. Only 2.42
Hell’s Kitchen extends from 59th Street to
miles wide at its widest point, geographic
30th Street, between 9th Avenue and the
constraints were the most influential factor
Hudson River, while the parameters of the
in the development of a north-south grid
Chelsea neighborhood extend south from
system. Fifteen major avenues traverse
33rd Street to 14th Street, also between 9th
the length of the island and anchor the
Avenue and the Hudson. The overlapping
Figure 203: Figure Ground Analysis
100
Jacob Javits Convention Center
Port Authority Bus Terminal
Hudson River 34
th
Str
ee
t
MTA Bus
Lincoln Tunnel Entrance
Bus Lines: M34 & M42
West Yards
MTA Bus 30
Bus Lines: M11
West Side Rail Yards th
Str
34
ee
t
th
East Yards
Str
ee
The High Line 30
th
Str
t
Penn Station Av en 9th
Figure 204: West Side Rail Yards; Immediate Area Satellite view
Madison Square Garden
ee
ue
10 th Av e
nu e
11t hA ve
nu e
12th
Ave n
ue
t
MTA Subway Lines: A, C, E 1, 2, 3, N, R, Q, W, B, D, F, V MTA Bus Lines: M4, M10, M16, M20, M34 NJ Transity, PATH, LIRR and Amtrak Hubs
101 border shared by these two neighborhoods
the neighborhood as well, with only two
is the West Side Rail Yards.
limited bus lines servicing the Jacob Javits Convention Center.
Hell’s Kitchen is located immediately west of Midtown Manhattan in the heart of the
Existing Conditions
city’s regional transportation network. Still, despite varied regional outlets connecting
Hell’s Kitchen South is a dynamic blend
Manhattan with the Bronx, Brooklyn,
of industrial, commercial and residential
Queens, Staten Island, Long Island, New
use and is dominated by mid-century
Jersey, Connecticut and upstate New York,
transportation infrastructure. The center
Hell’s Kitchen South is locally an isolated
of the neighborhood, once predominantly
neighborhood. City subway service travels
residential, is now comprised of physically
predominantly in the north-south direction
scattered residential remnants (Figure 205).
along Broadway, Lexington, and 5th, 6th,
Small-scaled industrial and residential
7th and 8th Avenues. The locations of the
parcels occupy voids left by the construction
A, C, and E lines to the west (along 8th
of the sunken West Side Rail Yards
Avenue) leave the majority of Hell’s Kitchen
(extending from 33rd Street to 30th Street,
South more than one quarter of a mile or
between 9th and 12th Avenues), the Lincoln
a 15-minute walk from the nearest subway
Tunnel (infrastructure extending from 42nd
station. Regional rail service travels
Street to 34th Street, along Dyer Avenue)
into and out of Manhattan exclusively
and the Port Authority Bus Terminal (at
via Grand Central Station at 42nd Street
42nd Street, between 8th and 9th Avenues;
and Lexington Avenue and Pennsylvania
infrastructure extending from 42nd Street to
(Penn) Stations at 33rd Street and 8th
38th Street between 9th and 10th Avenues).
Avenue. Bus service is limited throughout
The construction of Penn Station’s sub-
Figure 205: Multi-Family/Mxd Use Residential
Figure 206: Commercial / Institutional
Figure 207: Industrial / Transportation
102
6
5
4
1
2
Figure 208: Existing Conditions / Neighborhood Character
3
103 surface infrastructure and the new Pier 79
210). The Port Authority Bus Terminal, at
Ferry Terminal on the waterfront have had
42nd Street and 8th Avenue, marks the
less severe physical impact on the physical
northeast corner of the neighborhood.
form of Hell’s Kitchen. At the same time,
The bus terminal occupies a dynamic
they contribute to the neighborhood’s status
space in Midtown Manhattan on the
as the regional multi-modal transportation
threshold of Times Square. The bus
hub of central Manhattan.
terminal lies between the rapidly gentrifying northern section of Hell’s Kitchen and
A recent influx of new residential and
the predominantly infrastructural Hell’s
commercial developments along 8th
Kitchen South. Adjacent roads and
Avenue, between 46th and 33rd Streets has
ramps demarcate the northern edge of
slowly started to blur the border between
the neighborhood and physically divide
Hell’s Kitchen and Midtown. However,
Hell’s Kitchen into distinct north and south
small-scale industry and commercial
sections. The Jacob Javits Convention
business establishments (laundry,
Center defines the west edge of the
automotive, shipping, etc.) are still the most
neighborhood, between 34th and 40th
prevalent land use typologies throughout
Streets. This superstructure physically
the neighborhood (Figure 207).
separates the existing neighborhood from
Lincoln Tunnel Ramps
West Side Rail Yards
Figure 209: Rail Yards and Tunnel Ramps
Jacob Javits Convention Center
Lincoln Tunnel
West Side Rail Yards
Madison Square Garden
Figure 210: Landmarks & Notable Sturctures Hudson River Park
the river and a lack of connection to 12th Avenue, the nearest major thoroughfare Neighborhood Characteristics
The High Line
(behind the Javits Center). The West Side Rail Yards consume the entire southern
Hell’s Kitchen South is surrounded on all
edge of the neighborhood, leaving the
sides by massive physical landmarks that
remaining edge along 9th Avenue, between
overshadow the neighborhood (Figure
42nd and 33rd Streets, obstructed one-
Port Authority Bus Terminal
Chelsea Piers
Figure 211: Open / Park Space
12 th A ven ue
104
11t hA ven ue
1 Figure 213: West Side Rail Yards (33rd Street)
z
2
Av en
ue
12
th A ven
ue
Figure 214: West Side Rail Yards (11th Avenue)
11t h
3 10
th A ven
ue
Figure 215: The High Line (30th Street)
Figure 212: West Side Railyards Aerial Map, Analysis & Relationship to the Street.
4
Figure 216: Hudson River Park (12th Avenue)
105 block west, by Lincoln Tunnel ramps and
West Side Rail Yards and the Street
viaducts. (Figure 209). The neighborhood is essentially bound by: superstructure, tunnel
The relationship of the West Side Rail
ramps, rail yards and bus terminal ramps.
Yards, the Western Yard and its surrounding
Consequently, eerily calm streets with little
streetscape can be subdivided into three
street life has traditionally characterized
sections: The western terminus of the
Hell’s Kitchen South.
rail yard along 12th Avenue (Figure 216),
Freight Storage Yard
33rd Street West Side Rail Yards
Figure 217: Section aa
11th Avenue Bridge
the south corridor between 30th Street Recently the city has made efforts to
development and the Highline (Figure 215),
reconnect the neighborhood to life outside
and the east and north roadways along 11th
“the box”. Construction of a new extension
Avenue and 33rd Street (Figures 213 &
of the Hudson River Park has begun. The
214). The entire property of the West Side
planned extension will to connect the
Rail Yards extends from 33rd Street to 30th
recently completed riverfront park at 29th
Street between 9th and 12th Avenues.
West Side Rail Yards
Figure 218: Section bb
The Highline
Street in Chelsea to the Upper West Side at 59th Street.
Additionally, the elevated
West Side Bus Yard
The West Side Rail Yards consist of 27
rail lines over 11th Avenue (out of service
storage tracks (extending from Penn
since 1980) have been preserved and
Station) used by the MTA for storage
will be transformed into park space. The
of Long Island Railroad train cars. The
“High Line” endured threats of demolition
network of rails run below grade, but is
throughout the 1980s and will now become
exposed between 9th and 12th Avenues.
an elevated urban park. The park will
The lone exception is between 9th and
originate at the West Side Rail Yards and
10th Avenues, where a large commercial
will extend into Chelsea and the Meat
structure (constructed in 1967) stands atop
Packing Districts.
a lid between 33rd and 30th Streets.
Figure 219: Section cc
The High Line
West Side Rail Yards
Figure 220: Section dd
12th Avenue
106 The western section (Section dd) has the
along 12th Avenue. Here the High Line
most active street side. Bikers, joggers,
serves as a buffer between residential
walkers and skaters crowd the newly
development along 30th Street and an MTA
constructed extension of the Hudson River
bus storage facility, which is tucked between
Park, while hundreds of motorists travel
the Highline and West Yards. (Figure 208,
along 12th Avenue – the former site of the
# 6). This relationship is unique to this
elevated West Side Highway. On the rail
particular section of the yards. Additionally,
yard side of 12th Avenue, a small empty
the section of elevated track extending
lot tucks itself beneath the origin of the
from 12th Avenue to 11th Avenue along
remaining 11th Avenue elevated railway
30th Street is one of the only instances in
– soon to be converted into the High Line
which the High Line travels in an east/west
Park. The roads and rail yard sit at the
direction.
same level along the west end, and the High Line overlooks the rail yard quite
The final two street relationships are along
dramatically along 12th Avenue. From here,
11th Avenue and 33rd Street (Figures
one can see a striking urban contrast from
217 & 218). Both the 11th Avenue bridge
east to west (Figure 208 - 4 & 5), as well as
and 33rd Street are physically elevated
presenting the fascinating developmental
above the sunken rail lines and are visually
opportunity of incorporating the High Line
removed from the activities along the tracks
into the Hudson Yard redevelopment plans
by eight foot tall concrete walls. (Figure
(page 144, Figure 287).
221). However, 33rd Street is only closed to its surrounding environment on its south
Figure 221: Perimeter Wall - 11th Avenue
The characteristics along 30th Street, the
side. The 33rd Street corridor has strong
southern street section (Figure 219) is
relationship with the Hudson River Park (to
similar to the rail yard side characteristics
the west) and views to Midtown Manhattan
107 (to the east) and the Javits Center (to the
to Midtown Manhattan and redevelopment
north). A freight yard occupies the lot
potential than its “gangbuster” past.
between 33rd and 34th Streets. (Figure 208,
As result of its physical proximity to
# 3). The most isolated street surrounding
Midtown, the Hudson Yards have been
the rail yards, in terms of connection to its
coined Manhattan’s “Final Frontier” for
surrounding physical environment, is 11th
large-scale redevelopment in Manhattan.35
Avenue, between 33rd and 30th Streets.
“The Hudson Yards is ideally located to
This section of street stands physically
allow for the expansion of the Midtown
divided by street-lined concrete walls
Central Business District and to help
(Figure 214). Still, the relationship of the
secure New York City’s economic future.
street to the Highline and the elevated
The project includes a series of actions to
character of 11th Avenue over the current
transform Hudson Yards into a dynamic,
rail yards creates potential for street-vibrant
transit-oriented urban center, permitting
redevelopment.
medium- to high-density development and a mix of uses, including commercial, residential, open space, cultural and
Hudson Yards Redevelopment Proposal
entertainment”36 In order to achieve this objective, the city has identified four
Hell’s Kitchen has long been defined by
critical components in the Hudson Yards
its tumultuous history, displaced residents,
redevelopment proposal:
massive regional infrastructure projects, non-existent neighborhood environment
- Extending subway service
and its under-populated streets. However,
- Re-zoning for future densities and uses
Hell’s Kitchen today has become much
- Establishing a new open space network
more closely linked to its physical proximity
- Creating a Convention Corridor
Figure 222: Hudson Yards Neighborhood Plan
108
Javits Center Expansion
levard Open Space Bou
Jacob Javits Convetion Center
MTA NYC Subway #7 Line Expansion
West Yards Stadium / Rec Facility
Hudson River
Figure 223: Current Hudson Yards Redevelopmemt Plans
East Yards Cultural Center
MTA NYC Subway ACE Lines Lincoln Tunnel Entry Ramp Redevelopment
Moynihan Station
109 Extending Subway Service
Yards area would reinforce existing neighborhoods while transforming
In conjunction with the impending Hudson
underused areas into a thriving and
Yards rezoning, the MTA is planning the
desirable urban district.”37
extension of the subway system’s #7 line. The present extension plan for the current
The new zoning proposal would preserve
#7 line would create two new stations in
most of the low-density zoning in the
the Hell’s Kitchen neighborhood and would
areas immediately surrounding the Javits
assure that nearly all points within the
Center (Figures 224 & 225). Additionally,
redevelopment area would be within one
new zoning would increase high-density
quarter mile of a subway station. The first
commercial opportunities along the edge
new station would extend from the current
of the area’s Midtown CBD and would
terminal station at 42nd Street and 8th
concentrate residential and mixed-use
Avenue to 42nd Street and 10th Avenue.
development opportunities in the centr of
The #7 line would then turn south towards
the development area (Figure 225).
C6-4/6
M2-3
C6-2/4 M2-5/6 R8 Figure 224: Hudson Yards - Current Zoning
a new terminal station at 34th Street and
CR6-12/15
11th Avenue. Plans for an additional line
The East Yards would be designated for
extension to 23rd Street are also being
high-density, residential and commercial
discussed.
mixed-use redevelopment and public open space. The West Yards was originally planned to accommodate a stadium and
Re-Zoning for Future Densities and Uses
M1-5/6
convention space; however, due to the dissolution of the West Side Stadium
According to the New York City Department
plans, MTA and City Council officials are
of City Planning, “Rezoning the Hudson
still current negotiating a new zoning and
C6-4
R7/15
M2-3
CR68/18
RC8 11/33 C6-10/20
Figure 225: Hudson Yards - Zoning Changes
110 redevelopment strategy for the West Yards.
square would be located atop a decking
Establishing a New Open Space Network
system constructed over the East Yards. (Figure 229).
The largest component of the Hudson Yards
Figure 226: Subway Expansion 7-Train Terminal Station (41st & 10th Ave)
redevelopment plan is the proposal of three
The second park would essentially be
separate parks, which will comprise a single
a network of small infill green spaces,
20-acre open space network. (Figure 223).
interspersed along Dyer Avenue and near
The proposed open-space network would
the entry ramps into the Lincoln Tunnel.
weave through the heart of the Hudson
Construction and re-zoning along the
Yards, creating a dynamic mixed-use
Lincoln Tunnel entry corridor would be
residential and commercial district.
primarily residential, thus this series of small
The first park would originate at the northern
parks would serve as both a component of
edge of the Hudson Yards at 42nd Street,
the open-space network, and the central
would bridge a series of Port Authority
connective element for a new residential
Bus Terminal roads and ramps that lead
community.
into the Lincoln Tunnel and would end at
Figure 227: Hudson Yards Vision - 2025
39th Street. (Figure 228). At 39th Street;
The open space network would also include
a pedestrian bridge would expand into a
connections to the existing Hudson River
linear north-south park bordered by a new
Park and High Line park projects. The
tree-lined “Open-Space Boulevard” between
Hudson Yards open space plans include
10th and 11th Avenues. This linear park
two block-sized parks to the north and south
and adjacent “Open Space Boulevard”
of 39th Street, along the Hudson River. The
would anchor a series of new residential
High Line originates at the Western Yard
and commercial towers before terminating
and runs along 30th Street to the southern
at a six-acre mixed-use public square. This
junction of the East and West Yards.
111 The proposed public square, to be
meeting rooms to 365,000 square feet.”39
constructed atop the East Yards is intended
Any redevelopment plan of this magnitude
to elevate the public onto the Highline.
raises dozens of questions regarding the
Western Yard plans and its open space are
reality of the project’s planning, politics
yet to be determined.
and future. However, for the purposes of this document, the only component of the current proposal that will be considered in
Creating a Convention Corridor
detail will be the undecided plans for the Western Yards site.
The fourth critical component of the Hudson Yards redevelopment proposal
According to the New York City Department
is the overdue expansion of the Jacob
of City Planning, “Hudson Yards is the
Javits Convention Center. The Hudson
future of New York City.”39
Yards redevelopment proposal calls for the creation of a Convention Corridor, where
Figure 228: Hudson Yards Open Space Boulevard Pedestrian Bridge (38th-42nd St.)
the convention center is currently located. “The Jacob K. Javits Convention Center [will] be expanded north to West 41st Street with a hotel on West 42nd Street. The expansion will increase the size of its contiguous exhibition area from 760,00 square feet to 1,300,000 square feet. Additionally, the expansion will provide a convention center hotel, a ballroom of 86,000 square feet, and an increase in
Figure 229: Hudson Yards Open Space Boulevard Open Space Terminus - East Yards
112
Ballpark Model Proposal
Figure 230: Conceptual New Urban Ballpark (Studio Gang Architects)
113
A Mixed-Use Ballpark Model
by the Department of City Planning (Figure
An Integrated Ballpark Proposal for the West Side Rail Yards - Western Yard
232). West Side Ballpark Statistics: Since its initial draft in 2001, the plan for
Tenants: New York Ciity Baseball
“It is especially important to understand
the expansion of Midtown Manhattan
Opened: 2012 (hypothetical)
the circumstances that mold a plan...
and the redevelopment of Hell’s Kitchen
Capacity: 41,500 - 43,500
that municipalities employ to guide actual
has undergone numerous revisions and
Field Surface Area: 106,000 sq. ft.
development. It is equally critical to
has reallocated developmental priorities.
Surface Area: 1,100,000 sq. ft. (total)
discover the ways in which localities deviate
In 2003, the Hudson Yards “preferred
Breakdown: West Yards - 578,000 sq. ft.
from agreed-upon recommendations and to
direction” document was officially published.
discern their reasons for doing so.”40
In that early iteration of the Hudson Yards
Elevation: 26 ft.
Plan, the focus of the redevelopment was
Ownership: Variable Public / Private
Following the 2000 Census, the New
essentially the same as the current plans.
