Chelsea
Somerville
Cambridge
Boston GT 4KX
TNGU
%JC
DAVID VALECILLOS South Boston
Brookline
STRATEGIC URBAN PLANNING 1
DAVID VALECILLOS LEED GA, E.I.T 1 Earhart Street, #324, Cambridge, MA 02141 DAVIDVALECILLOS22@GMAIL.COM 803.960.81.63
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TABLE OF CONTENTS General Information I. Using GIS Tools to Help Increase Housing Supply in Greater Boston II. Mapping Neighborhood Transformation: An Assessment of Susceptibility and Recommendations for Codman Square NDC
III. 80 Walnut: an Urban Edge Community IV. Creating Tech Tools to Keep Track of Economic Development V. Preliminary Analysis of Transit Demand VI. Using Commercial Projects as Catalyst for Community and Economic Development
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David Valecillos
Type of Work
Engineer In Training (E.I.T) LEED Green Associate davidvalecillos22@gmail.com
STRATEGIC PLANNING REAL ESTATE DEVELOPMENT
Masters in City and Regional Planning GPA: 3.72 Boston University (BU) 2014 Bachelors of Science in Civil Engineering Minor in Business Administration University of South Carolina (USC) 2011
Professional Experience Present
North Shore CDC: Salem, MA Senior Project Manager Project Manager
Prj. Based Charlesgate Multifamily: Boston, MA Market Research Analyst Real Estate Analyst
9.12-6.14
Boston University: Boston, MA Sustainable Neighborhood Lab - Proj. Manager Assistant City Planning Program - Research Assistant
1.14-5.14
Codman Square NDC: Boston, MA
1.13-8.13
Boston Redevelopment Authority: Boston, MA
1.12-8.12
Alliance Consulting Engineers: Columbia, SC
5.10-8.10
U.S. Development Co.: Columbia, SC
Consultant
Innovation District Data Manager/Intern
Engineering Associate
Intern
ECONOMIC DEVELOPMENT SUSTAINABILITY CIVIL ENGINEERING DATA MANAGEMENT
Honors and Awards • Massachussetts Association of Community Development Corporations Rising Star Award (2016) • Boston University Award for Excellence Graduate Study (2014) • BU Graduate Assistantship (2012-2014) • 2nd Place Overall Concrete Canoe (2011) Regional Conference
Skills • Analysis: Quantitative + Qualitative Analysis, Strategic Thinking, Strong Market Research, SWOT • Tech: Advanced Excel, Microsoft Office, AutoCAD, ArcGIS, ArcScene, InDesign, Illustrator, SketchUp • Finance: Development + Operating Proformas, Sensitivity Analysis • Other: Sustainability, Project Management, Surveys, Focus Groups, Zoning • Languages: Spanish (native), English and knowledge in Portuguese 5
2014 Photo Source: Boston Magazine Online
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Using GIS Tools to Help Increase The Housing Supply in Greater Boston CLIENT/EMPLOYER: Charlesgate Multifamily
SKILLS
This position is allowing me to think creatively about how to improve the business strategy of the company and differientiate it from the competition. Charlesgate Multifamily is a company focused on providing all services associated with multifamily investment from acquisition to deposition.As an analyst, I perform and create financial, zoning and pricing analyses as well as tools to improve our services. The following mapping (GIS) tool is designed to support our site selection services by identifying underutilized properties in transit oriented areas in order to create denser, more sustainable and pedestrian friendly communities. Framework Diagram
Strategic Thinking ArcGIS: Spatial Analysis M 10
lk Wa e t inu
- .5
Mi
les
$ Real Estate Market Research Zoning Analysis Multidisciplinary Approach Real Estate Financial Analysis
T 4 Households in 1 Building
Underutilized Properties Are Transit Oriented residential properties that have a lower density than its surroundings structures and may or may not have similar physical or structural characteristics such as height and FAR.
