Boise LIV District Public Realm Design by Brian Bentler

THE

ADAPTIVE PUBLIC REALM

BOISE LIV DISTRICT PUBLIC REALM DESIGN

Brian Bentler ~ MLA Candidate ~ College of Art & Architecture ~ University of Idaho May 2015

Copyright ÂŠ Brian J. Bentler May 2015 The following work is dedicated to my family who has always supported, encouraged, and challenged me to achieve my best!

Thanks to the City of Boise, Capitol City Development Corporation, U.S. Green Building Council and my professor Beth Scott for their involvement with this project.

The Adaptive Public Realm Boise LIV District Public Realm Design By Brian Bentler

A Masterâ&#x20AC;&#x2122;s Report submitted to the faculty of the College of Art and Architecture In partial fulfillment of the requirements for the degree of Master of Landscape Architecture University of Idaho May 2015

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The Adaptive Public Realm - Boise LIV District Public Realm Design

Contents

i iii

Abstract

Introduction • Research & Theoretical Framework • Research Methods • Project Background & History

Literature Review • Human Perception of the Urban Environment • Historic Preservation • Efficient and Effective Design

Case Studies and Precedent Studies • Liverpool One - Liverpool, United Kingdom • Pearl District - Portland, Oregon, U.S.A. • Precedent Studies

Design

Goals, Objectives, & Programming

Site Inventory and Analysis • Context • Central Addition Inventory • Boise Urban Environment Observations • Site Analysis

Final Design • Conceptual Design • Master Plan • Focus Areas & Perspectives • Stormwater Management, Parking, & Build-Out Phasing

Conclusions

122

Works Cited

123

Abstract

Abstract The purpose of this research is to determine the best method to redevelop the public realm of the Central Addition to meet the changing desires and needs of the people of Boise. The Central Addition has recently been renamed the Boise LIV District to exemplify the city of Boise’s goal of creating a lasting, innovative, and vibrant community. To accomplish the city’s goal, along with several other stakeholders, relevant literature, case studies, and precedent studies were used to establish a strong understanding of successful public realm design. The main theoretical principles that guided this work were pedestrian-oriented design, the human perception of the urban environment, efficient design, historic preservation, and adaptive design. The selected literature discussed the importance of creating a comfortable, safe, and inviting downtown environment that meets the broadest range of human needs. The Boise LIV District public realm design uses an innovative design approach that looks beyond the landscape and presents a redevelopment plan that considers building use and layout, street layout, and the implementation of the design over the next 45 years. The American Society of Landscape Architects Code of Professional Ethics states that the discipline is dedicated to the “public health, safety, and welfare and recognition and protection of the land and its resources.” This project will demonstrate the role of landscape architecture in preserving and enhancing the resources of the Central Addition. The following design for the Boise LIV District public realm implements all of the stakeholders goals using an adaptive, efficient, and pedestrianoriented design approach. The design includes a mixed-use development with a major pedestrian corridor along Broad Street. The project would be built in three phases over the next 45 years. The Boise LIV District would include 856 new residential units, 1,260,329 square feet of commercial space, 468,074 square feet of office space, 280 hotel rooms, and 4,993 parking spaces. A pedestrian-oriented public realm with an array of green spaces and plazas will ensure a resilient and adaptive district that will meet the needs of Boiseans over time.

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The Adaptive Public Realm - Boise LIV District Public Realm Design

Introduction Purpose

This project was chosen because of the energy and potential the district had

thanks to the involvement of multiple stakeholders. The site was also chosen

The Central Addition, one of the earliest platted neighborhoods in

Boise, has been a focus of planning and redevelopment efforts in downtown

because of the opportunity to work with the City of Boise, U.S. Green

Boise in recent years. This report presents a proposed design for the Boise

Building Council, and other stakeholders. The following report was shared

LIV District public realm that stretches beyond the typical job description of

with the city of Boise as inspiration for the future development of the Central

a landscape architect and includes a broad spectrum of skills such as urban

Addition.

planning, real estate development, transportation planning, and architecture.

Central Addition Boundary

Introduction Scope of Work

report.

Research

Design

The scope of this project includes research based on literature review,

Utilizing input from the research, design of Boise LIV District

case studies, precedent studies, and observations of several Boise urban

followed a traditional design process, including inventory and analysis,

spaces. The report presents pertinent information about the human perception

programming, conceptual design, and schematic design phases of work. The

of the urban environment, historical preservation, and efficient and effective

research phase will help with the analysis of the findings and provide insight

design. Other ideas or concepts discussed in the literature review will include

and ideas for design solutions. A combination of research, site inventory,

place-making, social patterns in an urban environment, human needs and

and analysis establish and refine the goals and objectives for the design

desires, city planning, and urban design.

outcomes of the Boise LIV District. The resulting summary of opportunities

and constraints within the District constitutes the basis for three alternatives

The summary of selected case studies elaborates on successful

projects that share similar design challenges and, through the design process,

concepts. Evaluation of these concepts provides the basis for the chosen

met the desired goals of the city. The end result of each case study is to come

alternative, which is further refined through schematic design, and presented

away with specific design implications that can be applied to the future Boise

here in an illustrative plan. Larger scale detailed plans of four focus areas

LIV District. Understanding how other cities have accomplished creating a

show further detail of key plazas and parks. A perspective of each focus area

friendly and inviting urban environment is major goal of the research. Each

demonstrates the inviting and fun experience of a pedestrian-oriented design

summary is 6-10 pages long and includes images used for inspiration during

that was key in creating a successful public realm. Supporting details like a

the design phase.

stormwater management plan and parking breakdown will be included with

the master plan and focus areas.