Construction Cost: Varied / TBD
York City Department of City Planning
However, the cornerstone of the initial
determined that Midtown Manhattan would
proposal was a massive stadium and event
need to accommodate nearly 500,000
space, which was to be constructed on the
new workers and over 100 million new
West Yards site of the West Side Rail Yards
square feet of office space by the year
(Figure 233). In that initial proposal, much
2025. Therefore, in 2001, the New York
of the economic support for the Hudson
City Department of City Planning drafted
Yards was woven into the West Yards
the first iteration of the “Hudson Yards
stadium as a catalyst for neighborhood
Redevelopment Plan”. The document
redevelopment. The Hudson Yards was
was initially called the “Far West Midtown
just one of the beneficiaries of the West
Framework for Development Proposal,”
Yards stadium proposal.
based on the preferred direction proposed
(appox) Surrounding - 522,000 sq. ft
Table 11: West Side Ballpark Statistics
Figure 231: Concept Sketch Integrated Ballpark Model
114 In addition to benefiting the Hudson Yards,
to redevlop the the Hudson Yards had been
the stadium project was marketed as the
eliminated. However, in a neighborhood
future home for the New York football Jets,
were massive physical intervention is
as well as a potential site of the Olympic
responsible for a severing community fabric,
Stadium venue for the 2012 Olympic
a redevelopment strategy of such massive
Games. Plans called for the stadium to
proportions for Hells Kitchen South can be
open for the 2012 Olympics, later to be
questioned.
converted into a permanent football home
Figure 232: Original Hudson Yards Rezoning Plan Far West Midtown Framework (2001)
for the Jets in New York City and also to
The extension of the #7 subway line and the
serve as an anchor for redevelopment
expansion of the Jacob Javits Convention
efforts. Nevertheless, in 2005 the IOC
Center are necessary improvements
(International Olympic Committee) granted
for Hell’s Kitchen, the Hudson Yards,
the 2012 Olympics to London, U.K. In
and for the city of New York. West Side
the immediate aftermath of the IOC’s
neighborhoods (Hell’s Kitchen and Chelsea)
decision, the city maintained its support
have long been neglected by Manhattan’s
for the stadium plan atop the Western
mass transit network. Furthermore,
Yard. However, following tremendous
according to the New York City Department
neighborhood contention and lost Olympic
of City Planning, the Javits Center has been
revenue streams and fading bureaucratic
in need of additional area for nearly twenty-
support, the city eventually abandoned the
five years41. While the expansion will add
stadium component of the original 2006
contestable mass to an already massive
plan.
West Side superstructure, thoughtful plans to modernize the convention center can
Figure 233: Hudson Yards Stadium Proposal (2003)
Without the West Side Stadium component,
increase square footage, without further
the largest single component in the plans
severing the neighborhood from the River.
115 The new neighborhood zoning
an already fragmented urban fabric (Image
agenda and open space network are
235). This open space division of ten city
the most contentious components of
blocks will obstruct east/west access along
the redevelopment plan42. The new
half of them – and add new north/south
neighborhood zoning objective calls for
roads between 10th and 11th Avenues.
increased densities and infill development
The resultant Open Space Boulevard will
throughout the area. Both of these
resemble a large green traffic median,
objectives are seemingly beneficial
rather than a green gathering space, and
amendments to the current zoning policy
will further divide circulation from 42nd
in place for Hell’s Kitchen South (Figure
Street to 33rd Street (Figure 234).
225). However, specific zoning allowances and the implementation of a massive
Additional open space plans call for public
new open space boulevard between 10th
open space to be constructed over the
and 11th Avenues raise questions about
Eastern Yard, and for the “greenization”
neighborhood appropriateness.
of Dyer Avenue and the Lincoln Tunnel
Figure 234: Segment - Open Space Boulevard Hudson Yards Redevelopment Plan
onramps. The objective of these open The Open Space Boulevard proposes a
space proposals is for them to serve as a
complete reconstruction of the blocks from
terminus for the Open Space Boulevard and
42nd and 33rd Streets, between 10th and
a means of beatification for new residential
11th Avenues. Furthermore, the featured
development along Dyer Avenue.
characteristic of the reconstructed “openspace boulevard” will be a divisive strip
Throughout the early half of the twentieth
of open space, designed to occupy one
century, the construction of the West Side
third of the redeveloped land and layer yet
Rail Yards, Port Authority Bus Terminal,
another oversized singular element onto
The Lincoln Tunnel onramps and the Jacob
Figure 235: Current / Existing Conditions Hell’s Kitchen South / Hudson Yards
116 Javits Convention Center systematically
The thesis is based on a critical acceptance
displaced residents, disengaged local
of the proposed plans for the Hudson Yards.
culture and destroyed street life in Hell’s
The following proposal will showcase
Kitchen South. This urban evolution
socio-physical integration of a stadium
left behind a hodgepodge of land uses,
scaled structure, within a dense urban
building types and infrastructure. Half
redevlopment strategy.
a century later, plans to redevelop the Hudson Yards promise to reactivate and repopulate this neighborhood. However,
The Ballpark Model Proposal
the essence of the redevelopment strategy
Figure 236: Initial Open Space Vision (2003)
Figure 237: Initial 11th Avenue Vision (2003)
seems to ignore, avoid and attempt to
Despite strong neighborhood opposition
mask many of the interventions that have
and contention with stadium-scaled
historically fragmented the neighborhood.
development in Hell’s Kitchen, this thesis
“Contemporary planning suffers, when
proposal for the West Yards is a non-
planners lack perspective on the historic
divisive ballpark. This proposal will not play
contexts of their work.”43 In this case, it
host to a professional football organization.
appears as if the strategy is an aspiration
There is little justification in urban football
to a textbook utopia, consisting of dense
venues because there are so few home
modern structure and blocks of open
games each year.44 The proposal will not
space – to stand amidst and atop the
be reliant on expectant revenues of Olympic
imperfections of the past. Even the recently
proportions, or even revenues traditionally
abandoned proposal for West Side football
associated with sporting stadia. It will also
stadium would have stood as yet another
not exist as another monolithic blemish
divisive (yet modern) superstructure, further
on the physical fabric of Hell’s Kitchen,
fragmenting Hell’s Kitchen South.
or the Hudson Yards redevelopment
117 agenda. Furthermore, it will not impact
framework for the development of a new
its surrounding urban fabric in the same
urban ballpark model to be sited over the
manner as would a traditional stadium
West Yards.
because it has been designed to perform as a component of the urban whole. Emphasis has been placed on the creation of a greater
Urban Goals and Guidelines:
urban dialogue rather than the creation of a single-use stadium.
1 - Create a dynamic, identifiable neighborhood center.
The proposal proposes an urban framework for a mixed-use ballpark that is part of an
2 - Discourage the development of divisive
integrated design proposal. Its guidelines
and/or massive superstructure.
are derived from the history of Hell’s Kitchen, the existing conditions of Hell’s
3 - Connect the ballpark plan to the Hudson
Kitchen South and the Hudson Yards
Yards open space network.
Figure 238: Ballpark Model - Concept Sketch
Redevelopment Plan. An in-depth historical analysis of American ballparks throughout
4 - Minimize traffic congestion by placing
various eras of twentieth century American
facilities near transit connections.
urban history provides applicable urban ideologies. Urban ideologies applied to
5 - Provide limited parking in order to
the proposal are based on a chronological
encourage the use of mass transit.
understanding of American urban evolution and the author’s innate desire to exploit the
6 - Minimize neighborhood noise pollution
unique physical traits of New York City.
by placing facilities near the river.
The following goals serve as the urban
Figure 239: Early Concept Plans/Diagrams
118
Ballpark Location
Exisiting Structure Hudson Yards / New Structure New + Ballpark Structure Western Yards Ballpark Traditional Seating Area
Open Space Boulevard Ballpark Complex
Figure 240: Urban Guideline #1 - Create a functional identifiable neighborhood center
119 Urban Objective 1 - Create a dynamic
a new open space network, creating a
and identifiable neighborhood center
Convention Corridor), in order to create a strong neighborhood center. Based on
The West Yards Ballpark stands at the
its physical location, local and regional
junction of Hell’s Kitchen to the north,
appeal, a dynamic mix of structure, activity
Chelsea to the south, Midtown to the east
and proximity to transportation options,
and the Hudson River to the west (Figure
the West Yards Ballpark would enable the
241). Additionally, the East and West Yards
redevelopment plan to focus on a center at
are critical connective components of the
the West Yards.
Hudson Yards Redevelopment Plan, most Hell’s Kitchen
notably in their relationship to the Open Space Boulevard Plan, the neighborhoods’
Urban Objective 2 - Discourage the
relationship to the High Line urban park
development of divisive and/or massive
project (Figure 245), and their relationship
superstructures.
Hudson River
to the Hudson River in the center of the redevelopment proposal.
34
th
Str
ee
This urban objective is designed to ensure
t
a cohesive future for Hell’s Kitchen South The Hudson Yards Redevelopment
with an emphasis of a new central ballpark.
Plan will be one of the largest single
The neighborhood was disjointed and
redevelopment efforts in the history of
scarred throughout the twentieth century
Manhattan. Currently (2008) the focus
by large-scale urban improvement projects.
of the redevelopment plan has shifted to
The enforcement of a building footprint
highlight the four prominent features of the
restriction guideline would help to prevent
plan (extending subway service, re-zoning
any massive, single structure from being
for future densities and uses, establishing
constructed atop the Western Yards such as
Midtown
Chelsea
Figure 241: Neighbohood Center
120
Urban Fabric
Exisiting Structure Proposed / New Structure
Ballpark Complex
Figure 242: Urban Guideline #2 - Discourage the development of divisive/massive superstructure.
121 that of the stadium plan previously desired
Urban Objective 3 - Connect the ballpark
for the site. Additionally, this guideline
to the Hudson Yards open space network
Under the conditions of such a guideline,
The porous nature of the building
the development of any West Yards site
configuration also caters to the
would have to conform to approved size
neighborhood features that surround the
and scale guidelines and be sensitive to the
ballpark proposal: the Hudson River, the
current redevelopment agenda.
East Yards – Open Space Terminus, the
12 th A ven ue
protects investment in the Hudson Yards.
the ballpark proposed by this thesis stands
considering the relationship of solid and
as a series of smaller and more dynamic
void within the physical layout of the various
structures than those associated with more
ballpark structures was a critical urban
traditional stadium-scaled developments
consideration for the site (Figure 245).
30
th
Str
ee
t
Figure 243: 30th Street (11th & 12th Avenue)
(Figures 243 & 244). The general size and scale of the ballpark structure is
The proximity of the Western Yards to the
inspired by the proportions created along
Hudson River is one of the site’s most
the Open-Space Boulevard Plan (Figure
valuable assets. Therefore, maintaining a
242). In maintaining proportions similar
strong relationship with the river frontage
to the current redevelopment strategy and
is a critical factor in street and building
surrounding them with elements of the
treatment in this proposal. The 33rd Street
current neighborhood fabric, this ballpark
corridor remains unobstructed, while access
model will indubitably function more like a
along 30th Street isenhanced by an open
“piece of the neighborhood” than an single
space void between 11th and 12th Avenues,
function athletic venue.
further expanding the outlet to the Hudson
33
rd
Str
ee
11t h
Av en
ue
t
Figure 244: 33rd Street and 11th Avenue
Av en
Space Boulevard) and the High Line. Thus,
11t h
In response to these urban constraints,
ue
Javits Center (and the adjacent Open
122
Open Space Linkages
Exisiting Structure Proposed / New Structure Open Space Linkages
Linked Open Space Area Ballpark Complex
Figure 245: Urban Guideline #3 - Connect the ballpark plan into Hudson Yards open space network
123 River Park (Figure 245). The massing and
246). The High Line continues deep into
orientation of the parcels along 12th Avenue
Chelsea and ultimately Greenwich Village.
are situated to take advantage ballpark
However, 31% of the Highline structure
views to the east and the river views to the
falls within the physical boundaries of this
west.
ballpark proposal, the entirety of which contribute to the unique character that
The link between the existing Hudson
embodied in this ballpark proposal.
Yards Open Space Plan and the High Line is the most unusual open space link in this
The strongest open space relationship
proposal. The High Line originates along
exists between the ballpark’s West Yards
the northern edge of the West Yards and
site and the Open Space Terminus atop
is one of the few existing elements that
the East Yards. This connection originates
is directly incorporated into the ballpark
along 34th Street between the Javits
design, therefore linking the past to present.
Center and voids in the ballpark’s northern
The High Line is directly linked to every
structure. The “Convention Corridor” links
piece of the ballpark structure with which
the Javits Center to a large open plaza
it is engaged. Along the western edges of
beyond the ballpark’s outfield wall. From
the ballpark, the High Line pierces though
the Eastern Yards, the ballpark’s open
the proposed structure to create dynamic
public space along 11th Avenue would invite
mixed-use space (i.e. covered commercial/
the public across the street into the ballpark
public gathering space beneath a proposed
(Figure 235) so that the pedestrian flow on
mixed-use hotel, etc.). Along the southern
the street compliments the slow east-west
edges of the ballpark, the High Line actually
flow of rail traffic below it. The sensations
serves as the main public circulation and
created in that space embrace the dynamic
gathering space for ballpark visitors (Figure
nature of street life in New York City, but
Figure 246: Ballpark Open Space Connections
124
Outer Ring
Inner Ring
Field Ring
Figure 247: Urban Guideline #6 - Minimize neighborhood noise through isolated placement nearest to the river.
7-Train Terminal
Existing Bus
Proposed Bus
Figure 248: Urban Guideline #4 - Minimize congestion though placement nearest to multi-modal transit connections.
Proposed Parking
Existing Parking
Figure 249: Urban Guideline #5 - Provide limited pay for parking stalls, to encourage the use of mass-transit.
125 may also recreate an environment similar
properly exist without direct access to local
to Eutaw Street at Camden Yards (Page
subway service.
79 - Figure 163). This space would offer baseball festivities and an open public view
At a regional scale, the proposal of
of the playing field from beyond (through)
increased bus service to the Hudson Yards
the outfield wall and into the public plaza,
is imperative for this proposal to operate
along 11th Avenue.
properly and efficiently. North/south service along 11th and 12th Avenues would link the
Urban Objectives 4 & 5 - Minimize
complex to surrounding neighborhoods,
congestion by placing facilities near to
as well as to a major local transit system
multi-modal transportation connections
hub at Columbus Circle (59th Street and
& provide limited parking, in order to
8th Avenue). East West Bus Service
encourage the use of mass transit.
along 33rd and 34th Street would link the complex to Midtown Manhattan subway
The proposed extension of the #7 train
lines along 34th Street, regional rail lines
line to a new terminal station at 34th Street
at Penn Station, as well as provide indirect
and 11th Avenue will be the core of a new
access to Grand Central Station. These
mass transit hub at the West Yards ballpark
services are critical in light of the deliberate
(Image 250). Funneling more than 40,000
neglect of stadium parking or nearby public
individuals to and from a stadium site on the
parking, as outlined by urban objectives 4 &
far west side of Manhattan on a semi-daily
5 (Figures 249 & 251). The combination of
basis would be an impossible task if not
new subway service and extended bus lines
for the presence of a nearby multi-modal
will link the site (locally and regionally) into
transportation options. For that reason
the greater New York City fabric.
a New York City baseball venue cannot
Figure 250: Mass Transit Hub (42nd & 11th Ave)
Figure 251: Parking Coverage / Service
126 Urban Objective 6 - Minimize noise
structure from the neighborhood around it.
pollution in the neighborhood by placing
These six urban guidelines highlight a
facilities near the river.
responsive and dynamic relationship between the West Side Ballpark and its
Placement of the proposed ballpark along
surrounding environment. The objectives
the Hudson River creates developmental
in the following section, differ from the
opportunities, ranging from developer
objectives of the previous section in scale
interest and investment, to open space
and ballpark specificty, but expand on the
linkages and increased street activity
same integrated urban objective.
around and within the ballpark site. One
Figure 252: Conceptual Circulation Section
of the additional advantages to this
The following are three ballpark objectives,
ballpark’s placement along the riverfront is
derived from the urban framework
that the playing field, the ballpark seating
established in the previous section.
sections and the surrounding structure are surrounded on three sides: by the
Ballpark Model Objectives
river, by the convention center and by the open space plaza (Image 247). In a
1 - Encourage flexibility in structure to
neighborhood where the resurgence of
encourage diverse occupancy and use.
residential community is a priority, it is important to limit the extraneous sounds
2 - Maintain near 100% street level
and activities associated with ballgame
connection and a high urban profile to
events. The dynamic composition and
encourage vitality and year round use.
placement of this ballpark ensures the
Figure 253: Early Land-Use Sketch
safety and potential marketability of the
3 - Capitalize on new neighborhood zoning
surrounding community without isolating the
to encourage dynamic development.
127 Ballpark Objective 1 - Encourage
unused for nearly 200 days out of the
flexibility in structure to accommodate
year. Thus, the integration of collapsible
sporting events and encourage diverse
seating sections and the provision of nearly
occupancy and use.