DAVIDVALECILLOS22@GMAIL.COM - 803.960.81.63
1 Household in 1 Building (Underutilized Property)
T
Transit Station
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Using GIS Tools to Help Increase The Housing Supply in Greater Boston Development Process Housing Challenges in Greater Boston Recently, the Boston Metropolitan Area has witnessed a significant economic and population growth. This growth in combination with a short supply of housing units has renters and homeowners struggling to pay for housing. As a result, policy makers are constantly battling to find creative ways to lower the cost of living within the city limits. One example is that the City of Boston has set as top priority to deliver over 30,000 housing units by 2020. This is 10,000 more units than the previous decade
Elevation* + Floor to Area Ratio Map Residential Existing Land Use Map
1. A Neighborhood is Selected
(R1-R4, Mixed Use, Apts)
City Parcel Data Set
Mission Hill
How Does this Tool Help Solving the Issue? This tool aims to help increase the housing supply in the Greater Boston Area by empowering Charlesgate to identify underutilized properties in the existing housing stock. The tool enables the analyst to spatially compare land uses, FARs and Building Heights within a selected area. These underutilized residential properties usually are transit oriented, and have a lower density than its surroundings structures while they may or may not have similar height and Floor to Area Ratio. As a result, an increase in number of households in these properties can promote denser and more walkable and sustainable neighborhoods without altering the physical landscape of the neighborhood or requiring complex and extensive zoning reviews.
Neighborhood Map
GIS Base Maps
Produced by David Valecillos Boston Neighborhood Map
How Does It Work?
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1. Neighborhood/Area of Interest Selection
2. Identifying Underutilized Properties
A Neighborhood or Area of Interest is selected by the client, investor or analyst. Then, the different data sets in combination with the mapping software enable the analyst to specifically isolate all the properties within this region. In the case above, I use Mission Hill as an example.
The tool empowers the company to define his/her own specific search criteria in order to identify different types of underutilized properties. In this case (Diagram above), I illustrate the case of identifying Transit Oriented 1 Family (1F) Residential properties within denser building blocks (+3 Family). Look at Step 3 and 4 for more information. *Calculated by multiplying # of Floors by 12 Feet.
Property Selection Process
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Minute Walk
10
Minute Walk T
T
T
2.2 One Family (F) Residential Parcels are Identified within the selected area.
2.1 Transit Oriented Areas are Identified within the selected neighborhood* Parcels
Transit Oriented Parcels
1 Family Residential Parcels
2.3 One Family Residential Parcels surrounded by OTHER land uses are targeted for analysis Inset
Produced by David Valecillos
3. Residential Existing Land Use Analysis
Selected Property
1 Family 2 Family 3 Family
Land Use
4+ Family Condominiums Res. Land Apartments (7+)
The spatial representation of existing land uses empowers the Analyst to understand the density** and land use differences of the selected property in relation to its surroundings. In this case, the selected property (1F) is out of context in comparison to the others in the same building block (3F + CM).
The map on the left side enables the user to visually compare FARs and Building Heights. For this case, the change of the selected property from 1F to 3F will have no significant impact on the physical landscape or density of the neighborhood.
Elevation + FAR
The final step of this process is to check for zoning maps and codes in the selected area. Usually, if the selection criterion and process is accurate, no extensive zoning reviews will be necessary. In this case, the selected property was zoned as 3 Family, 2000 SF minimum lot size and FAR of 1.0. Thus, a change in land use is applicable by right.
4. Elevation + Floor to Area Ratio (FAR) Analyses
Selected Property
0.0-N/A
5. Zoning Code + Maps Analysis
Mission Hill Zoning Map
+2.5 Floor to Area Ratio (.25 increments)
*There are more Transit Stations in this neighborhood. However, for the purpose of this presentation, only one was used. **Assuming 3+ Family Residential Buildings (FRB) are Denser than 1 FRB.
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2014 Photo Source: Boston University
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Mapping Neighborhood Transformation: An assessment of Susceptibility and Recommendations for Codman Square (CS) NDC CLIENT: Codman Square Neighborhood Development Corporation
Performed a residential market analysis of a 90-acre area comprised of 11,000 housing units and 30,000 residents. I analyzed sales data and census information over the last 10 years in order to determine and understand the transformation of the neighborhood and help guide future development. I also analyzed and mapped (GIS) key physical and demographic characteristics of the neighborhood in order identify properties which may be susceptible to be sold or witness transformation.