The precedent studies are not be as specific as the case studies. Each

summary is 1-2 pages long and includes design concepts or technologies that

Theoretical Framework

are appropriate for this project.

appropriate theoretical principles, which form the basis for observations,

In order to apply the information obtained from the readings to the

The theoretical framework is a frame of reference that defines the

city of Boise, it is essential to understand how Boiseans interact with their

interpretations of case studies, and generalizations of social patterns in a city.

urban environment. Opportunistic observational studies of how people

The framework includes the following:

interact in Boiseâ&#x20AC;&#x2122;s urban settings are analyzed as part of the research base

and site analysis for this project. Conclusions for the observational studies

people perceive their environment in an urban setting.

are compared with findings from the literature review, case studies, and

precedent studies and ultimately applied to the design presented in this

and resources of the site.

1) Human perception of the urban environment - How a variety of 2) Efficient design - A design approach that utilizes the full potential

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The Adaptive Public Realm - Boise LIV District Public Realm Design

to the changing needs and desires of future generations.

3) Pedestrian oriented design - A type of design that places

pedestrians at the forefront of the design and making vehicles less of a

Research Methods

priority.

Two case studies help illustrate the working methods and techniques of how

4) Historic preservation - A type of design that retains the historic

Case studies are an important tool for studying successful projects.

sense of place by preserving, reusing, providing reference to the historic

to properly design the public realm, which consists of urban spaces, streets,

architecture.

sidewalks/paths, parks, plazas, and other urban social spaces.

5) Adaptive design - Creating multi-functional spaces that can adapt

Precedent studies are examples of projects with successful

RESEARCH METHODS & DESIGN PROCESS Project Definition & Scope of Work • Site boundary • Stakeholders • City of Boise & USGBC goals & objectives • Define scope of work

Literature Review & Case Studies Literature Review: • Kevin Lynch • Jane Jacobs • William Whyte • Urban Design Handbook • Design for Ecological Democracy Case Studies: • Liverpool One, Liverpool, England • Pearl District – Portland, Oregon Precedent Studies: • Seattle, Washington • Regina, Saskatchewan • Portland, Oregon • Greensburg, Kansas

Site Inventory, Analysis, and Program Site Inventory • Building height • Civic Spaces • Historic structures • Downtown districts • Streetscape character • Land use • Parking structure • Existing buildings • Pedestrian crossings Site Analysis • Viewshed Analysis • Opportunities and constraints Program • Boise LIV District program elements

Conceptual Designs (3) Concept Designs • Pros and Cons Modify Selected Concept

Final Design • Master Plan • Focus Areas • Perspectives • Bird’s Eye View • Shade Analysis • Parking Overlay • Sections • Build-Out Phasing • Stormwater Calculations • Land Use Breakdown • Axonometric

Introduction

8th and Idaho Grove Plaza

Central Addition

Anne Frank Memorial

North

Scale: 1”=500’

Central Addition Looking East

Location of Selected Public Spaces in Boise

technologies, materials, and/or layout of urban spaces that will be

observed. The methods of these observations include watching and taking

considered for the Boise LIV District. Five precedent studies present

note of the social pattern and use of urban social spaces. These observations

relevant information on specific aspects of planning or design for the Central

will focus on the following.

Addition.

Most popular direction and/or path people tend to take

Observations of Boise’s Public Spaces

Location of most popular seating and why

Popular locations for where people stand and interact

Boise is valuable in finding a link between the design implications found in

What urban social spaces are most popular and why

scholarly publications and case studies and the city of Boise. Five different

What types of structures and amenities are available on site; if they

public spaces in Boise were observed and the trends are discussed in this

are successful and why

report. The Anne Frank Memorial, the streetscape at the intersection of

What type of general spatial definition is most successful and why

8th Street and Idaho Street, and Grove Plaza were the three public spaces

Project Background

Observations of successful and unpopular urban social spaces in

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The Adaptive Public Realm - Boise LIV District Public Realm Design

The Boise LIV District, historically known as the Central Addition,

is one of the earliest platted subdivisions in downtown Boise. This city is

Report, an EcoDistrict brings together “neighborhood stakeholders,

a growing metropolis with a population of 214,237 people in 2013 (U.S.

developers, utilities and municipalities to create a neighborhood

Census Bureau). As the area has grown, development downtown has

sustainability innovation with a range of outcomes” (8). As an important

exploded and led to increased interest in the five blocks between Front

stakeholder with healthy goals for sustainable development, the public realm

Street and Myrtle Street. Multiple developers have expressed an interest in

in the Boise LIV District will be designed using several objectives of the

developing the land, but the desires and demands of several stakeholders

USGBC.

have halted development and put the Central Addition under intense scrutiny.

stakeholder in the Boise LIV District development. The Department has

The Central Addition was platted in 1890 and soon after became

The Boise Planning and Zoning Department is another major

the city’s most prestigious neighborhood thanks to the location near to

shared information about which factors that will need to be considered. Front

downtown. When the railroad came, a depot was constructed on Front Street

Street and Myrtle Street are major, five-lane arterials that make the Central

in 1893, ruining the value and popularity of the neighborhood. There are

Addition an island, separated from Julia Davis Park to the South and the rest

several iconic homes that are under threat of being demolished. In 2013, one

of downtown to the Northeast. There is a combination of one-way and two-

of the homes burnt down in a fire and another one nearby was demolished

ways streets that make vehicular flow somewhat confusing and difficult. By

shortly afterwards. The Central Addition has demonstrated an important

including the Planning and Zoning Department, this project demonstrates the

historic value to the Boise community. The American Society of Landscape

importance of an interdisciplinary approach and the significance of working

Architects Code of Professional Ethics states that the discipline is dedicated

alongside the city so that their desires are met. This project will discuss the

to the “public health, safety, and welfare and recognition and protection

relationship between human needs, environmental needs, and future planning

of the land and its resources.” This project will demonstrate the role of

goals. A design that meets and integrates these needs will create a successful

landscape architecture in preserving and enhancing the history of the Central

public realm in the Boise LIV District.