6,000 disappearing event seats is essential in the development of year-round urban
The most innovative component and the
vitality around the West Side Ballpark and
heart of the ballpark proposal’s physical
throughout the the Hudson Yards.
structure is the integration of retractable seating sections into the structures around
The integration of retractable seating
the park (Figure 254).
technology into the ballpark’s perimeter structures would provide more than
The conceptual force behind such flexible
just off-season advantages. When in
seating sections is simple. Professional
use, retractable seating sections would
baseball stadiums only host 81 home
be expected to perform as any fully
games a year (up to 92 for World Series
functional section of stadium seats. In this
participants). Assuming that the stadium
proposal, these sections would create
complex hosts a modest assortment of
eight independent clusters of retractable
additional public events (concerts, film
seating. These seating sections can be
screenings, exhibition events, etc.), a
elevated above the field and over the
baseball stadium could potentially be
street, providing some of the most unique
used on up to 125 days in a given year.
viewing vantage points of any ballpark
If an additional 50 days for complex
in the United States. Additionally, the
transformation, maintenance and inspection
retractable seating sections have the ability
are factored in, it can be determined that
to transform designated sections of the
the average ballpark complex may stand
urban environmental around the ballpark,
Figure 254: Retractable Seating Sketch
128
Ballpark Entry Diagram
Ballpark Seating Chart Stadium Seating Only
Points of Entry
Building + Rooftop Seating
Ballpark / Neighborhood Structure
Rooftop Seating Only
Stadium Seating Section
Temporary “Event Space” Seating
“Inner Ring”
Street Level Retail
“Outer RIng”
Seating Ring Seperation
2500
1500
750
500
1500 3500
250 500
13,500 15,500
1000
1500
500 250
3500 1000
250
500
500 6500 500
250
500
500
250
Figure 255: Ballpark Model Guideline #1 - Seating Chart Encourage flexibility in structure to accommodate sporting events and encourage diverse occupancy and use.
Figure 256: Ballpark Model Guideline #1 - Entry Diagram Encourage flexibility in structure to accommodate sporting events and encourage diverse occupancy and use.
129 for example, 33rd Street between 11th and
the rooftop), and seven in the “outer ring”
12th Avenues (Figure 258). In this example,
(Figure 256).
a retracted seating section cantilevers over 33rd Street on game days creating an
This ballpark model’s “inner ring,” refers
environment that would link the ballpark
to all sections that provide ballpark seats
with the urban streetscape (Figures 279 &
within approximately 500 feet of home plate.
280). Similar phenomena can exist along
The four “inner ring” structures share points
30th Street and 11th and 12th Avenues, as
of entry and are comprised of extended
well as at the public entry plaza along the
building seat section structures as well as
west side of 11th Avenue.
traditional stadium seating sections (Figure 256). The “outer ring” is comprised of the
The retractable seats would only account
remaining seating sections, primarily rooftop
for one third of the model’s non-traditional
and retractable seating sections, with
seating types. In addition to the retractable
smaller satellite entry points located across
seating sections, the West Yards ballpark
the street from “inner ring” entry gates
features approximately 12,000 seats on
(Figure 266).
the rooftops of surrounding buildings and 10,000 seats extending from buildings
The total capacity of this proposal is 42,000-
within the ballpark complex. The rooftop
44,000 persons, which is comparable to
seating sections are scattered over eleven
AT&T Park in San Francisco. The ballpark’s
different structures throughout the complex.
inner ring seats 33,750 - 35,750 persons,
Most of these structures provide access
which is comparable to total capacity of
to the retractable seating sections. (Figure
Fenway Park in Boston, and offers 13,500-
257). Of these eleven structures, four
15,500 traditional seats. The outer ring
would lie within the “inner ring” (three on
provides an additional 8,250 seats.
Ea
st Y ard
s
Figure 257: Main Public Entry - 11th Avenue
33
rd
Str
ee
t
Pla
yin
gF
ield
Figure 258: Seating Section Relationship
130
Street Contact Diagram
Pedestrian Circulation Diagram
Main Ballpark / Neighborhood Use Sructure
Main Pedestrian Paths (Inner Ring)
Traditional Stadium Seating Section
Pedestrian Paths (Outer Ring)
Points of Public Structural contact (to the street)
Pedestrian Paths (Elevated) Pedestrain Paths (Highline) Redevelopment Structure Stadium Seating
Figure 259: Ballpark Model Guideline #2 - Physical Street Contact Maintain at/near a 100% street level connection / urban street presence to encourage vitality and use all year.
Figure 260: Ballpark Model Guideline #2 - Pedestrian Circulation Maintain at/near a 100% street level connection / urban street presence to encourage vitality and use all year.
131 Ballpark Objective 2 - Maintain near
ballpark proposal. The east side of 11th
100% street level connection and high
Avenue has limited frontage as the terminus
urban profile to encourage vitality and
to the Open Space Boulevard. (Figure 261).
year-round use. Along the remaining two streets, the High Street connections result in street use,
Line creates unusual challenges and
and “the city is first an foremost a melting
opportunities for creating street-friendly
place for people...�45 The separation
environments. The presence of the
of the ballpark structures will enable
High Line along 12th Avenue creates an
street frontages to wrap around corners
opportunity to unite the ballpark structure
and encourage circulation between the
and the street below, while proving an
ballpark’s various mixed-use structures
alternative route for heavy pedestrian/
(Figure 260). An urban street presence
recreational traffic along the river side of
through the Convention Corridor is
the street (Figure 260). Additionally, the
significant in leading circulation between
presence of the High Line along 30th Street
the Javits Center and the ballpark. Ballpark
facilitates an opportunity to create a urban
street frontage along 33rd and 34th Streets
environment beneath the infrastructure. A
ensures the development of more active
single strip of retail service tucked beneath
intersections at the junctions of the Corridor
the High Line serves double duty, servicing
and 33rd and 34th Streets. Additionally,
both the street (south side) and a retail
ballpark street frontage along the west side
corridor (north side), though activities
of 11th Avenue, between 30th and 33rd
beneath the infrastructure would most likely
Streets is critical in creating a relationship
be limited to game day activities.
Pla
yin
gF
ield
between the ballpark and the neighborhood along the most exposed street in the
Figure 261: Circulation Detail
132
Physical Land Use Diagram
Land Use Plan
Stadium Seating Section
Mixed Residential
Void Space (street and playing field)
Mixed Commercial (Hotel)
Land Use Designation
Mixed Commercial (Office) Street Level Retail Ballpark
Figure 262: Ballpark Model Guideline #3 - Land Use Diagram Capitalize on new neighborhood zoning regulations / encourage dynamic mixeduse development.
Figure 263: Ballpark Model Guideline #3 - Land Use Plan Capitalize on new neighborhood zoning regulations / encourage dynamic mixeduse development.
133 Ballpark Objective 3 - Capitalize on new
the High Line. Parcels along 12th Avenue
neighborhood zoning regulations to
are designated mixed-commercial (hotel)
encourage mixed-use development.
due to their proximity to the Javits Center, the High Line and their split orientation
The ballpark proposal’s land-use objective
towards both the ballpark and the Hudson
can essentially be summarized as follows:
River (Figure 263). Parcels along 30th and
Variable mixed-use restrictions prevents
33rd Streets, are designated as commercial/
monopolistic occupancy within the complex,
retail due to their direct relationships to
including stadium only uses (Figure 263).
the street (Figure 263). Corner parcels on
The common thread throughout all of
11th Avenue corner parcels are designated
the structural objectives is to encourage
mixed commercial (office) to exploit
dynamic use and occupancy of related
unique opportunities along the street and
stadium structures (Figure 264), while at
connections to the ballpark and to the
the same time ensuring that all of these
Javits Center. The two remaining parcels
components relate directly to the ballpark’s
along the east side of 11th Avenue are
playing field.
components of the existing Hudson Yards
iiii ii iii
Open Space Boulevard redevelopment and The actual land-use designations of
are designated mixed-residential and mixed
structures within the ballpark complex,
commercial - hotel accordingly.
i
however, were derived on a parcel-byparcel basis. Parcels along 30th Street are
The individual building components of this
designated as mixed-residential due to their
proposal range from 40–120 feet in height.
proximity to residential developments in
This range allows for the ballpark to easily
northern Chelsea and in order to optimize
integrate itself into the fabric of structures
property values along the Hudson River and
already proposed throughout the Hudson
v iiii
ii Figure 254: Diversity in Land Use
Ea
st Y ard
s
134
Figure 265: Ballpark Proposal - Aerial Plan (rail yards exposed for reference)
135
Figure 266: Ballpark Proposal - Aerial Perspective (Northeast)
Figure 267: Ballpark Proposal - Aerial Perspective (Southwest)
Figure 268: Ballpark Proposal - Aerial Perspective (Southeast)
Figure 269: Ballpark Proposal - Aerial Perspective (Northwest)
12 th A ven ue
136
11t hA ven ue
1 Figure 271: 33rd Street & the West Side Ballpark
z
2
ue
12
th A ven
ue
Figure 272: 11th Avenue & the West Side Ballpark
11t h
Av en
3 10
th A ven
ue
Figure 273: 30th Street & the West Side Ballpark
Figure 270: Stadium Proposal Aerial Map, Analysis & Relationship to the Street.
4
Figure 274: 12th Avenue & the West Side Ballpark
137 Yards. Additionally, the height restrictions
unite, collide, and/or absorb one another.
provide developmental opportunity for
Circulation patterns intertwine on the street,
private integration into the ballpark complex.
above and through the ballpark and higher
Building height restrictions between 40 and
above from building to building. Land uses
120 feet, enable additional structures to
are varied and diverse, within the confines
be constructed, with unobstructed visual
of a single structure as well as within the
access to the playing field.
project as a whole. It is apparent that this
Figure 275: Section aa (33rd Street)
proposal could successfully function as a The collection of images on pages 134-135
ballpark. However, it will also function as
shows the potential for a three-dimensional
a dynamic component of the high density
union of the aforementioned ballpark
developing urban environment.
Figure 276: Section bb (11th Avenue)
framework guidelines and structural objectives. Each individual structure is
The conclusion section that follows will
defined relative to the neighborhood and
further show the relationship of this
linked to the playing field. The playing field
ballpark proposal to the surrounding street
itself is traditional, and the total complex
environment. This series of graphics is
occupies approximately one million square
intended to demonstrate the relationships
feet (less than typical for modern ballpark
among building masses and buildings to
construction). In fact, at first glance, many
the surrounding street network (note the
of the physical features one would expect
structural absorption of the High Line into
to associate with a ballpark (playing field,
and the relationship of seating to the street).
location of seating sections, ballpark
The following pages include projected
shape, etc.) seem apparent. However, a
perspectives of the ballpark proposal in
more critical glance reveals instances in
greater detail with corresponding images of
which structural elements of the stadium
present-day existing conditions.
Figure 277: Section cc (30th Street)
Figure 278: Section dd (12th Avenue)
138
Conclusions
Figure 279: A New Ballpark Model A Ballpark for the West Side Rail Yards
139
Thesis Conclusions
grown to embody new urban ideals and a
General Conclusions & Reasearch Reactions
re-investment in American downtowns.
To some extent unlike a building, a bridge “Designers have learned that while a
or an open-space project whose parameters
building, a bridge, or a park is a clearly
are quantifiable, Major League ballparks
defined product with a form that will remain
have long stood in sync with urban
fixed for a long time, city designs cannot be
developments and stand as testaments to
fixed the same way.�46
the conditions and ideologies of their day.
Over the past 95 years, 30 American cities have been host to 67 Major League
Design Process Reflections
ballparks. American cities of the early century embraced ballpark development,
This thesis has highlighted the link between
born from urban transportation innovations
the development of American ballparks and
and industrializing economies. 40 years
their respective urban environments and
later, postwar urban expansion witnessed
the twentieth century evolution of urban
a new era in ballpark construction. Mid-
ideals. The thesis process began with an
century ballparks were the direct products
investigation of a conceptual ballpark in
of building material advancements and
regard to its potential feasibility. To validate
suburbanizing urban ideals. Today, there
this concept, the case studies, in parallel
are 30 distinct Major League ballparks,
with critical highlights in the history of
in 28 different American cities. Twenty of
American urban evolution were established
those ballparks have been constructed
to provide a framework for the provision of
since 1990. Still, all 30 ballparks have
an integrated ballpark proposal.
Figure 280: West Yards Ballpark Propsal Rooftop view (sketch)
140
Figure 281: Ballpark Proposal - Perspective Montage (33rd Street) - Non Gameday.
141 Through case study analysis, imagery
then be linked to its consideration of the
and text, this document revealed
various elements that combine to create a
a comprehensive link between the
sense of place in the urban environment.
evolutionary patterns associated with
The in-depth analysis of the existing
ballpark design and development. The
conditions and current redevelopment
inclusion of various aerial maps and
proposals of the potential model site have
analytical diagrams (transportation, figure
been vital to the proposal for a dynamic
ground, land uses, etc), provide insight into
urban ballpark model.
historic ballpark’s usage patterns and urban circulation routes that resulted from their original placement within the urban context.
General Reflections
Additionally, the visual documentation and analysis of the various street conditions
The breakdown of ballpark case study
surrounding each independent case study,
sections into era-specific pairs highlighted
impart a sense of the physical reality that
trends consistent with each era and
surrounds current ballparks and their
revealed a direct correlation between city
integration into present day urban fabrics.
and ballpark development.
The provision of constraints, created by the
Turn of the century American ballparks often
selection of an actual site was critical in the
developed in the heart of well-connected
proposal of an integrated ballpark proposal.
urban neighborhoods. These central
The objective of the integrated ballpark
locations were essential in ensuring that
proposal is to seamlessly integrate itself
the general public and residents of these
into an existing set of urban conditions. The
neighborhoods were within close proximity
measure of this proposal’s success can
to the parks to ensure respectable levels
Figure 282: Gameday Conditions - 33rd St.
Figure 283: 33rd Street “Before” Photo
142
Figure 284: Ballpark Proposal - Perspective Montage (11th Avenue)
143 of attendance. Case studies in Boston
a ballpark ambience that extends well
and Chicago reinforce the developmental
beyond the walls of the park. In Chicago,
trend that places each ballpark in a dense,
modern upgrades and increased rooftop
mixed-use neighborhood. Both Fenway
and bleacher seating capacities in and
Park and Wrigley Field are immersed in
around Wrigley Field have strengthened the
working neighborhoods, in contrast to the
camaraderie between the ballpark and its
surrounding parking lots of the post-war, or
neighborhood.
the manufactured surrounding environment of the modern-retro era. Consequently,
In contrast to the immersion of classic
there is a very strong relationship between
era ballparks into existing urban fabrics,
the turn of the century ballparks and their
ballparks constructed throughout the
surrounding urban fabrics.
postwar era reflected a changing set of urban ideologies. Physical place was no
Despite a strong connection between the
longer a critical developmental factor. In
classic era ballparks and the neighborhoods
fact, advancements in technology and the
that house them, modern ballpark
consequent postwar reliance on individual
improvements have further strengthened
mobility encouraged the American urban
their relationships to the street. In Boston,
landscape to sprawl. Case studies in
the Monster Seats and rooftop seating
New York and Los Angeles reinforce this
clubs in Fenway have created visual
phenomenon with new ballpark construction
connections between the outside street
occurring amidst acres of undeveloped
and spectators within the ballpark walls.
land. Despite distinct differences in
Game day closures along Yawkey Way
the urban form of these two cities, both
and an entourage of ballpark related
Dodger Stadium and Shea Stadium were
street activity around Fenway Park create
constructed in an era when individuals were
Figure 285: West Yards - from the Highline
Figure 286: 11th Avenue “Before� Photo
144
Figure 287: Ballpark Proposal - Perspective Montage (30th Street)
145 encouraged to travel greater distances
(1992) and AT&T Park (2000) are currently
to new ballparks standing in isolation.
(2008) enveloped in neighborhoods
The physical relationship of the ballpark
of public and private investment and
to the neighborhood (or the city) was no
the consequent (re)development of
longer as important as the relationship
underdeveloped downtown areas.
of the individual to the network of roads and parking lots associated with postwar
Nevertheless, in contrast to the classic era
ballparks.
urban ballparks, which often succeeded neighborhood development, the modern-
The final quarter of the twentieth century
retro ballparks tend to encourage the
saw significant change from the postwar
development of large new urban enclaves.
era of expansion. Postwar expansion
In Baltimore and San Francisco urban
resulted in the decay of inner-urban
environments that extend beyond the
neighborhoods. Thus the late twentieth
parameters of the ballpark have been
century new downtown urban developments
created. However, developing land use
were encouraged to catalyze re-growth
patterns (hotels and/or ballpark-specific
in dilapidated urban cores. In an era
shops, restaurants and activities) threaten
where the urban values of the past meet
to seasonally isolate new neighborhoods
technological capacity of the present,
and threaten the long-term integration of
modern inner-urban ballpark developments
the ballpark with the city. Despite these
have proven to be successful short-term
potential consequences, the long-term
catalysts for renewal and re-growth. Case
urban vitality of the modern-retro model is
studies in Baltimore and San Francisco
yet to be fully determined.
Figure 288: View South from the Highline
support the regenerative strength of the modern-retro ballpark. Both Camden Yards
Figure 289: Covered Retail - Kobe, Japan Retail model along 30th Street - beneath Highline
146
Figure 290: Ballpark Proposal - Perspective Montage (12th Aveune)
147 Project Shortcomings
- What community support/resistance would exist in response to an integrated ballpark
The unfortunate reality of any research
proposal?
document is the shortcomings of the research and consequent impacts on the
- How would the proposal of a ballpark in
results. The objective of this thesis was
a dense urban area burden the adjacent
to identify physical correlations between
urban infrastructure?
twentieth century urban development and ballpark construction, and to propose a
Even without answers, these questions
ballpark that would redefine the relationship
cast tremendous light on some of the
between ballparks and American cities.
complexities involved in any stadium
Answering the following following questions
scale development. Despite the fact
could have strengthened the “real-world”
that this thesis uses physical analysis to
feasibility of the final proposal.
inform a conceptual physical proposal, the logistics of a stadium-scale project of
- Is the integrated ballpark model
this type is notably ambitious. The reality
economically feasible (both public and
of a singular integrated project being
private investment)?
developed and designed by a multitude of
Figure 291: 12th Avenue River Trail
individual entities, without a more rigid set - How would individual building design affect
of collaboration guidelines, challenges the
the functionality of an integrated ballpark?
feasibility of this proposal, both physically and financially. Therefore, the absence of
- How might individual developmental /
research dedicated to how the individual
economic agendas influence the overall
investors, designers and developers would
functionality of an integrated ballpark?
collaborate with regards to the criteria
Figure 292: 12th Avenue “Before” Photo
148 proposed herein based on the contextual
and opportunity. At the scale of the urban
forces, could be considered the most
block, American urban land-use patterns
significant shortcoming of the proposal
are often rigid and singular. City zoning
presented in this document.
restrictions have essentially pigeonholed the American urban landscape into a dynamic form at the urban scale, with little variation
Future Implications
within or between the urban blocks that create the whole.