SKILLS Quantitative Analysis
$ Real Estate Market Research ArcGIS: Spatial Analysis Affordable Housing Analysis Report Content Editing and Design
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Mapping Neighborhood Transformation: An Assessment of Susceptibility and Recommendations for Codman Square (CS) NDC Development Process 1. How to measure Transformation?
4.0 3.0 2.0 1.0 0
1 Family Homes 2 Family Homes 3 Family Homes
500
300
100
2003
2005
2007
2009
2011
2013
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20
12
20
11
12
5.0
20
Increase in # of Low Income Households since 2000
6.0
10
14%
-11%
7.0
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Inspired by our understanding of the multifaceted nature of neighborhood transformation, the team took multiple approaches toward studying it. To illustrate the complexity of neighborhood change in Codman Square, the team gathered empirical evidence on economic and demographic changes; identified neighborhood attitudes and perceptions about social and economic changes; and analyzed the composition of the local real estate market.
8.0
Home Sales Price 700
Thousands of USD ($)
2. Community Analysis: Quantitative and Qualitative
Total Investment in New Construction and Renovations Projects by Year
Millions of USD
The literature review revealed that there are demographic and economic variables that indicate change in a neighborhood: total population change, population age distribution, racial composition, resident income, household type, and educational attainment. Using three data points--1980, 2000, and 2012-each variable illustrates the study area a generation ago, and then tracks more recent population trends.
3. Findings and Current State of Codman Square
Decrease in # of Middle and High Income Households since 2000
Codman Square was found to be on the cusp of neighborhood transformation. While the study area is transforming, the research did not raise red flags in terms of displacement. However, physical and demographic factors have been identified (susceptibility indicators) which make the study area more susceptible transformation than other neighborhoods in Boston.
DAVIDVALECILLOS22@GMAIL.COM - 803.960.81.63
4. Susceptibility to Transformation A major tool, I was in charge of developing with two other team members, was the susceptibility map. It was constructed using the most recent static quantitative data: generalizations of American Community Survey data as well as physical attributes of the community. The map presents Codman Square at its current state, with a combination of factors indicating the likelihood of areas in the neighborhood to be transformed.
Susceptibility Indicators
+ Proximity to Parks
Susceptibility Map
+ Rent Burden
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Four Corners Station
Proximity to Transit
+ Talbot Ave Station
Mortgage Burden
Concentration of Renters
+ Concentration of 25+ Years Old without HS Diploma
T
Concentration of Vacant Units
+ Concentration of Non-Family Households
T
Most Susceptible
OVERLAY ANALYSIS
Morton St. Station
T
Least Susceptible
Concentration of Elderly
What are the indicators of Susceptibility?
What is the Susceptibility Map?
A review of literature concerning gentrification offers the explanation that places with a high concentration of renters, low educational attainment, close proximity to transit and other similar characteristics are susceptible to displacement of residents by higher-income households. As result we used ArcGIS to spatially locate where each one of these characteristics were more predominant (The 9 indicators are shown above)
The susceptibility map is the result of the sum of all 9 indicators identified by the research performed. It is the result of an overlay analysis of all indicators on ArcGIS. Areas identified as susceptible (in red) are those that are attractive to incoming residents, have the capacity to accommodate more residents, and/ or have current residents who are likely to be displaced due to the appraised housing value.
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80Walnut:
An Urban Edge Community (Roxbury, MA) Worked with an interdisciplinary team of graduate students and project managers at Urban Edge Community Development to plan, design and propose 23 high quality units of new affordable housing in Boston, MA without requiring an equity commitment from the developer or using traditional government subsidies. I conducted a market analysis to determine the level of affordability of the units and the services needed by the community.