Addition.

The U.S. Green Building Council (USGBC) is one of the major

stakeholders that has had an impact on the Central Addition. The term Boise LIV District actually was coined thanks to the USGBC. This organization has been promoting sustainable design for the Central Addition by trying to promote the creation of an EcoDistrict, a district-scale sustainable

development project. According to the EcoDistrict Protocol Executive

Literature Review

Literature Review HISTORY OF BOISE & THE CENTRAL ADDITION

teachers, miners, and blacksmiths. Since it was within close proximity to

Native American tribes like the Shoshones, Northern Paiutes,

the train depot, the neighborhood became home to the working class, made

Bannocks, and potentially the Nez Perce first inhabited the Boise region. The

up of machinists, meat cutters, Basque sheepherders, salesmen and laborers.

Boise Basin had an abundance of food and water and a milder climate. Lewis

Ever since, the neighborhood has fallen into neglect and has lost most of its

and Clark entered Idaho on August 12, 1805 and soon after Euro-American

architectural integrity and character.

explorers came to the region in search of fur and gold. The 1862 gold rush

PERCEPTION & EXPERIENCE OF THE URBAN ENVIRONMENT

led to the development of the Boise Basin and the creation of the State of

Project Relevance

Idaho in 1890. Gold and logging brought an influx of people into the region,

the area grew quickly and Boise County was established in 1864. Idaho

roads, buildings, and waterways, but the street is where the main action

City was formed in 1863. As mining camps in the foothills and mountains

is happening. Take a walk during a busy afternoon in any major city and

expanded, the basin attracted families seeking homes. Towards the end of the

you will see a myriad of activities and interesting characters. Although the

1800’s, the rich gold mines were stripped of their treasures and mining began

experiential element of a city is important, financial viability has traditionally

to decline. Development of the region began to focus on the Boise Basin.

been the deciding factor for urban expansion and development. Breaking

The Central Addition was first platted in 1863 and was later expanded in

it down even more, design and construction costs along with developer’s

1867. The original attempt to expand the city was at first unsuccessful, but

return on investment and incentive programs and policies set in place by

as mining weaned, more and more people moved into the valley. Three

municipalities are what conventionally drive development and allow cities

From a bird’s eye view, cities today are a complex system of

main subdivisions were platted during the late 1800’s, the North End, Davis Addition, and the Central Addition. Jefferson and Julia Davis owned a house on what is today 7th (Capitol Boulevard) and Myrtle, with property extending all the way down to the Boise River. They subdivided part of the land to create the Davis Addition, which is where several homes west of 5th Street still stand today. Unlike the North End, the lots were much larger and reached full occupancy in 1912. The railroad, which originally skipped Boise, came in 1894 with a depot located along Front Street. This led to the decline of the neighborhood, which at the time was home to lawyers,

Kevin Lynch’s Five City Elements

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The Adaptive Public Realm - Boise LIV District Public Realm Design to grow. Since developers and construction corporations have focused on the economic viability of urban projects, many would suggest that they have inadvertently overlooked basic human values and experience. There are many theories for how a city should develop and function, but several authors including William Whyte, Jane Jacobs, and Kevin Lynch believe that the value of a city is truly found in the streets. The experience of the Central Addition’s public realm is the main focus of this project. The city of Boise recommended that this project focus on place-making, that is, creating spaces that promote community interaction, have common distinct attributes, a shared theme, and expresses the value of the neighborhood. This project will have a firm understanding of experiential qualities that provoke a sense of community and city character. Understanding what

A Green Edge in a City

elements create a better experience for city dwellers and visitors could

determine the success of the Central Addition after it has been redeveloped.

The five elements not only make a city function, but also are

Every element of a city is valuable to its success, but the human perception

important with helping people navigate through and around a city. One of

and experience associated with each city has much to do with its success.

the best districts in Boston, according to Lynch, not only has connections to

The Elements of a Good City

other districts, but also has a variety of uses, and multiple paths with diverse

The Image of a City, by Kevin Lynch, defines how people imagine

routes. Landmarks help people find their way around a city and provide

the cities in which they live. Each individual has a different opinion, but

character for different districts. These land markings become more “easily

they typically share similar experiences. Lynch establishes a classification

identifiable, more likely to be chosen as significant if they have a clear

scheme to interpret the physical characteristics of a city that are understood

form and contrast with the background architecture if placed in a prominent

and perceived by people in a common way. He believes that a city’s

location” (Lynch 1960, 78). The historical relevance and importance of

image or the human perception is created using a combination of districts,

landmarks increase tourism and enhance the cultural experience. Historic

landmarks, nodes, edges, and paths (1960, 47). To prove his theory, Lynch

buildings tend to be good landmarks and provide a good atmosphere that

and his team analyzed the five city elements mentioned above in three major

people enjoy. Clear landmarks and connecting paths help people navigate

cities, Boston, Los Angeles, and Jersey. Lynch’s principles are applied to the

their way through a city, and create a clear, enjoyable and memorable image

design of the Central Addition.

of the city.