This thesis is a conceptual look into the potential for urban integration at the stadium
It is easy to imagine an urban environment
scale. Through an exploratory urban design
that is comprised of various structures
approach to stadium-scaled design, the
and uses, operating independently from
ballpark can be composed of a system
one another, but underneath the same
of smaller sub-structures, enabling the
urban umbrella. It is easy to imagine the
ballpark’s mass to be dissolved into the
superimposition of residential, office, and
surrounding urban fabric
commercial schedules operating in unison. It is also easy to imagine a neighborhood
The physical implications of this type of
with residential lights dominating many
fragmented urban development (relative
upper floors in the mornings and the
to more traditional monolithic ballpark
evenings, office employees flooding in and
construction types) transcend ballpark
out during the 9-5 work day and commercial
development and expand into the realm
employees catering to the changing flows
of greater urban design ideologies. Urban
of office and residential occupants. It is all
environments are often perceived as dense,
easy to imagine because it is the current
dynamic places of use, people, experience
model for American urban development,
149 However, what if it were the model for
into several sub-structures facilitates the
architectural development within these
growth and future direction of sporting
urban realms? What if the urban realm
spaces. In the event of the following:
was comprised of individual structures that embodied the notions of diverse use?
- should a team choose, or require
What if event space could also be vibrant
relocating to another city of region;
urban space? What if ballparks were not monolithic elements on the urban fabric?
- should a city no longer stand to afford acres of low-rise real estate within CBD’s.
The concentration of variable uses within the confines of a single ballpark
- should the financial state of sports change
complex would consist of several satellite
to no longer support teams within CBD’s.
structures, each with the ability to function independently within the greater urban
- should the physical demands/requirements
realm. This phenomenon embodies the
for a ballpark (size, scale, etc.) change.
integrated ballpark proposal as it relates to a future urban form typology and stadium
The proposed integrated ballpark model
scaled sporting space. Simply stated, the
provides host cities with the flexibility to
integrated ballpark model would be both an
re-allocate the use of any stadium-scaled
urban ballpark complex and a compilation
complex originally designated for sport.
of individual structures that embody the
The primary objective of this thesis has
same notions of dynamic and diversified
been to challenge the current nature of
use. Since we cannot absolutely forecast
American urban form and to embrace the
the future of the American urban landscape,
potential for urban evolution. Shortcomings
the dissolution of a stadium-scaled structure
and unpredictable events are the reality
150 in any projected future. Still, the resultant
redeveloped and presented this rigid, yet
integrated stadium-scale urban model
successful urban environment.
promotes flexibility and diversity at the block scale, to ultimately inform social/physical
For the next era in the history of American
function and use/re-use at the urban scale.
urban evolution, the reinvention of a new urban economy, the continued development of existing cities, and the unprecedented
Final Thoughts
growth in new developing urban regions will be extensive. The reinvention of this era will
Throughout the post-industrial age of urban
be laden in the dramatic re-appropriations
redevelopment, municipal decisions treated
of increasingly obsolete industrial lands
the urban fabric as an entity with a defined
within these urban environments, and the
form. Land parcels were expropriated
adaptation of these lands might perhaps
and redeveloped. Urban populations re-
be the single-most critical challenge in the
emerged as dire social conditions were
physical future of American urban history.
“fixed� and then reconstructed. In 1960, preliminary designs for Battery Park City
Ballparks are only singular components of
were realized and constructed over the
the evolutionary matrix that will continue
decaying remains of Manhattan’s historic
to grow and change in the United States.
port. The project was constructed over
Still, the ballpark model proposed in this
large areas of vacant land and docks,
thesis should be viewed as both a potential
railway yards and transit sheds - which
next step in urban-based stadium scaled
formed a barrier between the city and the
development, as well as an increasingly
waterfront.47 From its inception, the project
critical step towards the physical integration
image was clear and the city reclaimed,
of the American urban form.
151 ENDNOTES 1.Barnett, Jonathan. The elusive city: five centuries of design, ambition and ideas. (New York: Harper & Row, 1986), p. 193 2. Warner, Sam Bass. Streetcar Suburbs: A Process of Growth in Boston (1870-1900). (Harvard College, 1978), p. 85 3. Warner, p. 85 4. Neilson, Brain James. “Dialogue with the City: The Evolution of Baseball Parks.” (Landscape. Vol. 29, no. 1, 1986, p. 39-47), p. 41 5. Ballparks of Baseball. Ballpark of Baseball - The Fields of Major League Baseball. 2001. <http://www.ballparksofbaseball.com/> 6. Nocera, Joseph. JNocerablog.com. http://www,jnocerablog.com 7. Boston Redevelopment Authority & Fenway Planning Task Force. “Land Use and Urband Design Guidleines: Fenway Speail Study Areas” (March 2002), p. 9 8. Boston Redevelopment Authority & Fenway Planning Task Force, p.13 9. Boston Redevelopment Authority & Fenway Planning Task Force, p.17 10. Gershman, Michael. Diamonds : the evolution of the ballpark. (Boston: Houghton Mifflin, 1993), pg. 164 11. Shalin, Mike. “Fenway Renovations on Schedule”. Renovation Related New Archive. (Februaury 8, 2006). <http://www.safefenwaypark.org/archives/news/newsarchive/> 12. Neilson, p.41 13. Gershman, p. 120 14. Ballparks of Baseball.com 15. Ivy League Baseball Club. Ivybaseball.com. <http://www.ivyleaguebaseballclub.com/> 16. Chudacoff, Howard and Smith, Judith. The Evolution of American Urban Society. (Pearson Prentice Hall, 2005), p. 249 17. Chudacoff & Smith, p. 256 18. Neilson, p. 45 19. Neilson, p.45 20. Neilson, p. 45 21. Gershman, p. 191 22. Michaels, Phillip. “When’s Dodger Stadium geeting a BART station?” (Idiots Write About Sports. 2004), <http:/.intertext.com/archives/2004/04/whens_dodger.php.> , p. 1 23. Ballparks of Baseball.com 24. Chudacoff & Smith, p. 294 25. Chudacoff & Smith, p. 297
152 26. Chudacoff & Smith, p. 304 27. Prowler, Don. “Baltimore Hits Home With a New Baseball Park.” (Progressive Architecture. June 1992), p. 26 28. Ballparks of Baseball.com 29. Gammons, Peter. “They did it right when the built Pac Bell”. ESPN.com. (May 6, 2000). <http://espn.go.com/gammons/s/0506.html> 30. Barnett (1986), p. 193 31. Chudacoff & Smith, p. 301 32. Chudacoff & Smith, p. 310 33. Rohe, William M. and Gates, Lauren B. Planning with Neighborhoods. (Chapel Hill: University of North Carolina Press, 1985), p.1 34. Browne, Henry J. One Stop Above Hell’s Kitchen. (Rutgers University, 1977), p.1 35. New York City Department of City Planning. “Far West Midtown: A Framework for Development.” (2001). 36. New York City Department of City Planning. “Hudson Yards Development Information.” (2004), p. 13 37. New York City Department of City Planning. (2004), p.13 38. New York City Department of City Planning. “Hudson Yards Master Plan: Preferred Direction.” (2003), p. 3 39. New York City Department of City Planning (2003), p. 3 40. Sies, Mary Corbin and Silver, Christopher. Planning in the 20th Century American City. (The Johns Hopkins Press, 1996), p. 470 41. New York City Department of City Planning (2003), p. 13 42. New York City Department of City Planning (2003), p. 11 43. Birch, Eugenie Lander. Presidential Address: Proceedings of the fourth conference in American Planning History. (Hilliard, Ohio: Society for American City and Regional Planning, 1991), p. 1268-69 44. Barnett, Jonathan. Redesigning cities : principles, practice, implementation. (Chicago: Planners Press; American Planning Association, 2003), p. 193 45. Yeang, Ken. Reinventing the Skyscraper: A Vertical Theory of Urban Design. (John Wiley and Sons Ltd, 2002), p. 101 46. Barnett (1986), p. 182 47. Powell, Robert. Rethinking the Skyscraper: The Complete Architecture of Ken Yeang. (Robert Powell, 1999), p. 134
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159 Figure Credits 1. Photo by author. 2. Photo by author. 3. Photo by author. 4. Photo by author. 5. Photo by author. 6. Photo by author. 7. Photo by author. 8. Photo by author. 9. Photo by author. 10. Photo by author. 11. Photo by author. 12. Photo by author. 13. Photo courtesy San Diego Padres Baseball Club. http://www.padrescom (Date accessed: August 2006) 14. Photo by author. 15. Photo by author. 16. Photo by author.
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163 63. Image by author. 64. Aerial photo courtesy Terra Metrics (2006). http://www.terrametrics.com. (Date accessed: June, 2006). 65. Image by author. 66. Image by author. 67. Image by author. 68. Image by author, aerial photo courtesy Terra Metrics (2006). http://www.terrametrics. com. (Date accessed: June, 2006). 69. Photo by author. 70. Photo by author. 71. Photo by author. 72. Photo by author. 73. Image by author. 74. Image by author. 75. Image by author. 76. Image by author. 77. Image by author. 78. Photo courtesy Chicago Cubs.http://www/cubs.com. (Date accessed: March, 2007) 79. Image by author.
164 80. “Sheffield Avenue”. http://www.earthlink.net/wrigleyfieldrooftop1.html. (Date accessed: July, 2006) 81 “Waveland Avenue.” http://www.earthlink.net/wrigleyfieldrooftop1.html. (Date accessed: July, 2006) 82. Photo by author. 83. Photo by author. 84. Photo by author. 85. Photo by author. 86.Image by author, aerial photos courtesy of Microsoft Vurtual Earth (2008). http://www. maps/live.com (Date accessed: August 2008). 87. “Shea Stadium.” Ballpark Seats.com. http://www.ballparksseats.com. 88. “Philly’s Blast Implosion Photos” Phillyblast.com. http://www.phillyblast.com/VetStadium/VetStadm.htm. (Date accessed: July, 2006). 89. Image by author, photo by Joseph Reed. http://www.earthlink.net/Dodger%25Stadium. html. (Date accessed: July, 2006). 90. Image by author, Photo “Shea Stadium.” http://www.d4.dion.ne.jp/~smatt/newyork0001.htm. (Date accessed: July, 2006). 91. Aerial photos courtesy of Microsoft Vurtual Earth (2008). http://www.maps/live.com (Date accessed: August 2008). 92. Image by author, photo “Dodger Stadium Outfield Entrance.” http://www.earthlink.net/ dodger.html. (Date accessed: July, 2006). 93. Aerial photo courtesy Terra Metrics (2006). http://www.terrametrics.com. (Date accessed: June, 2006).
165 94. Image by author. 95. Image by author. 96. Image by author. 97. Aerial photo courtesy Terra Metrics (2006). http://www.terrametrics.com. (Date accessed: June, 2006). 98. Image by author. 99. Image by author. 100. Image by author. 101. Image by author, aerial photo courtesy Terra Metrics (2006). http://www.terrametrics. com. (Date accessed: June, 2006). 102. Photo by author. 103. Photo by author. 104. Photo by author. 105. Photo by author. 106. Image by author. 107. Image by author. 108. Image by author. 109. Image by author. 110. Photo by author.
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167 126. Photo by author. 127. Photo by author. 128. Photo by author. 129. Image by author. 130. Image by author. 131. Image by author. 132. Image by author. 133. Photo by author. 134. Photo by author. 135. Photo by author. 136. Photo by author. 137. Image by author, aerial photos courtesy of Microsoft Vurtual Earth (2008). http://www. maps/live.com (Date accessed: August 2008). 138. “Camden Yards.” Ballpark Seats.com. http://www.ballparks seats.com. (Date accessed: June, 2006). 139. Photo courtesy San Diego Padres Baseball Club. http://www.padres.com. (Date accessed: August, 2006). 140. “Camden Yards – Eutaw Street.” http://www.geocities.com/thetropics.html. (Date accessed: July, 2006).
168 141. Photo courtesy San Francisco Giants. http://sanfrancisco.giants.mlb.com/news/article.jsp?ymd=20060106&content_id=1292034&vkey=news_sf&fext=.jsp&c_id=sf (Date accessed: July, 2006) 142. Aerial photos courtesy of Microsoft Vurtual Earth (2008). http://www.maps/live.com (Date accessed: August 2008). 143. “Camden Yards –Exterior 11.” Ballpark of Baseball. http://www.ballparksofbaseball. com/al/camden911.jpg (Date accessed: August, 2006). 144. Aerial photo courtesy Terra Metrics (2006). http://www.terrametrics.com. (Date accessed: June, 2006). 145. Image by author. 146. Image by author. 147. Image by author. 148. Aerial photo courtesy Terra Metrics (2006). http://www.terrametrics.com. (Date accessed: June, 2006). 149. Image by author. 150. Image by author. 151. Image by author. 152. Image by author, aerial photo courtesy Terra Metrics (2006). http://www.terrametrics. com. (Date accessed: June, 2006). 153. Photo by author. 154. Photo by author. 155. Photo by author.
169 156. Photo by author. 157. Image by author. 158. Image by author. 159. Image by author. 160. Image by author. 161. Image by author. 162. Photo by author. 163. “Eutaw Street” Baseball 2006: The Year in Pictures. http://www.thebirdwatch.com/ archives/100_0101.jpg. (Date accessed: August, 2006). 164. Photo by Jonah Weilman. http://www.jonahweilman.com/gallery.com. (Date accessed: August, 2006). 165. Photo by author. 166. Photo by author. 167. Photo by author. 168. Photo by author. 169. Aerial photos courtesy of Microsoft Vurtual Earth (2008). http://www.maps/live.com (Date accessed: August 2008). 170. Image by author, photo “AT&T Park 5.” Ballparks of Baseball. http://www.ballparksofbaseball.com/nl/pacbell725.jpg. (Date accessed: June, 2006). 171. Aerial photo courtesy Terra Metrics (2006). http://www.terrametrics.com. (Date accessed: June, 2006).
170 172. Image by author. 173. Image by author. 174. Image by author. 175. Aerial photo courtesy Terra Metrics (2006). http://www.terrametrics.com. (Date accessed: June, 2006). 176. Image by author. 177. Image by author. 178. Image by author. 179. Image by author, aerial photo courtesy Terra Metrics (2006). http://www.terrametrics. com. (Date accessed: June, 2006). 180. Photo by author. 181. Photo by author. 182. Photo by author. 183. Photo by author. 184. Image by author. 185. Image by author. 186. Image by author. 187. Image by author. 188. Photo by author.
171 189. Photo by author. 190. Photo by author. 191. “McCovery Cove - Gameday.” Trainweb.org. http://www.trainweb.org/oldmainline/ ccs1.htm. (Date accessed: August, 2006). 192. Aerial photos courtesy of Microsoft Vurtual Earth (2008). http://www.maps/live.com (Date accessed: August 2008). 193. “Commuter Train Seating.” Montie.com. http://images.google.com/ imgres?imgurl=http://www.montie.com/_borders/lrv_folding_seat_lhs_rhs_view. jpg&imgrefurl=http://www.montie.com/seating.htm&h=737&w=661&sz=80&hl=en&start=5& um=1&tbnid=9gEMz4gXdP4FJM:&tbnh=141&tbnw=126&prev=/ient%3Dsafari%26rls%3De n%26sa%3DN. (Date accessed: June, 2007). 194. Map Courtesy Library of Congress Geography & Map Division. 195. Image by author, “Hudson Yards” photo courtesy of Cooper, Robertson & Partners. http://www.cooperrobertson.com/work/urban/hudson.php. (Date accessed: July, 2007). 196. Michael Conard and David Smiley. Hell’s Kitchen South: Developing Strategies a project of the Design Trust for Public Space with the Hell’s Kitchen Neighborhood Association. Fälth & Hassler, Stockholm, Sweden, 2002 197. Michael Conard and David Smiley. Hell’s Kitchen South: Developing Strategies a project of the Design Trust for Public Space with the Hell’s Kitchen Neighborhood Association. Fälth & Hassler, Stockholm, Sweden, 2002 198. Michael Conard and David Smiley. Hell’s Kitchen South: Developing Strategies a project of the Design Trust for Public Space with the Hell’s Kitchen Neighborhood Association. Fälth & Hassler, Stockholm, Sweden, 2002 199. Michael Conard and David Smiley. Hell’s Kitchen South: Developing Strategies a project of the Design Trust for Public Space with the Hell’s Kitchen Neighborhood Association. Fälth & Hassler, Stockholm, Sweden, 2002
172 200. Aerial photo courtesy Terra Metrics (2007). http://www.terrametrics.com. (Date accessed: June, 2007). 201. Image by author. 202. Image by author. 203. Image by author. 204. Aerial photo courtesy Terra Metrics (2007). http://www.terrametrics.com. (Date accessed: June, 2007). 205. Image by author. 206. Image by author. 207. Image by author. 208. Image by author, photos by author, aerial photo courtesy Terra Metrics (2007). http:// www.terrametrics.com. (Date accessed: June, 2007). 209. Image by author. 210. Image by author. 211. Image by author. 212. Image by author, aerial photo courtesy Terra Metrics (2007). http://www.terrametrics. com. (Date accessed: June, 2007). 213. Photo by author. 214. Photo by author. 215. Photo by author.