CLIENT: Urban Edge Building Community
SKILLS
$
Project Data
Real Estate Market Research (Qualitative + Quantitative) Interdisciplinary Work ArcGIS: Spatial Analysis Community Responsiveness Plan Financial Analysis Advisor (Development and Operating Pro Forma)
Address:
80 Walnut Park Roxbury
Lot Size
10,850 SF
Zoning
MFR
Max. Levels
4
Max. Height
45’
Access
Walnut Park
No. of Units
23
Parking
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DAVIDVALECILLOS22@GMAIL.COM - 803.960.81.63
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80Walnut:
An Urban Edge Community (Roxbury, MA) Development Process Concentration Of White Alone
1. The Neighborhood (Macro Analysis) The market and demographic analyses revealed that 80Walnut, located in Eggleston Square, seats at the edge of a newly gentrified Jamaica Plain neighborhood and a struggling Roxbury community. The external market forces in combination with certain demographic factors of the existing residents, including but not limited to low income and low educational attainment, indicate that the area is susceptible to suffer rapid transformation as existing residents are likely to be displaced.
High School Dropout Rate 53%
Census Block
6%
Neighborhood
5%
Boston
The census and qualitative analyses (interviews) revealed that the site census block group is an extremely impoverished area of an already poor neighborhood. In addition, despite recent efforts, one out of every two students drops out of high school and youth employment opportunities are very scarce. There is an important need in the community for youth development programs.
Concentration of People Earning more than $125,000
SITE
SITE
SITE
No Data
<1%
1% - 5%
5% - 10%
10% - 15%
15% - 20%
20% - 30%
30% -40%
40% - 60%
60% - 75%
75% - 90%
>90%
3. The Target Population
2. The Existing Community (Micro Analysis)
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Concentration Of 25 Years and Up with Less than a High School Degree
The census and demographic analyses determined that, while the number of higher income families increased between 2000 and 2013, the number of low to moderate income households (30,000$ - $75,000) in the neighborhood decreased by 7%. In addition, the development of affordable housing in the area by Urban Edge helped secured housing for those families in most need (less than $30,000). As a result, there is a need in the neighborhood to secure housing for households earning between 50% and 80% of the Area Median Income (AMI: $30,000$75,000)
DAVIDVALECILLOS22@GMAIL.COM - 803.960.81.63
Change in # of Households in Eggleston Square by income 75%
Less than $25,000
60% 45% 30%
More than $75,000
15% 0 -15%
$25K - $75K
(2000-2013)
4. The Influence of the Community Analysis on the Design Process
The level of affordability of the units in 80Walnut addresses the existing need in the community and the number of bedrooms was determined by the average household size in the neighborhood.
The qualitative analysis of the area revealed that, despite recent improvements, crime is still a concern for existing residents. As a result, the project is designed to locate residential units and the community space to increase visibility to the community park.
80 Walnut is a small but well situated site in a very dense neighborhood of predominantly 4-storey multi-family projects. The site is located directly adjacent to a well used neighborhood park.
DAVIDVALECILLOS22@GMAIL.COM - 803.960.81.63
In order to help empower youth in the community, 80Walnut will house and partner with a nonprofit social Enterprise bookstore, More than Words (MTW). MTW aims to holistically address the economic and behavioral development of at risk youth within the community and is based on the premise that stability arises from continuous trust built from a safe, supportive, and structured environment that challenges youth and holds them to high expectations. Within this environment, youth can successfully begin addressing economic barriers, develop actions plans, and eventually become thriving members of society.
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2013 Photo Source: BRA
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Creating Tech Tools to Keep Track of Development: Businesses and Job Data Management
This position allowed me to think creatively and strategically about collecting businesses and jobs data in the Boston Innovation District, an area of approximately 1,000 Acres. As part of my work, I conducted an in-site Business and job survey on the basis of which I created an excel data base/tool that keeps track of over 800 companies in the area by industry, move in year, number of jobs and many other variables. This excel tool allows the ID manager to generate annual/biannual job and business reports and statistics.
CLIENT/EMPLOYER:
In addition, I worked closely with the GIS and Urban Mechanics departments to create a strategy to keep collecting data in the district in the long term. The result was an online mapping tool prototype that fosters innovation and collaboration by empowering users and companies to explore and discover the startup community in the area, self-report, find and post jobs, events, add companies and much more.