Literature Review Beyond the architecture of buildings, urban spaces with good form and

activist known for her influence on urban studies. She wrote the book

amenities are pleasurable for all users. Lynch labels these spaces as nodes

The Death and Life of Great American Cities in 1961 to argue that urban

because they are located at major intersections of streets and paths and

renewal did not respect the needs of most city-dwellers. Her account

are where major activity occurs. These nodes that make up the urban

of cities correlates with the opinion of Kevin Lynch, but she offers a

environment should be “poetic and symbolic as well” (1960, 119). Lynch

narrative of how cities can improve the experience down on the streets.

believes that in order to make a park, plaza, or urban space more enjoyable,

Jacobs believes that streets should be safe, provide face-to-face contact,

designers should not create a large open space at the center because it makes

and allow children to assimilate with children of other backgrounds and

people feel uncomfortable since people’s attention is directed towards them.

ethnicities. Trust between city dwellers can only be built through human

A city is a network of pathways that connect nodes of different character

contact; streets are the perfect opportunity to bring people together. Lastly,

and size. The path takes on the character of the node, landmark, or district

streets are where kids play, meet new friends, and assimilate with other

that it is passing through, creating a unique experience in that part of the

kids, which promotes diversity and healthy communities. Adults frequently

city. All of these elements work together to create the image of the city.

interact with the parents of their children’s friends. These daily interactions

Finally, the image of the city should “speak to the individuals and their

create an experience that enhances the sense of community and security.

complex society, of their aspirations and their historical tradition, of the

In order to improve diversity in the Central Addition, the district will be

natural setting, and of the complicated functions and movements of the city

designed to accommodate families of varying race, age group, and income

world” (1960, 118).

levels. The public realm will increase connections between neighbors and

Most Boise locals would not be able to define major nodes, pathways, or

provide a safe space for children to play. The Central Addition Master

edges of the Central Addition. The new design of the public realm will have

Plan expresses the city’s desire to maintain downtown as a cultural center

clearly defined landmarks, nodes, edges, and paths, which should enhance

for the community and region (2014, 6). The only way of doing this is by

the district’s character and community experience. The Central Addition

promoting a variety of housing types and amenities.

Master Plan aligns with several of Lynch’s ideas. The city desires new

pedestrian connections to promote the permeability of Boise’s urban fabric.

one purpose to ensure presence of people. The block size within a district

In the following design, Broad Street is planned to be a pedestrian corridor

should be short to increase path options between points of departure

and has the potential to be a landmark, while other streets are desired to be

and destinations, and therefore enhance social levels, and economic

shared streets to put the focus on the pedestrian. The next author focuses

development. Buildings should be of varying ages, accommodating different

more on the experience of the streetscape.

people and income levels. Dense concentration of people shall promote a

visible city life. By generating diversity, you are encouraging walkable,

Jane Jacobs was an American-Canadian journalist, author, and

Jacob states that a well-designed district must serve more than

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The Adaptive Public Realm - Boise LIV District Public Realm Design livable, sustainable neighborhoods.

The scale of the street frontage is key in creating a successful district.

At the edge of a district, large park, or single use structure, there are usually set boundaries that create a perceived barrier. One solution is to blend the two uses together in a mixed-use transitional zone by pushing and pulling the building or park across existing boundaries. Effective tactics for city development include providing visual order while maintain a diversity of building uses. There must be a clear separation between public and private spaces and buildings must be oriented towards the street.

Sidewalks need to have people on them and they need to be on them

fairly often. Sidewalks and streets must also meet the needs and grab the attention of the cityâ&#x20AC;&#x2122;s visitors. Stores, bars, and restaurants are very useful at getting people on the street. The more people, the safer the neighborhood, the more strangers are welcome. By providing commerce, a general liveliness, use and interest, community development and self-governance of a neighborhood street will be promoted.

Applying this to the Central Addition means that streets and

sidewalks need to be safe, promote community interaction, have a variety of building types and ages, have visual order, but a diversity of buildings and uses, effective public transportation, street frontage that is designed for the human scale, and promote community ownership to create a successful neighborhood, district, and city.

The Social Life of Small Urban Spaces, by William Whyte, is a

manual based on research conducted by the Street Life Project in 1971. In the book, Whyte talks about his observations of how people perceive and interactive with their urban environment in 16 plazas, three small parks, and other small spaces in New York City. Whyte uses specific observations to

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A Social Urban Environment describe how people use the space and what spaces work and donâ&#x20AC;&#x2122;t work. The information is key in determining how the Central Addition can be developed in a way that will promote user enjoyment.

Some of the observations that Whyte made include analyzing the

type of people using urban spaces. He noticed that tenants and/or workers of nearby buildings, not adjacent buildings, use plazas that were under study in New York. The most popular plazas are very social spaces with a high number of couples and groups. According to Whyte, the more women in a plaza, the better, because it demonstrates that the plaza is safe and comfortable. The typical daily schedule for an urban space has sporadic activity throughout the morning with construction workers taking an early lunch at 11am, followed by everyone else between 12-1pm. The number of people tapers off around 6:30pm when most activity ends for the day.

Literature Review An ideal urban environment extends active use of public spaces throughout

people using it. One of the best seating arrangements is the use of movable

the day and throughout the year. Safety will be an important factor with the

tables and chairs laid out in a unique arrangement along busy pedestrian

design of the Central Addition public realm. A clear line of sight throughout

corridors. Whyte suggests that 10% of the site should be set aside for seating,

public spaces along with efficient lighting will be provided for users.

or include one linear foot of seating for every 30 square feet of plaza.