173 216. Photo by author. 217. Image by author. 218. Image by author. 219. Image by author. 220. Image by author. 221. Photo by author. 222. Image courtesy Cooper, Robertson & Partners. http://www.cooperrobertson.com/ work/urban/hudson.php. (Date accessed: July, 2007). 223. Image by author, underlay courtesy of Olin Partnership. http://www.olinptr.com/project_past_urban5.html. (Date accessed: July, 2007). 224. Image by author, underlay courtesy of Olin Partnership. http://www.olinptr.com/project_past_urban5.html. (Date accessed: July, 2007). 225. Image by author, underlay courtesy of Olin Partnership. http://www.olinptr.com/project_past_urban5.html. (Date accessed: July, 2007). 226. Image courtesy of the New York City Department of City Planning. http://www.nyc.gov/ html/dcp/html/hyards/hymain.shtml (Date accessed: July, 2007). 227. Image courtesy of Michael McCann / DCP. http://www.nyc.gov/html/dcp/gif/hyards/ hy_eis1.jpg (Date accessed: July, 2007). 228. Image courtesy of the New York City Department of City Planning. http://www.nyc.gov/ html/dcp/html/hyards/hymain.shtml (Date accessed: July, 2007). 229. Image courtesy of the New York City Department of City Planning. http://www.nyc.gov/ html/dcp/html/hyards/hymain.shtml (Date accessed: July, 2007).
174 230. Photo courtesy of Studio Gang Architects. http://www.studiogang.net/site/projects_ d3.htm. (Date accessed: August, 2008). 231. Sketch by author. 232. Image courtesy of the New York City Department of City Planning. http://www.nyc.gov/ html/dcp/html/hyards/hymain.shtml (Date accessed: July, 2007). 233. Image courtesy of the New York City Department of City Planning. http://www.nyc.gov/ html/dcp/html/hyards/hymain.shtml (Date accessed: July, 2007). 234. Image courtesy of the New York City Department of City Planning. http://www.nyc.gov/ html/dcp/html/hyards/hymain.shtml (Date accessed: July, 2007). 235. Image courtesy of the New York City Department of City Planning. http://www.nyc.gov/ html/dcp/html/hyards/hymain.shtml (Date accessed: July, 2007). 236. Image courtesy of the New York City Department of City Planning. http://www.nyc.gov/ html/dcp/html/hyards/hymain.shtml (Date accessed: July, 2007). 237. Image courtesy of the New York City Department of City Planning. http://www.nyc.gov/ html/dcp/html/hyards/hymain.shtml (Date accessed: July, 2007). 238. Sketch by author. 239. Sketch by author. 240. Image by author. 241. Image by author. 242. Image by author. 243. Image by author. 244. Image by author.
175 245. Image by author. 246. Image by author. 247. Image by author. 248. Image by author. 249. Image by author. 250. Image by author. 251. Image by author. 252. Sketch by author. 253. Sketch by author. 254. Sketch by author. 255. Image by author. 256. Image by author. 257. Image by author. 258. Image by author. 259. Image by author. 260. Image by author. 261. Image by author. 262. Image by author.
176 263. Image by author. 264. Image by author. 265. Image by author. 266. Image by author. 267. Image by author. 268. Image by author. 269. Image by author. 270. Image by author, aerial photo courtesy Terra Metrics (2007). http://www.terrametrics. com. (Date accessed: June, 2007). 271. Image by author, photo by author. 272. Image by author, photo by author. 273. Image by author, photo by author. 274. Image by author, photo by author. 275. Image by author. 276. Image by author. 277. Image by author. 278. Image by author. 279. Image by author. 280. Sketch by author.
177 281. Image by author, photo by author. 282. Photo by author. 283. Image by author, photo by author. 284. Photo by author. 285. Photo by author. 286. Image by author, photo by author. 287. Photo by author. 288. Photo by author. 289. Image by author, photo by author. 290. Photo by author. 291. Photo by author. 293. Image by author. 294. Photo by author. 295. Photo by author. 296. Photo by author. 297. Image by author. 298. Photo by author. 299. Image by author.
178 300. Photo by author. 301. Image by author. 302. Photo by author. 303. Photo by author. 304. Photo by author. 305. Image by author. 306. Photo by author. 307. Image by author. 308. Photo by author. 309. Image by author. 310. Photo by author. 311. Image by author. 312. Photo by author. 313. Image by author. 314. Photo by author. 315. Image by author. 316. Photo by author. 317. Image by author.
179 318. Photo by author. 319. Image by author. 320. Photo by author. 321. Photo by author. 322. Photo by author. 323. Image by author. 324. Photo by author. 325. Photo by author. 326. Photo by author. 327. Image by author. 328. Photo by author. 329. Image by author. 330. Photo by author. 331. Image by author. 332. Photo by author. 333. Photo by author. 334. Photo by author. 335. Image by author.
180 334. Photo by author. 335. Image by author. 336. Photo by author. 337. Image by author. 338. Photo by author. 339. Photo by author. 340. Photo by author. 341. Image by author. 342. Photo by author. 343. Image by author. 344. Photo by author. 345. Photo by author. 346. Photo by author.
181 Table Credits 1. “Past Ballparks.” Ballparks by Munsey & Suppes. http://www.ballparks.com/baseball/index.htm. (Date accessed: July, 2006). 2. Baseball Statistics.com. http://www.baseball-statistics.com/Ballparks/Bos/index.htm (Date accessed: July, 2006). 3. Baseball Statistics.com. http;//www.baseball-statistics.com/Ballparks/ChiC/index.htm (Date accessed: July, 2006). 4. “Past Ballparks.” Ballparks by Munsey & Suppes. http://www.ballparks.com/baseball/index.htm. (Date accessed: July, 2006). 5. Baseball Statistics.com. http;//www.baseball-statistics.com/Ballparks/LA/index.htm (Date accessed: July, 2006). 6. Baseball Statistics.com. http;//www.baseball-statistics.com/Ballparks/NYM/index.htm (Date accessed: July, 2006). 7. “Present Ballparks.” Ballparks by Munsey & Suppes. http://www.ballparks.com/baseball/ index.htm (Date accessed: July, 2006). 8. Baseball Statistics.com. http;//www.baseball-statistics.com/Ballparks/Bal/index.htm (Date accessed: July, 2006). 9. Baseball Statistics.com. http;//www.baseball-statistics.com/Ballparks/SF/index.htm (Date accessed: July, 2006). 10. Statistics courtesy the New York City Metro Transit Authority. http://www.mta.info/mta/ procurement/wsy/. (Date accessed: June, 2007). 11. Statistics by author. 12. Statistics courtesy the City of Boston. http://www.cityofboston.gov/. (Date accessed: June, 2006).
182 13. Statistics by author. Statistics courtesy the City of Boston. http://www.cityofboston.gov/. (Date accessed: June, 2006). 15. Statistics by author. 16. Statistics courtesy the City of Boston. http://www.cityofboston.gov/. (Date accessed: June, 2006). 17. Statistics by author. 18. Statistics courtesy the Chicago Department of Planning and Development. http://www. cityofchicago.org/PlanAndDevelop/. (Date accessed: June, 2006). 19. Statistics by author. 20. Statistics courtesy the Chicago Department of Planning and Development. http://www. cityofchicago.org/PlanAndDevelop/. (Date accessed: June, 2006). 21. Statistics by author. 22. Statistics courtesy the Chicago Department of Planning and Development. http://www. cityofchicago.org/PlanAndDevelop/. (Date accessed: June, 2006). 23. Statistics by author. 24. Statistics courtesy the Chicago Department of Planning and Development. http://www. cityofchicago.org/PlanAndDevelop/. (Date accessed: June, 2006). 25. Statistics by author. 26. Statistics courtesy the Chicago Department of Planning and Development. http://www. cityofchicago.org/PlanAndDevelop/. (Date accessed: June, 2006).
183 27. Statistics by author. 28. Statistics courtesy the Los Angeles Department of City Planning. http://cityplanning.lacity.org/ (Date accessed: June, 2006). 29. Statistics by author. 30. Statistics courtesy the Los Angeles Department of City Planning. http://cityplanning.lacity.org/ (Date accessed: June, 2006). 31. Statistics by author. 32. Statistics courtesy the Los Angeles Department of City Planning. http://cityplanning.lacity.org/ (Date accessed: June, 2006). 33. Statistics by author. 34. Statistics courtesy the New York City Department of City Planning. http://www.nyc.gov/ html/dcp/. (Date accessed: June, 2006). 35. Statistics by author. 36. Statistics courtesy the New York City Department of City Planning. http://www.nyc.gov/ html/dcp/. (Date accessed: June, 2006). 37. Statistics by author. 38. Statistics courtesy the New York City Department of City Planning. http://www.nyc.gov/ html/dcp/. (Date accessed: June, 2006). 39. Statistics by author. 40. Statistics courtesy the Baltimore City Planning Department. http://www.ci.baltimore. md.us/government/. (Date accessed: June, 2006). 41. Statistics by author.
184 42. Statistics courtesy the Baltimore City Planning Department. http://www.ci.baltimore. md.us/government/. (Date accessed: June, 2006). 43. Statistics by author. 44. Statistics courtesy the Baltimore City Planning Department. http://www.ci.baltimore. md.us/government/. (Date accessed: June, 2006). 45. Statistics by author. 46. Statistics courtesy the San Francisco Planning Department. http://www.sfgov.org/site/ planning_index.asp. (Date accessed: June, 2006). 47. Statistics by author. 48. Statistics courtesy the San Francisco Planning Department. http://www.sfgov.org/site/ planning_index.asp. (Date accessed: June, 2006). 49. Statistics by author. 50. Statistics courtesy the San Francisco Planning Department. http://www.sfgov.org/site/ planning_index.asp. (Date accessed: June, 2006). 51. Statistics by author.
185
Appendices Neighborhood Parcel Data: A-1: Fenway Park 4 Yawkey Way Boston, Massachusetts A-2: Wrigley Field 1060 W Addison St. Chicago, Illinois B-1: Dodger Stadium 1000 Elysian Park Ave. Los Angeles, California B-2: Shea Stadium 123-01 Roosvelt Avenue Flushing, New York C-1: Camden Yards 333 West Camden Street Baltimore, Maryland C-2: AT&T Park 24 Willie Mays Plaza San Francisco, California
186
Appendix A-1 Neighborhood Parcel Data Fenway Park 4 Yawkey Way Boston, Massachusetts
“Fenway Park for the most part is unchanged. With its manually operated scoreboard, its geometrically peculiar shape and the stories of the legends that have played there for more than eight decades, Fenway remains a link to the legends of baseball’s past.” (Redsox official website)
187 Year 1969 1969
Land Area 8,625 sq. ft. 3,817 sq. ft.
1920 1920 1920 1970 1899
8,479 sq. ft. 8,479 sq. ft. 8,630 sq. ft. 21,059 sq. ft. 42,725 sq. ft.
Parcel Data Multi Family Apartment Parcels 10 Single Family Home Parcels 0 Mixed-Use (Res/Com) Parcels 0 Commercial /Retail Parcels 7 Industrial/Warehouse Parcels 0 Vacant (Improv)/Parking Parcels 0 Miscellaneous/Service Parcels 1 Table 13: Parcel Type Totals
common
wealth
mass
achu
setts
con
turnp
ike
bea
avenue
et
stre
nu
t ee
Table 12: Parcel Data (Boylston Street & Ipswich Street)
Figure 293: Parcel Data Area (Ipswich Street & Van Ness Street)
Figure 294:: 176 Ipswich Street
Figure 295: 1175-1179 Boylston Street
Figure 296: 1249-1295 Boylston Street
n
str
47,352 q. ft.
to
eet
s str
nes
yls
van
bo
ve ea lin ok bro
way
1920
12,150 q. ft. 40,920 q. ft.
e
lansdowne street
1920 1920
key
Land Use / Parcel Type Seven-story Commercial Five-story Multi Family Apartments Five-story Multi Family Apartments Five-story Multi Family Apartments Five-story Multi Family Apartments Five-story Multi Family Apartments Five-story Multi Family Apartments Five-story Multi Family Apartments Five-story Multi Family Apartments Five-story Multi Family Apartments Five-story Multi Family Apartments One-story Commercial Four-story Fenway High School One-story Commercial Three-story Commercial Three-story Commercial Two-story Commercial Four-story Commercial
yaw
Address 2 Charlesgate West 1161 Boylston St. 1167 Boylston St. 1171 Boylston St. 1175 Boylston St. 1179 Boylston St. 1185 Boylston St. 1191 Boylston St. 1197 Boylston St. 1203 Boylston St. 1209 Boylston St. 200 Ipswich St. 176 Ipswich St. 168 Ipswich St. 1249 Boylston St. 1255 Boylston St. 1265 Boylston St. 1295 Boylston St.
188
Parcel Data Multi Family Apartment Parcels Single Family Home Parcels Mixed-Use (Res/Com) Parcels Commercial /Retail Parcels Industrial/Warehouse Parcels Vacant (Improv)/Parking Parcels Miscellaneous/Service Parcels Table 15: Parcel Type Totals
common
wealth
mass
achu
setts
et
stre
con
turnp
ike
avenue
bea
re
ee
t
st
str
ich
n
sw
van
to yls
t
tree
ss nes
bo
ve ea lin
ip
way
ok
key
bro
yaw
nu
e
et
lansdowne street
Figure 297: Parcel Data Area (Commonwealth Aveune & Lansdowne Street)
Figure 298: 490-472 Commonwealth Avenue
0 4 7 10 1 5 0
Address 1-99 Lansdowne St. 1-99 Lansdowne St. 1-99 Lansdowne St. 603 Newbury St. 10 Brookline Ave. 540 Commonwealth Ave. 534 Commonwealth Ave. 530 Commonwealth Ave. 526 Commonwealth Ave. 524 Commonwealth Ave. 522 Commonwealth Ave. 520 Commonwealth Ave. 518-12 Commonwealth Ave. 510 Commonwealth Ave. 508 Commonwealth Ave. 506 Commonwealth Ave. 500 Commonwealth Ave. 490 Commonwealth Ave. 484-80 Commonwealth Ave. 476-72 Commonwealth Ave. 470 Commonwealth Ave. 464 Commonwealth Ave. 523 Newbury St. 525 Newbury St. 529 Newbury St. 531 Newbury St. 533 Newbury St. 535 Newbury St.
Parcel Type / Land Use Year Three-story Commercial Four-story Light-Industrial One-story Commercial Three-story Commercial 1899 Two-story Commercial 1981 Three-story Commercial/retail 1899 Five-story Mixed Use 1910 Three-story Commercial 1899 Two-story Commercial Four-stoyr Mixed Use Four-story Commercial Parking / Vacant / Commercial Parking / Vacant / Commercial Four-story Commercial Parking / Vacant / Commercial 4.5-sory Mixed Use Two-story Commercial Four-story Mixed Use Four-story Multi Family Four-story Multi Family 1899 Five-story Mixed Use 1899 Parking / Vacant / Commercial Two-story Multi Family 1920 Three-story Multi Fam (4 Apts) 1910 Three-story Multi Fam (3 Apts) 1890 Parking / Vacant / Commercial 1999 Three-story Multi Fam (4 Apts) 1904 Three-story Multi Fam (4 Apts) 1904
Table 14: Parcel Data (Commonwealth Avenue, Newbury Street, & Lansdowne Street)
Land Area
8,700 sq. ft. 7,359 sq. ft. 9,331 sq. ft. 6,184 sq. ft. 6,256 sq. ft. 6,250 sq. ft. 3,121 sq. ft. 18,754 sq. ft.
6,247 sq. ft. 3,125 sq. ft. 4,375 sq. ft.
3,125 sq. ft. 3,250 sq. ft. 2,045 sq. ft. 1,909 sq. ft. 1,911 sq. ft. 1,913 sq. ft. 1,913 sq. ft. 1,945 sq. ft.
189
18,620 sq. ft. 10,640 sq. ft. 13,300 sq. ft. 9,133 sq. ft. 24,362 sq. ft. 23,209 sq. ft. 14,527 sq. ft. 11,837 sq. ft.
Parcel Data Multi Family Apartment Parcels 0 Single Family Home Parcels 0 Mixed-Use (Res/Com) Parcels 1 Commercial /Retail Parcels 17 Industrial/Warehouse Parcels 2 Vacant (Improv)/Parking Parcels 4 Miscellaneous/Service Parcels 2 Table 17: Parcel Type Totals
common
wealth
5,461 sq. ft. 26, 132 sq. ft.
mass
achu
setts
turnp
ike
avenue
et
stre
con
bea
t
Figure 299: Parcel Data Area (Brookline Street, Beacon Street & Yawkey Way)
54,268 sq. ft. 10,920 sq. ft.
Figure 300: 104 Brookline Avenue
str
ee
4,765 sq. ft.
to
n
eet
s str
nes
yls
van
bo
br
oo
kli
ne
av
en
ue
lansdowne street
way
Table 16: Parcel Data (Yawkey Way, Boylston Street & Brookline Avenue)
Land Area
key
Land Use / Parcel Type Year One-story Retail/Service (Mobil Oil) 1960 Two-story Commercial 1925 One-story Commercial 1952 One-story Retail (Goodyear Tires) 1935 One-story Commercial 1920 One-story Commercial ` One-story Commercial 1905 Two-story Commercial 1925 Three-story Commercial 1960 Three-story Commercial Three-story Commercial Two-story Commercial Two-story Commercial 1920 Two-story Light Industrial 1925 Three-story Commercial Three-story Institutional Parking / Vacant / Commercial Parking / Vacant / Commercial Parking / Vacant / Commercial Four-story Mixed Use 1905 One-story Retail/Commercial Two-story Commercial Three-story Light Industrial One-story Governmental Parking / Vacant / Commercial Two-story Commercial 1920
yaw
Address 63 Yawkey Way 1313 Boylston St. 1325 Boylston St. 1341 Boylston St. 1393 Boylston St. 1371 Boylston St. 16 Kilmarnock 148 Brookline Ave. 136 Brookline Ave. 124 Brookline Ave. 112 Brookline Ave. 104 Brookline Ave. 98 Brookline Ave. 121 Brookline Ave. 115 Brookline Ave. 105 Brookline Ave. 87 Brookline Ave. 83 Brookline Ave. 79 Brookline Ave. 72 Brookline Ave. 61 Brookline Ave. 715 Beacon St. 729 Beacon St. 731 Beacon St. 10 Maitland St. 829 Beacon Ave.