SKILLS Quantitative Analysis Strategic Thinking ArcGIS: Spatial Analysis Interdisciplinary Work Report Content Editing and Design
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Creating Tech Tools to Keep Track of Development: Businesses and Job Data Management Problem Solving Process What is the Innovation District: In 2010 the mayor of the City of Boston started an initiative to transform 1,000 acres of the South Boston waterfront into an urban environment that fosters innovation, collaboration, and entrepreneurship in order to create a more resilient local economy. In a period of 3 years, over 5,000 Jobs were created and 200 Companies moved in.
The Problems: There was: • No data on total number of businesses or jobs in the area • No clear method of keeping track of development • No man hours to continuously keep track of new business and jobs • No overall assessment of the impact of the initiative
Boston Neighborhood Map
The Solution
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1. Data Base
2. Friendly User Tool
The first step taken was to create a data base by conducting an in site business survey around the area. The excel data base was organized in a way so that each company is categorized across fine-grained sector designations and metrics for growth by job numbers and square footage.
Pivot Table and Macros were used on the data base to enable the manager to genrate annual/biannual job reports and industry sector statistics in minutes. For the first time, the area manager was able to get a detailed macro overview of the overall impact of the innovation initiative.
DAVIDVALECILLOS22@GMAIL.COM - 803.960.81.63
3. Online Mapping Tool Worked in conjunction with the GIS and Urban Mechanics departments to design a tool so that job number and sectors designation could be self reported. The result was an online mapping tool prototype that enables the community and companies of the area to explore and discover their surroundings, find/post jobs, list events and let users take control of their own data management.
EXPLORE: Click
Sustainable Strategy
Data Base (Business and Services)
Online Mapping Tool
Provides Information to
Informs Gets Reviewed and Added or Discarded
Creates
Reports and Analysis
New: Job, Start up, Company, Event DAVIDVALECILLOS22@GMAIL.COM - 803.960.81.63
Businesses /Users/ Innovators
Post/Add
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2013 Photo Source: BRA
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Preliminary Analysis of Transit Demand in the South Boston Waterfront CLIENT: Innovation District
As a part of a class and working part time at the B.R.A, I was interested in the impact of the new 5,000 jobs on the existing 3 Transit stations (Bus Rapid Transit, BRT) of the ID area. As a result, I generated a preliminary spatial analysis of the demand of transit by identifying how many of these new jobs will likely be persuaded to take transit due to its proximity to the BRT stops.
SKILLS ArcGIS: Spatial Analysis T
Research T
Quantitative Analysis
T
Innovation District BRT Stations DAVIDVALECILLOS22@GMAIL.COM - 803.960.81.63
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Preliminary Analysis of Transit Demand in the South Boston Waterfront Development Process
5 Minute Walk Network
1. Research + Plot of Information •
Gathered GIS shapefiles from multiple sources • Converted the ID Business and Job Data Base thus that it could be plotted in ArcGIS • After mapping the data, it was identified that most of the jobs are located near the Court House (CH) Transit Station which creates a significant demand on the existing transit infrastructure.
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•
•
2. Network Analysis
3. Past, Present vs Future
Using ArcGIS, I generated a 5 minute walk network analysis from every BRT station in order to determine which workers will be most likely persuaded to use transit. Over 3,000 people started to work within a 5 minute walk of the CH Station between 2010 and 2013
•
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An analysis of the jobs announced for the next three years revealed that 2,760 jobs will be located within a 5 minute walk of the CH station.
4. Findings and Recommendations
5 Minutes Walk
T Court House Station
2010-2013
• 3,001 jobs were created in locations within a 5 minutes walk of the Court House Station • The number of boardings in the CH Station increased by 45%
2014-2017 • The announcement of an extra 2,768 jobs invites to investigate the transit demand in the Silver Line much further as newspaper articles have reported long waiting times in the CH Station • The number of boardings in the CH Station can be expected to increase at a similar or even quicker rate
Overall, the project highlighted the rapid growth of jobs, specifically within a walking distance of the BRT Court House Station. This represents a tremendous increase in transit demand. In addition, new developments are reducing the number of parking spaces which may increase parking prices and availability. This can lead workers in the ID and the surrounding areas to switch from driving to mass transit quicker for their routinary commute. This preliminary research calls for a more detailed analysis in order to mitigate transit congestions and reduce commuting times.