An unusual observation that Whyte made was the recurrence of

The manipulation of microclimate is an effective method of improving the

people having conversations in the middle of pedestrian flow on major

experiential quality of an urban environment. People appreciate spaces that

sidewalks. People in bigger cities walk faster and self-congest. People like to

block cold breezes in the wintertime and utilize the wind to cool the space

congregate around busy intersections, along major choke points like subway

during the warmer seasons. Trees can be used to block the hot summer sun

stations, but avoid large open spaces. Whyte also observed that children do

and provide nice dappled shade for people sitting underneath them. Whyte

not play in streets because they lack playground space, but instead because

believes that more trees should be planted adjacent to seating as it creates a

they like to. The Village Mall in Meridian, Idaho has a well designed public

more comfortable atmosphere. Overlapping trees provide a very comfortable

realm with narrow sidewalks and gathering spaces. Instead of feeling

amount of dappled shade in an area that gets direct sunlight. Other useful

overcrowded, the outdoor environment looks and feels more friendly and

natural elements include water, which adds life to a plaza. The sound,

inviting. This technique of using narrow sidewalks and intimate spaces will

touch, and look of water soften the manmade environment and moderate the

be experimented with throughout the Central Addition’s public realm. The final design may or may not utilize this technique.

Whyte observed that people tend to sit where there are places to

sit, no matter the conditions. Socially comfortable seating is key, that is, a variety of seating types and arrangements. Seating does not necessarily have to be a bench; it can be a ledge or step. People will sit on a variety of seating heights, no matter how short or how tall they are, but the depth of the seating matters. If access is provided on both sides of a seating area, it is important to make the seating deep enough to provide enough space for two people comfortably. According to Whyte, “While 30 inches will do it, 36” is better” (1980, 31). Benches are a type of seating that are not designed well or used well. The dimensions are typically 7.5 feet long by 19 inches deep, which is too small and, if stabilized with concrete, reduces flexibility, resulting in less

An Inviting Urban Environment

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The Adaptive Public Realm - Boise LIV District Public Realm Design

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microclimate for visitors to enjoy. Whyte argues that access to water should

Central Addition. Successful cities have street frontages that are designed

be required if water is provided. The touch of water is soothing on a warm

according to the human scale and are not focused on automobiles. Safe,

day and kids always enjoy playing in it.

social streets and plazas are key to promoting community development

and improving the image of a city. A combination of landmarks, nodes,

Food vendors bring more people into a plaza and, in essence, help

add life to the space. They serve a demand that is not met by commercial

paths, and edges will be used to generate a memorable image of the Central

establishments in the area. It is important to consider that food vendors

Addition.

are controversial because of health, safety, and maintenance issues, but are

HISTORIC PRESERVATION

well worth the effort and expense if designed, implemented, and managed

Project Relevance

properly. Since individuals enjoy being around other people, a larger group

of people will collect around vendors. The key space for a plaza “…is not on

many people strive to preserve. In order to understand the importance

the plaza…it is the street” (1980, 54).

of historic preservation, a study of the timeline of historic preservation

throughout the U.S. was completed. Preservation Comes of Age is an article

A strong connection to the street helps improve the success of plazas

The Central Addition has a long, well-documented history that

and seating areas. People like to sit with their backs to the street. Another key

that outlines historic preservation from beginning to present time. In the

feature of the street is retail space with stores fronts, windows, and displays

1950’s, aggressive urban and suburban expansion led to the creation of the

that get people’s attention. At least 50% of the ground-floor frontage should

National Trust, which was founded in 1949 to preserve historic buildings

be devoted to retail and food uses. Use steps, arbors, signs, or other features

and landmarks. During this time, many families had more spare time and

as a threshold for new spaces or plazas. The clear separation makes people

received higher wages allowing them to vacation into the virgin landscape.

aware of the new space and also helps the space relate to the street. A clear

This new lifestyle led to the sprawl of cities and roads out into the natrual

line of sight is important for safety and security. If people cannot see inside

environment. The invention of the automobile led to the creation of major

a plaza or park, it reduces the chances that they will enter that space. Sunken

highways and parking lots, which replaced older historic sections of

spaces are dead spaces, either raise up the space slightly or keep it level to

towns. With older buildings being demolished for new buildings and virgin

the walkways. If you try to make a place undesirable for the homeless and

landscapes being uprooted in the name of future development.

mischievous individuals, you actually push the regulars away and make it

even more appealing to the “undesirables”.

American Building Survey that created a detailed account of historic

buildings. It “traced the evolution of the Indian frontier and the mining

Creating a fun and friendly environment is a difficult process, but

The New Deal, under Franklin Roosevelt, created the Historic

Jacobs, Whyte, and Lynch provide a myriad of information that will be

boom” (Hosmer 1980, 22). World War II and the Cold War were difficult

useful in the development of a pedestrian-oriented public realm for the

times for historic preservation, but thanks to the enabling legislation of 1935,

Literature Review the Parks Service was enabled to create a national preservation plan. The

that we create. That being said, older buildings that are important to the

National Historic Preservation Act of 1966 was created to preserve historical

behavior and values of modern society should be preserved or adapted

and archeological sites in the United States. It was signed into law by

for modern use. Dilapidated buildings that can no longer serve a purpose

Lyndon B. Johnson in 1966 and led to the formation of the National Register

in modern culture should be removed and replaced with a better fitting

of Historic Places, the List of National Historic Landmarks, and the State

structure. The reoccurring trend is that street right-of-ways and property

Historic Preservation Offices.

lines last for centuries, but buildings will come and go. Over-the-Rhine,

Cincinnati is a good example of how a city can change over time. The

In the 1960â&#x20AC;&#x2122;s, the Urban Renewal Program set out to restore areas

that were destroyed because of the National Interstate and Defense Highways

historic neighborhood experienced a major build-out phase in 1855. Twenty

Act, which helped build highways to help mobilize American troops. Today,

years later, the residents tore down almost every building and replaced

historical preservation is still gaining ground because of the understanding

them with larger, better-built, more prestigious structures (2010, 55). The

that, besides human memory, historic buildings are the only tangible

immigrants who had pioneered that part of town had prospered for years and

connection to our past. Robert Penn Warren, a famous American poet,

desired better living conditions. It is important to preserve historic buildings,

novelist, and literary critic once said that, â&#x20AC;&#x153;History cannot give us a program

but sometimes it can be wise to redevelop and grow.

for the future, but it can give us a fuller understanding of ourselves, and of our common humanity, so that we can better face the future.â&#x20AC;?