190
Appendix A-2 Neighborhood Parcel Data Wrigley Field 1060 W Addison St. Chicago, Illinois
â&#x20AC;&#x153;Ballhawks as they are called, wait on Waveland Avenue to catch homeruns during the game. Fans sit atop buildings behind Wrigley Field and watch the game. Ivy still covers the brick walls in the outfield, the scoreboard is still manually operated, and bleacher bums still sit in the bleachers in the outfieldâ&#x20AC;? (Ballparks of Baseball)
191 Address
Land Use / Parcel Type
Bldg. Area
1999 1996 1999. 1912 1999 1906 1888 1898 1893 1893 1888 1888 1926 1918 1923 1898
4,773 sq. ft. 5,305 sq. ft. 3,672 sq. ft. 8,052 sq. ft. 4,150 sq. ft. 3,410 sq. ft.
Parcel Data Multi Family Apartment Parcels 16 Single Family Home Parcels 0 Mixed-Use (Res/Com) Parcels 1 Commercial /Retail Parcels 1 Industrial/Warehouse Parcels 0 Vacant (Improv)/Parking Parcels 0 Miscellaneous/Service Parcels 1 Table 19: Parcel Type Totals
2,104 sq. ft. 2,041 sq. ft. 3,372 sq. ft. 2,435 sq. ft. w waveland ave.
3,771 sq. ft.
n sheffield ave.
n seminary st.
t.
ks
lar
nc
1052 W Waveland Ave. Fire House 1050 W Waveland Ave. Three-story Multi-Family Apts (5 Apts.) 1048 W Waveland Ave. Three-story Multi-Family Apts (5 Apts.) 1044 W Waveland Ave. Three-story Multi-Family Apts (3 Apts.) 1040 W Waveland Ave. Three-story Multi-Family Apts (6 Apts.) 1038 W Waveland Ave. Three-story Multi-Family Apts (3 Apts.) 1032 W Waveland Ave. Three-story Multi-Family Apts (3 Apts.) 3701 N Kenmore St. Three-story Multi-Family Apts (3 Apts.) 3703 N Kenmore St. Three-story Multi-Family Apts 3705 N Kenmore St. One-story Multi-Family Apts (2 Apts.) 3709 N Kenmore St. Three-story Multi-Family Apts (2 Apts.) 3711 N Kenmore St. Three-story Multi-Family Apts (4 Apts.) 3715 N Kenmore St. Two-story Multi-Family Apts (3 Apts.) 3714 N Sheffield Ave. Three-story Multi-Family Condos 3700 N Sheffield Ave. Four-story Commercial/Residential 3701 N Sheffield Ave. Single-story Retail (Cellular One) 3709 -13 Sheffield Ave. Three-story Multi-Family Apts (3 Apts.)
Year
w addison ave.
Table 18: Parcel Data (W Waveland Ave, N Kenmore St. & N Sheffield St.)
Figure 301: Parcel Data Area: (W Waveland Avenue, N Kenmore Street & N Sheffield Ave)
Figure 302: 3769 - 3713 N Sheffield Avenue
Figure 303: 1040 Waveland Avenue
Figure 304: 1052 - 1040 W Waveland Avenue
192
Parcel Data Multi Family Apartment Parcels Single Family Home Parcels Mixed-Use (Res/Com) Parcels Commercial /Retail Parcels Industrial/Warehouse Parcels Vacant (Improv)/Parking Parcels Miscellaneous/Service Parcels Table 21: Parcel Type Totals
w waveland ave. n sheffield ave.
t.
n seminary st.
ks
lar
nc
w addison ave.
Figure 305: Parcel Data Area (N Sheffield Avenue & W Addison Avenue)
18 0 3 3 0 3 0
Address
Land Use / Parcel Type
Year
3653 N Sheffield Ave.
One-story store
1991
3651 N Sheffield Ave. Two-story Multi-Family Apts (3 Apts.)
Bldg. Area
1903
3,150 sq. ft.
3649 N Sheffield Ave. Three-story Multi-Family Apts (3 Apts.) 1903
6,122 sq. ft.
3643 N Sheffield Ave. Three-story Multi-Family Apts (6 Apts.) 1917
9,895 sq. ft.
3639 N Sheffield Ave. Three-story Multi-Family Apts (5 Apts.) 1916
5,238 sq. ft.
3637 N Sheffield Ave. Three-story Multi-Family Apts (4 Apts.) 1913
5,490 sq. ft.
3633 N Sheffield Ave. Three-story Multi-Family Apts (4 Apts.) 1895
5,228 sq. ft.
3631 N Sheffield Ave. Three-story Multi-Family Apts (4 Apts.) 1898
4,869 sq. ft.
3627 N Sheffield Ave. Three-story Multi-Family Apts
1993
3621 N Sheffield Ave. Mxd use Com/Multi-Family (7 Apts.)
1898.
3619 N Sheffield Ave. Vacant/Commercial (Improv)
1974
3617 N Sheffield Ave. Vacant/Comm (Improv)
1974
3611 N Sheffield Ave. Three-story Multi-Family Apts
1900
3609 N Sheffield Ave. Three-story Multi-Family Apts
1900
20k + sq. ft.
954 W Addison St.
Three-story Multi-Family Apts (5 Apts.) 1917
8,673 sq. ft.
950 W Addison St.
Three-story Multi-Family Apts (5 Apts.) 1901
6,310 sq. ft.
948 W Addison St.
Three-story Multi-Family Apts (4 Apts.) 1899
4,512 sq. ft.
944 W Addison St.
Vacant/Commercial (Improv)
1994
947 W Addison St.
One-story Retail
1901
3549 N Sheffield Ave. Two-story Retail (Coffee)
1901
3547-45 Sheffield Ave. Two-story Multi-Family Apts (2 Apts.)
1898
2,520 sq. ft.
3543 N Sheffield Ave. Two-story Multi-Family Apts (2 Apts.)
1900.
2,920 sq. ft.
3535 N Sheffield Ave. Three-story Multi-Family Apts (6 Apts.) 1893
7,260 sq. ft.
3541 N Sheffield Ave. Vacant Parcel/Lot 3531 N Sheffield Ave. Three-story Multi-Family Condos 3538 N Sheffield Ave. 2/3-story Retail Figure 306: 3643 & 3639 N Sheffield Avenue
Table 20: Parcel Data (N Sheffield Avenue & W Addision Avenue)
1896 1937
193
Parcel Data Multi Family Apartment Parcels 2 Single Family Home Parcels 0 Mixed-Use (Res/Com) Parcels 5 Commercial /Retail Parcels 14 Industrial/Warehouse Parcels 0 Vacant (Improv)/Parking Parcels 6 Miscellaneous/Service Parcels 0 Table 23: Parcel Type Totals
w waveland ave. n sheffield ave.
1979 2001 1898 6,927 sq. ft. 1908 1922 1987 1993 1918 1963 1912 1912 1987 1951 1900 1911 5,499 sq. ft. 1928 1891 1944 1999 1993 1912 1892 1926 1979 1896 3,968 sq. ft. 1896 2,480 sq. ft. 1969 1979
t.
One-story Retail (7-11) Vacant/Commercial (Improv) 3-story Retail/M-Fam (3/Starbucks) One-story Retail (Sports World) Public Garage One-story Retail (Sports merchandise) Vacant/Commercial Parking One-story Commercial (Louieâ&#x20AC;&#x2122;s Bar) One-story Commercial (Lounge) Three-story Commercial (Diner) Three-story Com (Restaurant) Two-story Commercial (Bar) One-story Commercial (Restaurant) Two-story Retail/M-Fam (Bar/2 Apts.) Two-story Com/M-Fam (Vacant/3) Three-story Commercial/Residential Two-story Commercial/Residential Two-story Com/M-Fam (Bar/2) Vacant Commercial (Improv) One-story Commercial One-story Commercial (Restaurant) Two-story Com/Res (Sports Bar) Two-story Commercial (Sports Bar) Vacant/Commercial Parking Two-story Multi-Family Apts (5 Apts.) Two-story Multi-Family Apts (3 Apts.) Two-story Commercial One-story Retail (Taco Bell)
n seminary st.
1009 W Addison St. 1015 W Addison St. 1023 W Addison St. 1027 W Addison St. 1035 W Addison St. 3555 N Clark St. 3549 N Clark St. 3547 N Clark St. 3541 N Clark St. 3539 N Clark St. 3535 N Clark St. 3527 N Clark St. 3515 N Clark St. 3511 N Clark St. 3516 N Clark St. 3526 N Clark St. 3530 N Clark St. 3538 N Clark St. 3546 - 48 N Clark St. 3550 N Clark St. 3554 N Clark St. 3556 N Clark St. 1063 W Addison St. 1128 W Eddy St. 1124 W Eddy St. 1122 W Eddy St. 1152 W Eddy St. 1111 W Addison St.
Table 22: Parcel Data (W Addison Avenue, N Clark Street & W Eddy Street)
Bldg. Area
ks
Year
lar
Land Use / Parcel Type
nc
Address
w addison ave.
w eddy st.
Figure 307: Parcel Data Area (W Addison Ave, N Clark Street & W Eddy Street)
Figure 308: 1063 - 1111 W Addison Street
194
Parcel Data Multi Family Apartment Parcels Single Family Home Parcels Mixed-Use (Res/Com) Parcels Commercial /Retail Parcels Industrial/Warehouse Parcels Vacant (Improv)/Parking Parcels Miscellaneous/Service Parcels
27 5 0 0 0 1 0
Land Use / Parcel Type
Year
Bldg. Area
1888
1,864 sq. ft.
1123 W Addison St. Two-story Single-Family Home (1 Unit) 1898.
2,782 sq. ft.
1125 W Addison St. Two-story Multi-Family Apts (3 Apts.)
1888.
2,620 sq. ft.
1129 W Addison St. Two-story Multi-Family Apts (2 Apts.)
1893
3,236 sq. ft.
1131 W Addison St. 1.5-story Multi-Family Apts (2 Apts.)
1888
1,845 sq. ft.
1133 W Addison St. Three-story Multi-Family Apts (3 Apts.) 1902
2,547 sq. ft.
1121 W Addison St. Two-story Multi-Family Apts (2 Apts.)
1137 W Addison St. Two-story Single-Family Home (1 Unit) 1999 1139 W Addison St. Three-story Multi-Family Apts
Table 25: Parcel Type Totals
w waveland ave.
n sheffield ave.
n seminary st.
t.
ks
lar
nc
w patterson st.
Address
w addison ave.
Figure 309: Parcel Data Area ( W Addison Avenue & W Patterson Street)
Figure 310: 1117-1130 W Patterson Street
1997
1138 W Addison St. Three-story Multi-Family Apts (2 Apts.) 1908
3,105 sq. ft.
1136 W Addison St. Two-story Multi-Family Apts (3 Apts.)
1893
1,764 sq. ft.
1134 W Addison St. 1.5-story Multi-Family Apts (2 Apts.)
1888
1,240 sq. ft.
1132 W Addison St. Three-story Multi-Family Apts (3 Apts.) 1888
3,105 sq. ft.
1128 W Addison St. Two-story Multi-Family Apts (3 Apts.)
1901
2,840 sq. ft.
1126 W Addison St. 1.5-story Single-Family Home (1 Unit) 1913
1,341 sq. ft.
1124 W Addison St. 1.5-story Single-Family Home (1 Unit) 1922
1,542 sq. ft.
1122-18 Addison St.
Three-story Multi-Family Apts (3 Apts.) 1923
3,171 sq. ft.
1116 W Addison St. Three-story Multi-Family Apts (3 Apts.) 1994
4,152 sq. ft.
1114 W Addison St.
1,884 sq. ft.
Three-story Multi-Family Apts (2 Apts.) 1888
1110 W Addison St. Two-story Multi-Family Apts (3 Apts.) 1113 W Patterson St. Three-story Multi-Family Apts (4 Apts.) 1117 -25 Patterson St. Two-story Multi-Family Apts (3 Apts.) 1127 W Patterson St. Three-story Multi-Family Apts (3 Apts.) 1131 W Patterson St. Two-story Single-Family Home (1 Unit) 1130 -28 Patterson St. Two-story Multi-Family Apts (3 Apts.) 1118 W Patterson St. Two-story Multi-Family Apts (6 Apts.) 1139-41 Waveland Ave. Vacant / Parking / Residential 1143 W Waveland Ave. Three-story Multi-Family Apts (3 Apts.) Table 24: Parcel data ( W Addison Avenue & W Patterson Street)
1888 1888 1893 1893. 1999 1891 1888 1982 1894
2,750 sq. ft. 2,871 sq. ft. 3,228 sq. ft. 3,009 sq. ft. 2,730 sq. ft. 2,418 sq. ft. 5,892 sq. ft. 3,740 sq. ft.
195
Parcel Data Multi Family Apartment Parcels 6 Single Family Home Parcels 2 Mixed-Use (Res/Com) Parcels 4 Commercial /Retail Parcels 4 Industrial/Warehouse Parcels 9 Vacant (Improv)/Parking Parcels 13 Miscellaneous/Service Parcels 0 Table 27: Parcel Type Totals
w waveland ave.
t.
n sheffield ave.
n seminary st.
Commercial Parking 1980 One-story Retail (McDonalds) 1980 One-story Retail (McDonalds) 1980 Commercial Parking 1980 Vacant / Parking /Commercial 1930 Three-story Multi-Family Apts (4 Apts.) 1893 One-story Retail (Restaurant) 1892 Two-story Retail/M-Fam Residential 1888 Two-story Commercial Retail 1913 Vacant Commercial (Improv) 1986 Three-story Commercial/M-Fam (5) 1915 Two-Story Multi-Family Apts (4 Apts.) 1916 Three-Story Multi-Family Apts (5 Apts.) 1911 Three-Story Com/M-Fam (Rest/3 Apts.) 1913 Three-story Commercial/M-Fam (6) 1918 Three-story Commercial/M-Fam (6) 1902 Lt Industrial / Warehouse 1967 Lt Industrial / Warehouse / Parking 1967 Lt Industrial / Warehouse / Parking 1984 Light Industrial / Warehouse 1984 Vacant / Commercial / Parking 1984 Three-Story Multi-Family Apts 1922 1.5-Story Single-Family Home (1 Unit) 1888 1,562 sq. ft. Three-Story Multi-Family Apts (4 Apts.) 1888 2,322 sq. ft. Two-Story Multi-Family Apts (3 Apts.) 1888 3,137 sq. ft. Two-Story Single-Family Home (1 Unit) 1888 Two-Story Multi-Family Apts (2 Apts.) 1888 1,386 sq. ft. One-story Lt Industrial / Warehouse 1967
Table 26: Parcel Data (N Clark Street & N Clifton Street)
Bldg. Area
ks
3616 - 22 N Clark St. 3624 N Clark St. 3628 N Clark St. 3632-40 N Clark St. 3654 N Clark St. 3658 N Clark St. 3662 N Clark St. 3664 N Clark St. 3700 N Clark St. 3708 N Clark St. 3710 N Clark St. 3714 N Clark St. 3718 N Clark St. 3720 N Clark St. 3724 N Clark St. 3726 N Clark St. 3729 N Clark St. 3727-17 N Clark St. 3711-07 N Clark St. 3708 N Clifton St. 3701-09 N Clifton St. 3711 N Clifton St. 3713 N Clifton St. 3717 N Clifton St. 3719 N Clifton St. 3721 N Clifton St. 3723 N Clifton St. 3716 N Clifton St.
Year
lar
Land Use / Parcel Type
nc
Address
w addison ave.
Figure 311: Parcel Data Area (N Clark Street & N Clifton Street)
Figure 312: 3701-3709 N Clifton Street
196
Appendix B-1 Neighborhood Parcel Data Dodger Stadium 1000 Elysian Park Ave. Los Angeles, California
“I live about 20 miles from Dodger Stadium. I left for yesterday’s game at 5:30 p.m. Took to the 105 east to the 110, and exited at Figueroa Street, thus avoiding the ghastly 10-110 interchange. I took Figueroa through downtown L.A. all the way to where it spills out onto the 110 just before the Stadium Way exit...I got to my seat as the National Anthem was ending.” (Phillip Michaels)
197
Table 29: Parcel Type Totals
t
ad
ro
or
ue
ad
en
av
am
ee
y
no
em
ad
ac la
so
sta diu m
ad ro
ce
s op
terra
sh bi
lilac
wa pa sa y de na f
ree wa
y
bo
yls
et
ton
re
str
st
Table 28: Parcel Data (W Academy Road, W Solano Avenue & W Amador Street)
2,811 sq. ft. 2,557 sq. ft. 6,799 sq. ft. 2,171 sq. ft. 5,310 sq. ft. 5,316 sq. ft. 5,311 sq. ft. 3,702 sq. ft. 1,107 sq. ft. 2,971 sq. ft. 5,296 sq. ft. 5,589 sq. ft. 5,507 sq. ft. 5,593 sq. ft. 5,591 sq. ft. 5,946 sq. ft. 5,946 sq. ft. 5.954 sq. ft. 5,961 sq. ft. 5,968 sq. ft. 5,982 sq. ft. 5,987 sq. ft. 5,992 sq. ft.