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Using Commercial Projects as Catalyst for Community + Economic Development As a class and consulting for the B.R.A, this project proposed the development of an 85,000 SF site in Roxbury, MA into a urban market. I specifically worked on the concept proposal, ”best-use” short and long term scenarios and financial analysis. This project was particularly challenging as it is a city owned property zoned as Planned Development Area and is situated in Dudley Square, a low income neighborhood of the City of Boston. The zoning of the property required the creation of new job opportunities and help diversify and enhance the City of Boston economy.
CLIENT:
SKILLS
Project Data Quantitative Analysis Strategic Thinking Research Financial Analysis (Development and Operating Pro Forma)
Address:
2168 Washington St. Roxbury
Lot Size
82,500 SF
Zoning
PDA
Max. Levels
5
Max. Height
65’
FAR
2
Access
Washington St.
SITE
Report Content Editing and Design
DAVIDVALECILLOS22@GMAIL.COM - 803.960.81.63
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Using Commercial Projects as Catalyst for Community + Economic Development Development Process 1. Neighborhood Analysis Summary: • • • • •
The primary focus of this proposal will be geared toward fulfilling the local residents’ needs while providing a sense of community and actively promote a sustainable and diverse local economy with the ultimate goal of helping Dudley Square become an attraction.
n
St
.
•
Predominantly low income residents 14,000 people live within ½ mile, 80,000 within 1 mile 35,000 individuals come daily to Dudley Square only for transit (Busiest Bus Station in Boston) There was a need for supporting the neighborhood’s local economy There was a need for basic Services in the community There were low commercial market rates
2. The Goal
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W as
so rri
e Av
Ha
me
r St
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W as
hi
ng
to
n
St
.
SITE Pal
Dudley Square Bus Station
Zeigler St.
3. Research/Case Studies Three urban markets were carefully selected around the world (Pictures on the Right) as they all represent what the team hopes to achieve with this development. These markets focus on their communities, local producers and they protect the general public from elevated prices and monopolies. In addition, they all have become the motor or central axis of their neighborhoods and an important feature of their cities
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St. Catherine, Barcelona, SP
San Miguel, Madrid, SP
DAVIDVALECILLOS22@GMAIL.COM - 803.960.81.63
AtWater, Montreal, CA
4. Proposal: Dudley
Urban Market
The market analysis made by both Fine Point Associates and the class conclude that there is a high demand for basic Services, retail (C) and restaurant space (R). Residents and users of Dudley Square are eager to have a place where they can purchase their basic needs and have a full meal.
Site Layout S
M
The Concept: (P)aved Areas will be used for both parking and seasonal outdoor fairs and/or events such as farmers markets.
This idea of small food/agricultural business will help promote and grow a strong gastronomy culture around the area and the city while supporting the local economy. These Urban Market Shops will offer familiar service and more human and personal relationship with its customers than regular chain shops and therefore creating a sense of community around the area.
(R)estaurant Space 10,000 SF (M)arket/Groceries 3,000 SF (P)aved Area/Parking 35,000 SF (C)ommercial Space 37,500 SF
“
The concept of the market is to create a community of small businesses where each one of them is an expert on the products they sell (Butchers, Fishermen, Spices, etc). In addition, there will be restaurant/coffee shop spaces to fulfill the demand of the area and a “small grocery market” that will not compete with our local vendors but it will offer a variety of products that will allow customers to complete their grocery shopping list purchases.
(D)inning Space will host local restaurants as well as coffee shops to satisfy the demand in the community.
The concept of the market is to create a community of small businesses where each one of them is an expert on the products they sell (Butchers, Fishermen, Spices).
“
15 Mile Radius
”
The small grocery (M)arket will not compete with our local vendors but it will offer a variety of products that will allow customers to complete their grocery shopping list purchases.
”
Economic Development Policy In order to support the local and regional economy, at least 35% of the products on-sale in the Urban Market must be produced within a 15 mile radius
DAVIDVALECILLOS22@GMAIL.COM - 803.960.81.63
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CONTACT ME VIA:
In 1 Earhart Street #324, Cambridge. MA 02141 davidvalecillos22@gmail.com 803.960.81.63
Created, Edited and Designed by: David Valecillos
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