Understanding how historic preservation has changed throughout

the last century uncovers the importance of protecting historic buildings in the Central Addition in the 21st Century. Many buildings in Boise, such as the structures that made up Chinatown, were destroyed in the last decade to make way for new buildings with no historical relevance at all. The underlying urban fabric and landscape have also been destroyed as a result of automobile-oriented design. Building dense developments that build up rather than out will reduce building footprints and potentially preserve historic structures. Preserving the Past

In The Evolution of Urban Form, Brenda Scheer explains how our

habits, values, and economics are embodied in the buildings and landscapes

A Well-Design Pedestrian Corridor

ii 13

The Adaptive Public Realm - Boise LIV District Public Realm Design

Traditionally, developers combine several properties in order to

create a super structure that results in a disconnect between the building and the land. The creation and promotion of a contemporary building type within the historic property boundaries revitalizes the orderly, pedestrian-friendly lifestyle of the past.

CCDC and Preservation Idaho have recommended a variety of

methods to preserve the history of the Central Addition, but which method works best for the district? The original plat of Boise consisted of a grid network of streets with lot sizes that were much larger than many city lots of the time. Boise was laid out east to west to follow the topography of the Boise River shoreline. This was completed when the main form of transportation was the cart and buggy. The city’s urban form has kept fairly close to the original plat of the town. As a result, the Central Addition has a very static urban fabric that was eventually influenced by the railroad. A train depot located next to the intersection of Capitol Boulevard and Front Street changed the circulation and building type within the District. According to Scheer, the “original pattern of an urban tissue has a very long-lasting

i 14

Urban Tree Canopy and Walkable Downtown

effect on the subsequent development patterns” (54). The difficulty with

quicker than a town or village, struggle with water management, and cannot

redeveloping the Central Addition will be moving away from the historical

provide enough food to sustain the inhabitants. Unsustainable development

urban fabric and building type and creating a contemporary urban framework

patterns lead to urban sprawl and the degradation of the environment. In the

and building type that works well with the historic building property lines.

design field, architects and landscape architects believe that they can create a

An analysis of the condition of the historic homes in the Central Addition

sustainable building or landscape, but this project takes the stance that there

revealed that they no longer serve a purpose in Boise’s urban environment

is no such thing. Buildings are the largest energy consumers in the world.

and they should be transported to a new home.

According to the U.S. Department of Energy, 41% of the country’s energy

EFFICIENT AND EFFECTIVE DESIGN

is consumed by the building sector. Furthermore, on the worldwide scale,

Project Relevance

the U.S. building sector accounted for 7% of the globes energy consumption

(“Buildings Energy Data Book.”). Landscapes use an unsustainable amount

Cities in themselves are not sustainable. They deplete resources

Literature Review of water to keep vegetation green and lush. Most people do not realize this

cultures support a broad range of jobs, improving economic resiliency of a

because irrigation pipes are hidden from the eye and watering times are

community.

scheduled during the night. The Rathdrum Prairie Aquifer Future Water

The Urban Design Handbook explains how a well-designed street is

Demand Report was developed by the Idaho Water Resources Research

built to the human-scaled with publics spaces that enrich the sense of place

Institute to evaluate the anticipated future water need of the Rathdrum

and a broad mix of housing types support all types of people and range of

Prairie region in Northern Idaho. The research concluded that a little over

incomes. A variety of incomes diversify the jobs required to support the

36% of the water used in the Rathdrum Prairie region was used for irrigation

people along that street. A diversity of transportation methods promotes

purposes, not counting agriculture (Solomon and Scott 2014, 10). As a result

efficient movement of people throughout the city. Streets are not only

of these facts, this project focuses on efficient and effective design; a type

effective at moving automobiles through the city, but they are also necessary

of planning that looks beyond meeting metrics and sustainability goals, and

for public transportation. Enabling people to reach their destinations by

strives to create a built environment that meets the needs of the users today,

other means than a car, which reduces traffic, carbon dioxide emissions,

can be adapted to meet people’s future needs, operates efficiently, and can be

promotes exercise, a healthy life style, and encourages people to see more

built affordably.

of the city. Neighborhoods that are planned on a quarter-mile radius or five

Efficient City Design

minute walk and include neighborhood amenities such as squares, parks,

schools, and shops promote walkability. According to the Connectivity and

The foundation for creating a design that meets the needs of the

users is the creation of a network of streets that support a culturally diverse,

Permeability, a successful city has several forms of transportation and a

ecologically rich, and socially stimulating community. The urban studies

network of walkways throughout the city that provide clear and convenient

of Jane Jacobs and William Whyte highlight the importance of the street

access. The article explains that as the number of pathways increase, “ travel

as the underpinning for successful urban design. In The Death and Life of

distances decrease and route options increase, allowing more direct travel

Great American Cities, Jacobs stated that streets should encourage children

between destinations, creating a more accessible and resilient transportation

to assimilate with children of other backgrounds and ethnicities. Trust

system” (1). Public transportation is not only becoming easier to use, but it

between city dwellers can only be built through human contact. Streets are

is also very affordable. Furthermore, increased connectivity combined with

the perfect opportunity to bring people together, it should be where children

increased density from mixed-use development equals increased walkability

are able to play, meet new friends, and assimilate, promoting diversity and a

and better health (3).