Parcel Data Multi Family Apartment Parcels 1 Single Family Home Parcels 63 Mixed-Use (Res/Com) Parcels 0 Commercial /Retail Parcels 0 Industrial/Warehouse Parcels 0 Vacant (Improv)/Parking Parcels 1 Miscellaneous/Service Parcels 0
e
2930 sq. ft. 3,392 sq. ft. 3,854 sq. ft. 3,698 sq. ft.
riv
1928 1966 1928 1920 1923 2004 1913 1924 1942 1924 1903 1904 1922 1922 1993 1904 1912 1898 1923 1907 1912 1913 1923 1985 1907 1913 1922 1913
ld
Single-Family Residential (1) Single-Family Residential (1) Single-Family Residential (1) Single-Family Residential (1) Single-Family Residential (1) Single-Family Residential (1) Single-Family Residential (1) Single-Family Residential (1) Single-Family Residential (1) Single-Family Residential (1) Multi-Family Residential (2) Single-Family Residential (1) Single-Family Residential (1) Vacant / Open Space / Parking Single-Family Residential (1) Single-Family Residential (1) Single-Family Residential (1) Single-Family Residential (1) Single-Family Residential (1) Single-Family Residential (1) Single-Family Residential (1) Single-Family Residential (1) Single-Family Residential (1) Single-Family Residential (1) Single-Family Residential (1) Single-Family Residential (1) Single-Family Residential (1) Single-Family Residential (1)
ol
750-748 W Amador St. 742-738 W Amador St. 734-726 W Amador St. 725-718 W Amador St. 716-708 W Amador St. 706-704 W Amador St. 702 W Amador St. 674-658 W Amador St. 654-642 W Amador St. 624-634 W Solano Ave. 638-644 W Solano Ave. 648-652 W Solano Ave. 656 W Solano Ave. 662 W Solano Ave. 701 W Amador St. 705 W Amador St. 709-721 W Amador St. 725-737 W Amador St. 741-745 W Amador St. 749 W Amador St. 753-745 W Solano Ave. 741-733 W Solano Ave. 729-721 W Solano Ave. 717-709 W Solano Ave. 705-701 W Solano Ave. 648-644 W Academy Rd. 640-636 W Academy Rd. 632-628 W Academy Rd.
kn
Land Area
te
Year
i wh
Land Use / Parcel Type
w
Address
Figure 313: Parcel Data Area (W Academy Road, W Solano Avenue & W Amador Street)
Figure 314: 644 - 636 W Academy Road
198
Parcel Data Multi Family Apartment Parcels Single Family Home Parcels Mixed-Use (Res/Com) Parcels Commercial /Retail Parcels Industrial/Warehouse Parcels Vacant (Improv)/Parking Parcels Miscellaneous/Service Parcels Table 31: Parcel Type Totals
t
ad
ro
or
ue
ad
en
av
am
ee
y
no
la
em
ad
ac so
yls
et
ton
re
str
st
Land Use / Parcel Type
Year
Land Area
455 E Savoy St. 451 E Savoy St. 449 E Savoy St. 443 E Savoy St. 441 E Savoy St. 439-437 E Savoy St. 435 E Savoy St. 431 E Savoy St. 429-427 E Savoy St. 425 E Savoy St. 421-419 E Savoy St. 417 E Savoy St. 418 E Savoy St. 430 E Savoy St. 434 E Savoy St. 438 E Savoy St. 442-448 E Savoy St.
Multi-Family Residential (4) Single-Family Residential (1) Single-Family Residential (1) Multi-Family Residential (2) Multi-Family Residential (2) Single-Family Residential (1) Single-Family Residential (1) Multi-Family Residential (7) Single-Family Residential (1) Single-Family Residential (1) Single-Family Residential (1) Multi-Family Residential (2) Vacant / Parking Single-Family Residential (1) Multi-Family Residential (2) Multi-Family Residential (4) Commercial/retail (Auto Body)
1989 1896 1892 1954 1964 1895 1962 1895 1926 1927 1890 1966 1963 1927 1890 1965 1937
4,978 sq. ft. 5,310 sq. ft. 5,302 sq. ft. 5,294 sq. ft. 5,294 sq. ft. 7,437 sq. ft. 8,291 sq. ft. 5,011 sq. ft. 5,057 sq. ft. 5,104 sq. ft. 5,150 sq. ft. 8,369 sq. ft. 5,870 sq. ft. 4,904 sq. ft. 5,055 sq. ft. 5,055 sq. ft. 5,055 sq. ft.
Commercial Office Building 1924 Vacant / Commercial Parking 1963 Church 2002 Multi-Family Residential (4) 1989 Multi-Family Residential (4) 1989 Multi Family Residential (4) Commercial Resaurant/Bar 1922 Multi-Family Residential (2) 1885
5,571 sq. ft. 5,511 sq. ft. 6,632 sq. ft. 6,732 sq. ft. 6,525 sq. ft. 6,261 sq. ft. 5,441 sq. ft. 4,607 sq. ft.
Figure 316: 429 - 425 E Savoy Street
ad ro
(Bishops Road, E Savoy Street & N Broadway)
s
Figure 315: Parcel Data Area
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-outisde mapping section-
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11 8 0 6 0 5 1
Address
1201-1213 N Broadway 1217-1231 N Broadway 1305 N Broadway 1311 N Broadway 1315 N Broadway 1319-1321 N Broadway 1325 N Broadway 1329-1331 N Broadway
Table 30: Parcel data (Bishops Road, E Savoy Street & N Broadway)
199
Parcel Data Multi Family Apartment Parcels 16 Single Family Home Parcels 25 Mixed-Use (Res/Com) Parcels 0 Commercial /Retail Parcels 0 Industrial/Warehouse Parcels 0 Vacant (Improv)/Parking Parcels 0 Miscellaneous/Service Parcels 0 Table 33: Parcel Type Totals
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Table 32: Parcel Data (W White Knoll Drive, N Marview Avenue & Boylston Street)
6,217 sq.ft. 4,591 sq.ft. 4,849 sq.ft. 4,667 sq.ft. 4,832 sq.ft. 4,033 sq.ft. 3,910 sq.ft. 4,747 sq.ft. 4,804 sq.ft. 4,860 sq.ft. 4,902 sq.ft. 6,049 sq.ft. 6,082 sq.ft. 4,955 sq.ft. 4,896 sq.ft. 4,837 sq.ft. 4,778 sq.ft. 5,643 sq.ft. 5,643 sq.ft. 6,150 sq.ft. 7,306 sq.ft. 6,471 sq.ft. 6,250 sq.ft. 6,250 sq.ft. 6,250 sq.ft. 6,250 sq.ft. 6,250 sq.ft. 6,250 sq.ft.
kn
Multi-Family Residential (4) 1924 Multi-Family Residential (2) 1924 Single-Family Residential (1) 2005 Single-Family Residential (1) 1923 Single-Family Residential (1) 1926 Single-Family Residential(1) 1924 Multi-Family Residential (2) 1933 Multi-Family Residential (2) 1925 Single-Family Residential(1) 1983 Single-Family Residential(1) 1978 Single-Family Residential(1) Multi-Family Residential (2) 1939 Multi-Family Residential (4) 1923 Multi-Family Residential (4) 1933 Multi-Family Residential (2) 1923 Single-Family Residential(1) Multi-Family Residential (4) 1924 Single-Family Residential(1) 1924 Multi-Family Residential (2) 1988 Muli-Family Residential (2) 1912 Single Family Residential (1) 1928 Single Family Residential (1) 1999 Single Family Residential (1) 1937 Single Family Residential (1) 1970 Single Family Residential (1) 1945 Single Family Residential (1) 1939 Single Family Residential (1) 1946 Single Family Residential (1) 1927
te
1130-1126 W White Knoll Dr. 1027 N Marview Ave. 1021 N Marview Ave. 1017 N Marview Ave. 1009 N Marview Ave. 1151 N Figueroa Terr, 1000-1002 N Marview Ave. 1008-1010 N Marview Ave. 1014 N Marview Ave. 1018 N Marview Ave. 1022 N Marview Ave. 1118 W White Knoll Dr. 1100 W White Knoll Dr. 1035 W White Knoll Dr. 1023-1019 W White Knoll Dr. 1015 W White Knoll Dr. 1011-1009 W White Knoll Dr. 1109 N Figueroa Terr. 1107 N Figueroa Terr. 1028 W White Knoll Dr. 1657-1663 N Boylston St. 1618 N Boylston St. 1610 N Boylston St. 1606 N Boylston St. 1600 N Boylston St. 1548-1518 N Boylston St. 1508 N Boylston St. 1502 N Boylston St.
Land Area
bo
Year
i wh
Land Use / Parcel Type
w
Address
Figure 317: Parcel Data Area (W White Knoll Drive, N Marview Avenue & Boylston Street)
Figure 318: 1027 - 1009 Marview Ave
200
Appendix B-2 Neighborhood Parcel Data Shea Stadium 123-01 Roosvelt Avenue Flushing, New York
“For a long time, I feared the day when Shea Stadium would close forever and in its place, a hulking corporate-sponsored ball field would rise from the ashen depths of Flushing Meadows. But now I’ve accepted that there is no choice” (Author).
201
Parcel Data Multi Family Apartment Parcels 0 Single Family Home Parcels 0 Mixed-Use (Res/Com) Parcels 0 Commercial /Retail Parcels 2 Industrial/Warehouse Parcels 13 Vacant (Improv)/Parking Parcels 6 Miscellaneous/Service Parcels 0 Table 35: Parcel Type Totals
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#7 li
Figure 319: Parcel Data Area (126th Street, 38th, 37th, 36th, 35th, & 34th Avenues)
Table 34: Parcel Data (126th Street, 38th, 37th, 36th, 35th, & 34th Avenues)
Figure 320: 126th Street and 34th Avenue
Figure 321: 126th Street and Roosevelt Avenue
blvd
swa
pres
e ex
ton hites
t stree
9,584 sq. ft. 12,500 sq. ft. 12,500 sq. ft. 10,000 sq. ft. 3,667 sq. ft. 15,110 sq. ft. 7,080 sq. ft. 7,500 sq. ft. 17,500 sq. ft. 10,000 sq. ft. 23,500 sq. ft. 19,850 sq. ft. 10,500 sq. ft. 14,500 sq. ft. 8,000 sq. ft. 12,000 sq. ft. 10,000 sq. ft. 10,000 sq. ft. 20,000 sq. ft. 10,000 sq. ft. 44,500 sq. ft. 24,739 sq. ft.
y
1988 1940 1976 1930 1930 1980 1996 1980 1970 1950 1950 1971 1940 1989 1930 1960 1940 1991 1970 1990 1960 1930
kwa
Two-story Commercial/Office (Reality) One-story Transportation / Utility One-story Industrial Manufacturing Commerical / Ballpark Parking Commercial / Ballpark Parking One-story Industrial Manufacturing One-story Transportation / Utility Commercial / Ballpark Parking Commercial / Ballpark Parking Two-story Transportation / Utility One-story Industrial Manufacturing One-story Transportation / Utility One-story Transportation / Utility One-story Commercial/Office One-story Industrial Manufacturing One-story Industrial Manufacturing Commerical / Ballpark Parking One-story Industrial Manufacturing One-story Industrial Manufacturing One-story Industrial Manufacturing Commerical / Ballpark Parking Two-story Industrial Manufacturing
114th
39-09 126th St. 39-09 126th St. 39-09 126th St. 126-02 38th Ave. 126-20 38th Ave. 126-61 38th Ave. 126-45 Willets Blvd. 126-10 38th Ave. 37-11 126th St. 126-30 37th Ave. 126-83 37th Ave. 126-63 37th Ave. 126-23 37th Ave. 126-59 36th Ave. 126-49 36th Ave. 126-25 36th Ave. 126-05 36th Ave. 126-16 35th Ave. 34-09 126th St. 126-12 34th Ave. 126-23 34th Ave. 126-02 Northern Blvd.
l par
Land Area
ntra
Year
d ce
Land Use / Parcel Type
gran
Address
Figure 322: 127th Street and 36th Avenue
202
Parcel Data Multi Family Apartment Parcels Single Family Home Parcels Mixed-Use (Res/Com) Parcels Commercial /Retail Parcels Industrial/Warehouse Parcels Vacant (Improv)/Parking Parcels Miscellaneous/Service Parcels Table 37: Parcel Type Totals
ay
y
t tree
s 114th
kwa
l par
ntra
d ce
gran
wille
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blvd
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esto whit
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8 10 0 1 1 0 0
Address
Land Use / Parcel Type
Year
Land Area
111-91 41st Ave.
Two-story Single-Family Home
1950
2,880 sq. ft.
111-87 41st Ave.
Two-story Single-Family Home
1950
2,100 sq. ft.
111-85 41st Ave.
Two-story Single-Family Home
1950
2,400 sq. ft.
111-83 41st Ave.
Two-story Single-Family Home
1950
2,433 sq. ft.
111-81 41st Ave.
Two-story Single-Family Home
1950
2,434 sq. ft.
111-77 41st Ave.
Two-story Single-Family Home
1950
2,400 sq. ft.
111-75 41st Ave. 112-40 Roosevelt Ave. 112-44 Roosevelt Ave. 112-51 Roosevelt Ave. 112-49 Roosevelt Ave. 112-47 Roosevelt Ave. 112-45 Roosevelt Ave. 112-38 39th Ave. 112-34 39th Ave. 112-30 39th Ave. 112-26 39th Ave. 112-22 39th Ave. 112-18 39th Ave. 39-06 114th St.
Two-story Single-Family Home One-story Transportation / Utility Two-story Commercial/Office Two-story Multi-Family Res. (3 Apts.) Two-story Multi-Family Res. (3 Apts.) Two-story Multi-Family Res. (3 Apts.) Two-story Multi-Family Res. (3 Apts.) 2.5-story Single-Family Home 2.5-story Multi-Family Res. (5 Apts.) 2.5-story Single-Family Home 2.5-story Single-Family Home Two-story Multi-Family Res. (2 Apts.) Two-story Multi-Family Res. (2 Apts.) Six-story Multi-Family Res. (70 Apts.)
1950 1939 1965 1931 1931 1934 1910 1931 1920 1920 1920 1915 1915 1965
2,400 sq. ft. 10,000 sq. ft. 10,000 sq. ft. 1,120 sq. ft. 1,150 sq. ft. 1,150 sq. ft. 3,125 sq. ft. 3,125 sq. ft. 3,125 sq. ft. 3,125 sq. ft. 6,250 sq. ft. 3,125 sq. ft. 3,125 sq. ft. 21,875 sq. ft.
Figure 323: Parcel Data Area (Roosevelt Avenue, 41st Avenue & 39th Avenue)
Figure 324: 112-34 - 112-18 39th Avenue
Table 36: Parcel data (Roosevelt Avenue, 41st Avenue & 39th Avenue)
Figure 325: 112-40 - 112-44 Roosevelt Avenue
Figure 326: Roosevelt Ave & 114th St.
203
Parcel Data Multi Family Apartment Parcels 11 Single Family Home Parcels 17 Mixed-Use (Res/Com) Parcels 0 Commercial /Retail Parcels 1 Industrial/Warehouse Parcels 0 Vacant (Improv)/Parking Parcels 0 Miscellaneous/Service Parcels 0 Table 39: Parcel Type Totals
ay
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expr
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oint
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blvd
ne itesto
kwa y
t tree
s 114th
6,250 sq. ft. 6,250 sq. ft. 3,125 sq. ft. 3,125 sq. ft. 3,125 sq. ft. 3,125 sq. ft. 3,125 sq. ft. 3,125 sq. ft. 3,125 sq. ft. 3,125 sq. ft. 3,125 sq. ft. 6,250 sq. ft. 3,125 sq. ft. 15,625 sq. ft. 6,250 sq. ft. 3,125 sq. ft. 3,125 sq. ft. 6,250 sq. ft. 3,125 sq. ft. 3,125 sq. ft. 3,125 sq. ft. 2,500 sq. ft. 2,500 sq. ft. 2,500 sq. ft. 2,500 sq. ft. 3,125 sq. ft. 3,125 sq. ft. 46,875 sq. ft.
l par
2.5-Story Multi-Family Res (2 Apts.) 1950 Two-Story Multi-Family Res (2 Apts.) 1915 Two-Story Single-Family Home 1915 Two-Story Multi-Family Res (2 Apts.) 1915 Two-Story Single-Family Home 1920 2.5-Story Single-Family Home 1915 Two-Story Multi-Family Res (4 Apts.) 2001 One-Story Multi-Family Res (3 Apts.) 1940 Two-Story Single-Family Home 1915 2.5-Story Single-Family Home 1915 2.5-Story Single-Family Home 1915 Three-Story Single-Family Home 1910 2.5-Story Multi-Family Res (2 Apts.) 1915 Three-Story Multi-Family Res (27 Apts.) 1972 2.5-Story Single-Family Home 1920 Two-Story Multi-Family Res (2 Apts.) 1920 2.5-Story Multi-Family Res (3 Apts.) 1920 1.5-Story Single-Family Home 1920 2.5-Story Single-Family Home 1920 Two-Story Single-Family Home 1920 Two-Story Multi-Family Res (2 Apts.) 1920 One-Story Single-Family Home 1910 One-Story Single-Family Home 1910 One-Story Single-Family Home 1910 One-Story Multi-Family Res (2 Apts.) 1910 Two-Story Single-Family Home 1925 Two-Story Single-Family Home 1925 Eight-story Commercial/Office 1963
Land Area
ntra
38-26 114 St. 112-35 39th Ave. 112-33 39th Ave. 112-29 39th Ave. 112-27 39th Ave. 112-23 39th Ave. 112-21 39th Ave. 112-19 39th Ave. 112-13 39th Ave. 112-11 39th Ave. 112-09 39th Ave. 112-07 39th Ave. 112-03 39th Ave. 112-02 38th Ave. 112-14 38th Ave. 112-18 38th Ave. 112-22 38th Ave. 112-26 38th Ave. 112-30 38th Ave. 112-34 38th Ave. 112-36 38th Ave. 112-42 38th Ave. 112-44 38th Ave. 112-48 38th Ave. 112-52 38th Ave. 112-39 38th Ave. 112-37 38th Ave. 37-10 114th St.