healthy creation of communities. Cultural diversity is a major characteristic

of US society. This country is a melting pot of cultures that bring a variety

community. The Urban Design Handbook explains how the most memorable

of languages, customs, and beliefs from their homelands. A variety of

places have “varied uses, diverse architecture, and a mix of people with

Architectural variety also lends a helping hand to an effective

15 ii

The Adaptive Public Realm - Boise LIV District Public Realm Design different economic and cultural backgroundsâ&#x20AC;? (2013, 18). The Central Addition has the potential to be very culturally diverse. The district is located just south of an affordable housing complex along Front Street and north of the Boise State University Campus, which is planning on expanding their campus and is in need of more residential units for students. A developer already has plans to construct a new $24 million apartment complex with parking and commercial space on the west side of 5th Street beginning October 2015. A well-designed public realm in the Central Addition will meet the needs of all users, no matter their culture, age, or income. Boiseâ&#x20AC;&#x2122;s Downtown Walkability Analysis, which references case studies and references from the book Walkable City: How Downtown Can Save America, One Step at a Time, argues that Boise could be more walkable. The report concludes that Boise should have a network of small, interconnected blocks to make walking more convenient. Streets should be pedestrian-oriented and narrower to promote a safe, walkable downtown experience. The environment is also an important part of the downtown experience.

An ecologically respectful community preserves natural systems that

benefit their health, the community, and, of course, their environment. In Design for Ecological Democracy, Randy Hester explains the importance of reconnecting lost relationships with each other and our environment. Suburban developments separate people from their community, destroy the natural habitat, and fail to provide an enjoyable experience that we can call home. Democracy is the hallmark of U.S. culture, but since WWII, trends in zoning and development have seen a pattern of residential development that restrict our ability to choose where and how we live. Typically, a specific income level is targeted for a development and the tenants are provided with a specific type of lifestyle that they must fit into. Current theories of

i 16

Downtown Green Spaces planning are trying to reverse those patterns and encourage diversity of both the use and typologies. Hester believes that urban design must enable people to be in communities rather than zoning-segregated enclaves. A community should be an informed democracy with the opportunity to voice a thought or opinion. Cities that are ecologically resilient enhance community and provide a pleasurable living experience.

Hesterâ&#x20AC;&#x2122;s new design principles are founded on three fundamental

ideas that integrate democracy and ecology: enabling form, resilient form, and impelling form. A simple bench, community gathering space, or park enables the community to interact. A well-preserved or reintroduced native habitat adds an ecological resilience that will support the community throughout generations. Urban landscapes provide spaces for stormwater infiltration, urban agriculture, native wildlife that is appropriate for urban environments, and fresh air. The architectural style and complimentary

Literature Review amenities should impel people into the city. Furthermore, the preservation of

user. The space should clearly convey that it was designed for public use,

sacred spaces, or areas with cultural value, elevates the importance of that

be aesthetically pleasing, provide a safe environment, enhance the health

community space.

and emotional well-being of its users, and be geared towards the user group

most likely to use the space (Marcus and Francis 1998, 9). Pedestrians in

Currently, the Central Addition does a better job of repelling, rather

than impelling, people. Because of the lack of any amenities or important

Los Angeles are considered by many to be the “’largest single obstacle to

buildings in the district, most locals would not be able to describe where the

free traffic movement’” (Marcus and Francis 1998, 10). As soon as streets

Central Addition is located or what it contains. Change does not begin with

and city environments become more pedestrian-oriented, more people will

new business, restaurants, or shops; it begins with the public realm. People-

flock to the city and the vehicle will eventually become obsolete for city

centered streets, sidewalks, parks, and plazas that promote ecologically

dwellers who can walk or bike more efficiently to work. Within the first

responsibility will be the foundation for the rejuvenation of the Central

year that Strøget, a street in Copenhagen, was converted to a walking street,

Addition.

the number of pedestrians increased by “35 percent, the number of baby

carriages by 400 percent” (Gehl 1987, 136). 8th Street, Main Street, and

Piazzas and urban spaces used to be the most social spaces in ancient

cities. Today, the privatization of life has made the plaza into “an event” that

BODO (Boise Downtown District) can be some of the most social places

can be observed during weekday lunch hours (Marcus and Francis 1998, 1).

during the day and especially on weekend evenings. A 24-hour presence in

In People Places, Clare Cooper Marcus and Carolyn Francis evaluate the

the Central Addition will completely change the dynamics of the district.

importance of making plazas back into people places, a well-used space that

The proposed design provides a public realm intended to increase interaction

promotes social gatherings and community development. Los Angeles city

between city dwellers and visitors, provide social spaces that have interactive

councilman Michael Fever once said that people today live “anonymous

amenities, games, and activities The Central Addition will be a people place

lives, isolated, confined to our cars,” but people are looking for ways to

where memories can be made and experiences shared.

“get our of their cars and live on a human level in an urban center” (Marcus

and Francis 1998, 1). Furthermore, spending more time in a populated,

space. By analyzing patterns in the social framework along with historic

urban environment is a necessary element of healthy urban life. Leaving

building trends, a space can be designed to meet the needs of today and

the house and connecting with the real world forces people to experience

tomorrow. Most urban design ideas are based on “a static understanding of

different cultures, different age groups, and have different relationships. This

the built environment” where urban planners and designers have a singular

experience encourages a sense of community and tolerance, enabling diverse

vision that may not be flexible enough to adapt to change that is inevitable

communities to thrive. A space that is well-designed for the pedestrian

with time (Scheer 2010, 2). A building or landscape could potentially be

should be located where it is easily accessible and visible by the intended

outdated and unusable within a decade if built with a fixed purpose. “A

Efficient design addresses planning for future use of any given

17 ii

The Adaptive Public Realm - Boise LIV District Public Realm Design building type is a formal configuration that constitutes a successful solution

efficiently by “increased density, green building technologies, [and] the use

to a set of conditions” that existed when the building was first constructed

of public transport rather than private” (2014, 77). The aim of this project

(Scheer 2010, 27). The focus of a design is usually the creation of an object

is to create an efficient public realm that meets the desires of the users,

rather than creation of a framework for change that is continuous and ever

but is also adaptable to future change. Looking at the building trends for

evolving. The built environment should adapt and evolve as humans do,

downtown Boise and the outwards expansion of the downtown core, the

representing societies current needs and desires. Contemporary urban form

Central Addition will one day be a dense, mixed-use district with multi-

and building types need to correlate with societal patterns seen today. Our

story residential and office buildings. The adaptable public realm will take

habits, values, and economics are embodied in the buildings and landscapes

into account existing and future connections and land uses. An analysis of

that we create.