Table 38: Parcel Data (114th Street, 39th Avenue & 38th Avenue)
Year
d ce
Land Use / Parcel Type
gran
Address
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YC s
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#7 li
Figure 327: Parcel Data Area (114th Street, 39th Avenue & 38th Avenue)
Figure 328: 112-07 39th Avenue
204
Appendix C-1 Neighborhood Parcel Data Camden Yards 333 West Camden Street Baltimore, Maryland “Powerless to prevent deindustrialization and recession [Baltimore’s urban elite] have tried to create a profitable growth machine that has focused on tourism, leisure and conspicuous consumption as an antidote to falling profits and urban decline. In limited ways the strategy has worked.” (David Harvey, Chapin).
205 Year
Parcel Data Multi Family Apartment Parcels Single Family Home Parcels Mixed-Use (Res/Com) Parcels Commercial /Retail Parcels Industrial/Warehouse Parcels Vacant (Improv)/Parking Parcels Miscellaneous/Service Parcels
7 0 1 8 0 7 3
Table 41: Parcel Type Totals
eutaw street
pratt street
howard street
camden street
conway street
MARC rail lee street
interstate 395
6-Story Hampton Inn Two-Story Commercial (Bar) 2,395 sq. ft. Three-Story Commercial (Restaurant) Two-Story Commercial (Bar) 1,680 sq. ft. Three-Story Commercial (Bar) 6,630 sq. ft. Two-Story Commercial (Restaurant) 7-Story Multi-Family Residential 28,967 sq. ft. 7-Story Multi-Family Residential 28,967 sq. ft 7-Story Multi-Family Residential 28,967 sq. ft 7-Story Multi-Family Residential 28,967 sq. ft U of Maryland Mediical Center 27,660 sq. ft. 18-Story Multi-Famil Residential 8-Story Marriott Hotel ` 64,338 sq. ft. 5-Story Mxd Use (Com/Res) 24,611 sq. ft. 7-Story Pakring Structure 80,150 sq. ft. Multi-Story Multi-Family Res (Construction) Multi-Story Multi-Family Res (Construction) Civic Building - Davidge Hall University of Maryland Mdeical Center 151,492 sq. ft. 6-Story Mxd Use Com/Res . 16-Story Historic Baltimore Arts Tower 18-Story Multi-Family Res/Parking 10-Story Holiday Inn Two-Story Parking Structure 6,671 sq. ft. Surface Parking 33,715 sq. ft. Three-Story Mxd Use (Com/Res) 35,632 sq. ft. Three-Story Mxd Use (Com/Res)
paca street
110 Russel St. 520 Washington Blvd. 512 Washington Blvd. 510 Washington Blvd. 508 Washington Blvd. 504 Washington Blvd. 519 W Pratt St. 527 W Pratt St. 529 W Pratt St. 531 W Pratt St. 110 S Paca St. 210 S Paca St. 110 S Eutaw St. 300 W Pratt St. 405 W Lombard St. 501-513 W Lombard St. 513-517 W Lombard St. 522 W Lombard St. 501 W Baltimore St. 408 W Lombrad St. 36 S Eutaw St. 16 S Eutaw St. 26 S Howard St. 22 S Howard St. 10 S Howard St. 11 S Eutaw St. 16 S Eutaw St.
Table 40: Parcel Data (Eutaw Street, Howard Street, Lombard Street & Pratt Street)
Land Area
russell street
Land Use / Parcel Type
greene street
Address
Figure 329: Parcel Data Area (Eutaw Street, Howard Street, Lombard Street & Pratt Street)
Figure 330: 36 S Eutaw Street
206
Parcel Data Multi Family Apartment Parcels Single Family Home Parcels Mixed-Use (Res/Com) Parcels Commercial /Retail Parcels Industrial/Warehouse Parcels Vacant (Improv)/Parking Parcels Miscellaneous/Service Parcels
22 0 1 2 0 1 3
Table 43: Parcel Type Totals
eutaw street
paca street
greene street
howard street
pratt street
camden street russell street
conway street
MARC rail
interstate 395
Address
Land Use / Parcel Type
Year
502 S Sharp St. 504-506 S Sharp St. (2) 508-510 S Sharp St. (2) 512-516 S Sharp St. (1) 300-302 W Barre St. (2) 304-306 W Barre St. (1) 301-305 W Barre St. (2) 309-313 W Barre St. (2) 310-316 W Barre St. (2) 500 Comb Alley (2) 501 Comb Alley (3) 112 W Conway St. 1 W Pratt St. 200 W Pratt St. 206 W Pratt St. 250 W Pratt St. 221 W Lombard St. 100 Hopkins Pl.
Two-Story Multi-Family Res Two-Story Multi-Family Res Two-Story Multi-Family Res Three-Story Multi-Family Res Three-Story Multi-Family Res Two-Story Multi-Family Res Three-Story Multi-Family Res Three-Story Multi-Family Res Three-Story Multi-Family Res 5-Story Multi-Family Res 8-Story Multi-Family Res United Methodist Church 19,253 sq. ft. Baltimore Convention Center 608,968 sq. ft. 6-Story Parking Structure 8-Story Mxd Use (Com/Res) 4,080 sq. ft. 20-Story Commercial (Bank) 32,569 sq. ft. 6-Story Civic Arena 40,724 sq. ft. Three-Story Com/Office 24,396 sq. ft.
w barre street
Table 42: Parcel data (Conway Street, Howard Street, Pratt Street & W Barre Street)
lee street
Figure 331: Parcel Data Area (Conway Street, Howard Street, Pratt Street & W Barre Street)
Figure 332: 200-250 W Pratt Street
Figure 333: 1 W Pratt Street
Figure 334: 112 W Conway Street
Land Area
207 Land Area
camden street
portland street
rd
va
ule
o nb
conway street
MARC rail
910 sq. ft. 19,819 sq. ft. 2,159 sq. ft. 5,044 sq. ft. 3,240 sq. ft. 3,800 sq. ft. 761 sq. ft. 1,368 sq. ft. 952 sq. ft. 1,680 sq. ft. 897 sq. ft.
pratt street dover street
to
ing
sh
wa
lee street
interstate 395
Two-Story Multi-Family Residential Two-Story Commercial Two-Story Multi-Family Residential Two-Story Multi-Family Residential Two-Story Multi-Family Residential Two-Story Multi-Family Residential Two-Story Commercial (Grocery) Two-Story Multi-Family Residential Two-Story Multi-Family Residential Two-Story Multi-Family Residential Two-Story Multi-Family Residential
Table 45: Parcel Type Totals
howard street
628-636 Washington Blvd. (5) 400 Russell St. 619-623 Washington Blvd. (3) 625-627 Washington Blvd. (2) 629-639 Washington Blvd. (6) 641 Washington Blvd. 515 Warner St. 544-540 S Paca St. (3) 538-534 S Paca St. (6) 526-524 S Paca St. (2) 545-549 S Paca St.(3)
Parcel Data Multi Family Apartment Parcels Single Family Home Parcels Mixed-Use (Res/Com) Parcels Commercial /Retail Parcels Industrial/Warehouse Parcels Vacant (Improv)/Parking Parcels Miscellaneous/Service Parcels
eutaw street
University of Maryland Three-Story Comm (Vacant) 1,350 sq. ft. Surface Parking 2,628 sq. ft. Three-Story Mxd Use Three-Story U of Maryland 2,628 sq. ft. Three-Story Mxd Use (Vacant) Two-Story Multi-Family Residential 564 sq. ft. Two-Story Multi-Family Residential 507 sq. ft. Two-Story Multi-Family Residential 564 sq. ft. Two-Story Multi-Family Residential 507 sq. ft. Two-Story Multi-Family Residential Two-Story Multi-Family Residential 6,229 sq. ft. Three-Story Vacant 740 sq. ft. Three-Story Comm/Office (Law) 1,437 sq. ft. Two-Story Multi-Family Residential Two-Story Multi-Family Residential 1,456 sq. ft. Two-Story Multi-Family Residential 884 sq. ft.
russell street
220 S Greene St. 635 W Pratt St. 647 W Pratt St. 649 W Pratt St. 665 W Pratt St. 295 Penn St. (3) 662-658 Dover St. (3) 656-646 Dover St. (6) 644-634 Dover St. (6) 632-622 Dover St. (6) 631-629 Portland St. (2) 625 Portland St. 603 Portland St. 300 Russell St. 612 Washington Blvd. 610-604 Washington Blvd. (4) 618-626 Washington Blvd. (3)
Table 44: Parcel Data (Portland Street, Pratt Street & Washington Boulevard )
Year
paca street
Land Use / Parcel Type
greene street
Address
Figure 335: Parcel Data Area (Portland Street, Pratt Street & Washington Boulevard)
Figure 336: 656-646 Dover Street
52 0 1 3 0 7 2
208
Appendix C-2 Neighborhood Parcel Data AT&T Park 24 Willie Mays Plaza San Francisco, California “Anything would have been better than [Candlestick Park], but Pac Bell is a gem. It’s easy on the eyes, easy to get to, and easy to feel at home in. It fits the neighborhood, sports some funky angles and clear sight lines, and offers up some fine grub.” (Eric Neel).
209
*Several large scale Condominum / Mixed-Use projects along Berry and Townsend Streets are currenly under construction and/or
et re
se
st
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st
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d
st
br
st
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an
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n
nd
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ird
ng
th
st
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re
26,675 sq. ft.
Table 47: Parcel Type Totals
st
1,160 sq. ft. 2,210 sq. ft. 2,195 sq. ft. 2,210 sq. ft. 4,416 sq. ft. 6,157 sq. ft. 8,563 sq. ft. 30,070 sq. ft. 5,576 sq. ft. 19,402 sq. ft.
be rry
6,398 sq. ft. 10,957 sq. ft. 3,702 sq. ft. 6,025 sq. ft.
Parcel Data Multi Family Apartment Parcels Single Family Home Parcels Mixed-Use (Res/Com) Parcels Commercial /Retail Parcels Industrial/Warehouse Parcels Vacant (Improv)/Parking Parcels Miscellaneous/Service Parcels
et
21,997 sq. ft.
tre
Four-story Commercial/Office 1902 Mixed-Use Commercial/Residential 2003 Commercial/Retail 1918 Two-story Light Industrial 1935 One-story Light Industrial 1955 Three-story Commercial/Retail 1919 Vacant/Commercial Vacant/Commercial Vacant/Commercial Three-story Multi-Family Apartments 1907 Two-story Light Industrial 1923 One-story Light Industrial 1922 Two-story Light Industrial 1917 Two-story Commercial/Retail 1909 Seven-story Commercial/Office 1986 Vacant/Commercial Two-story Light Industrial 1947 Five-story Condominiums (101 units) 2002 Six-story Commercial/Office 1920
ts
660-670 Third St. 200 Townsend St. 210 Townsend St. 228 Townsend St. 336-348 Ritch St. 330 Ritch St. 2 Clyde St. 10 Clyde St. 16 Clyde St. 18-28 Clyde St. 36 Clyde St. 45 Lusk St. 25 Lusk St. 244 Townsend St. 260 Townsend St. 280 Townsend St. 655 Fourth St. 150 Berry St. 185 Berry St.
Land Area
ke
Year
ar
Land Use / Parcel Type
m
Address
Figure 337: Parcel Data Area (Berry Street, King Street & Townsend Street)
do not yet have avaialble parcel data.
Table 46: Parcel Data (Berry Street, King Street & Townsend Street)
Figure 338: 330 Ritch Street
Figure 339: 200-210 Townsend Street
Figure 340: 250 Townsend Street
5 0 1 10 10 4 0
210
Parcel Data Multi Family Apartment Parcels Single Family Home Parcels Mixed-Use (Res/Com) Parcels Commercial /Retail Parcels Industrial/Warehouse Parcels Vacant (Improv)/Parking Parcels Miscellaneous/Service Parcels
0 0 1 16 14 1 3
se
re
et
m
ar
ke
ts
tre
et
Table 49: Parcel Type Totals
st
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st
to
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ns
en
d
st
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Figure 341: Parcel Data Area (King Street, Townsend Street, Second Street & Third Street)
Figure 342: 128 King Street
Address 737-759 Third St. 701 Third St. 188 King St. 170 King St. 160 King St. 144 King St. 128 King St. 760 Second St. 102 King St. 750 Second St. 101-109 Townsend St. 111 Townsend St. 123-131 Townsend St. 135 Townsend St. 139 Townsend St. 100-117 Townsend St. 130 Townsend St. 136 Townsend St. 144-146 Townsend St. 148-154 Townsend St. 164 Townsend St. 166-178 Townsend St. 180 Townsend St. 699 Third St. 689-695 Third St. 679-685 Third St. 665 Third St.
Land Use / Parcel Type Year One-story Commercial/Retail 1900 One-story Commercial/Retail 1970 One-story Commercial/Retail 2001 One-story Commercial/Retail Nine-Story Commercial/Office 2002 One-Story Light Industrial 1946 Three-story Commercial/Retail 1913 Commercial/Retail Space Vacant / Commercial Development Two-story Light Industrial 1940 Three-story Light Industrial 1913 Three-story Light Industrial 1911 Seven-story Commercial/Office 1903 Five-story Light Industrial/Warehouse 1911 Five-story Commercial/Office 1905 Public Service / Office 1900 One-story Commercial Office 1900 One-Story Light Industrial 1902 Three-story Light Industrial 1922 Three-story Light Industrial 1922 Two-story Mixed-Use Residential 1997 One-story Light Industrial 1900 Three-story Commercial/Office 1900 One-story Commercial/Retail 1917 One-story Commercial/Retail 1917 Three-story Light Industrial 1906 Five-story Commercial/Office 1916
Table 48: Parcel data (King Street, Townsend Street, Second Street & Third Street)
Land Area 6,634 sq. ft. 13,750 sq. ft. 12,271 sq. ft. 12,271 sq. ft. 12,271 sq. ft. 16,382 sq. ft. 8,367 sq. ft. 3,455 sq. ft. 6,333 sq. ft. 12,645 sq. ft. 19,158 sq. ft. 22,875 sq. ft. 11,578 sq. ft. 14,207 sq. ft. 15,999 sq. ft. 22,000 sq. ft. 18,989 sq. ft. 16,496 sq. ft. 23,674 sq. ft. 22,000 sq. ft. 9,197 sq. ft. 6,000 sq. ft. 6,000 sq. ft. 3,918 sq. ft. 24,320 sq. ft
211
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se
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d en
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st
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st
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na
n
co
st
re
st
re et
et
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12,104 sq. ft. 7,816 sq. ft. 35,062 sq. ft. 17,531 sq. ft. 17,557 sq. ft. 3,200 sq. ft. 29,098 sq. ft.
Table 51: Parcel Type Totals
be
17,000 sq. ft. 16,000 sq. ft.
et
18,905 sq. ft. 5,156 sq. ft. 6,875 sq. ft. 17,363 sq. ft. 17,363 sq. ft. 24,880 sq. ft.
Parcel Data Multi Family Apartment Parcels 1 Single Family Home Parcels 0 Mixed-Use (Res/Com) Parcels 2 Commercial /Retail Parcels 10 Industrial/Warehouse Parcels 11 Vacant (Improv)/Parking Parcels 1 Miscellaneous/Service Parcels 0
tre
Four-story Commercial/Office 1909 Two-story Commercial/Office 1920 One-story Light Industrial 1971 One-story Light Industrial 1979 Two-story Light Industrial 1928 Two-story Light Industrial 1928 Vacant /Commercial 1900 One-story Commercial/Office 1972 Six-story Commercial/Office Three-story Commercial/Office 1927 Six-story Mixed-Use Residential 1996 Commercial/Office Four-story Commercial/Office Four-story Commercial/Office 1905 Six-story Light Industrial/Warehouse 1909 Three-story Light Industrial/Warehouse 1906 Three-story Commercial/Retail 1908 One-story Light Industrial 1904 One-story Mixed-Use Com/Res 14-story Residential 2000
ts
625 Third St. 601-605 Third St. 375 Brannan St. 371 Brannan St. 361-365 Brannan St. 355 Brannan St. 345 Brannan St. 329 Brannan St. 301 Brannan St. 35 Stanford St. 650 Second St. 670 Second St. 678-680 Second St. 625 Second St. 601-615 Second St. 275 Brannan St. 48 Townsend St. 64 Townsend St. 219 Brannan St. 84 King St.
Land Area
ke
Year
ar
Land Use / Parcel Type
m
Address
Table 50: Parcel Data (Brannan Street, King Street & Townsend Street)
Figure 343: Parcel Data Area
Figure 344: 88 King Street
Figure 346: 301-329 Townsend Street
Figure 345: 625 Second Street
(Brannan Street, King Street & Townsend Street)
Stick-Ball Aaron Asis University of Washington Š copyright 2008
Stick-Ball
Aaron Asis University of Washington Š copyright 2008