building technologies and trends will reveal potential, future building types

i 18

In Master Planning The Adaptive City, Tom Verebes states that the

that will be applied to this project.

consequences of our new design approaches are not stable and singular,

but rather dynamic and multifaceted. People react and evolve to designs as

efficiency will enable an effective community space that has affordable

soon as they are built. As a result, Verebes believes that the public sphere

rent for all users. According to the U.S. Green Building Council, “buildings

is the driving force for adaptable cities. Although buildings come and go,

account for one-third of energy use, 30 percent of greenhouse-gas

the landscape has the potential to evolve with the development of cities.

emissions and 30 percent of raw material use in the U.S. today” (Edlen 8).

According to The Evolution of Urban Form, street right-of-ways and

Advancements in technology and energy-efficient lighting methods should

property lines last for centuries, but buildings will come and go (Scheer

help reduce the overconsumption of energy in buildings. Other efficient

2010, 57). Furthermore, Matthew Pryor, an urban designer in Hong Kong,

design methods include resource and environmental conservation. The

believes that landscape architecture is gaining importance in providing

Sustainable Sites Initiative, or SITES, is a comprehensive guideline for

a strong connection with the existing environment and potential social

efficient design that was created by several stakeholders, one of them being

community. Landscape architects have the “interests and skills in helping

the American Society of Landscape Architects. According to the program’s

communities to develop and find balance with the environment” (2014,

mission statement,

76). The balance between the environment and community is essential for

adaptable, resilient public realm design.

crucial component of the built environment and can be planned, designed,

developed, and maintained to avoid, mitigate, and even reverse these

Most large cities have surpassed their carrying capacity and do

Finally, cost-effective construction, and energy and resource

“SITES is a program based on the understanding that land is a

not have the resources, water availability, or food production to sustain

detrimental impacts. [Efficient] landscapes create ecologically resilient

the people. To improve this dire situation, cities can be designed more

communities that are better able to withstand the impacts of natural disasters.

Literature Review They benefit the environment, property owners, and local and regional

communities and economies.”

Furthermore, Leadership in Energy and Environmental Design is a

6. Add plenty of seating - 10% of site or 1 linear foot for every 30 square feet. 7. Create a lively street - at least 50% of the ground floor frontage

green-building certification program developed by the U.S. Green Building

Council that pushes the envelope with build efficiency. LEED homes and

Create a safe and secure urban environment.

multifamily buildings reap the benefits of resource and energy efficiency. A

Promote development that is consistent with the historic

typical household spends about $2,150 a year on energy bills (U.S. Energy

property boundaries to reintroduce the orderly, pedestrian-

Information Administration). LEED homes reduce energy bills drastically and

friendly lifestyle of the past. 10.

allows the homeowner not only save money, but also protect the environment in the process. Efficient homes have a higher value than traditional homes that

and public transportation enable tenants to walk or bike to their destination

contaminated air. Although this project will not delve into building design,

ecological system that have been damaged or destroyed.

Connect the Central Addition to Boise’s existing public transportation and expand the city’s transportation system.

14.

it will use green technologies to capture and filter water and reintroduce

Provide a variety of housing types that meet a spectrum of incomes levels, ages, and types of people.

13.

rather than drive. Proper ventilation provides fresh, clean air and flushes

Create a network of streets that support a culturally diverse, ecologically rich, and socially stimulating community.

12.

air pollution from buildings. Buildings located closer to community resources

Design the public realm to be contemporary, but reminiscent of the District’s past.

11.

are built to code and ensure optimum comfort and health for the inhabitants. Energy efficient homes burn fewer fossil fuels, which decreases the associated

should be devoted to retail and food uses.

Design an urban neighborhood based on the quarter-mile radius walking distance.

Design Implications

15.

Plan for a mix of uses, a diversity of architecture, and people.

16.

Promote small, interconnected blocks with walkable streets that

Design landmarks that have clear form and a contrasting

architectural style. Create a navigable district with clear

connecting paths.

Increase the potential for human interaction using a network of

17.

well-connected community spaces.

Create a playful streetscape for all types of people to enjoy.

Design a dense, diverse, urban community.

Design the public realm to the human scale.

are pedestrian-oriented and narrower. Design a public realm that has enabling form, resilient form, and impelling form. 18.

Reintroduce patches of native vegetation to promote ecological resiliency.

19.

Create an adaptive public realm that meets the needs of people

today and tomorrow. Create a space that can evolve with a

constantly changing society.

ii 19

The Adaptive Public Realm - Boise LIV District Public Realm Design

Case Studies LIVERPOOL ONE Liverpool One Basic Information Project Name: Liverpool One Location: Liverpool, Merseyside, England - United Kingdom Project Start Date: 2000 Construction Completed: 2008 Construction Cost: 1ÂŁ billion Size: 42-acres â&#x20AC;&#x201C; 17 hectares Designed by: BDP - a major international, interdisciplinary practice of architects, designers, engineers and urbanists. Developer: Grosvenor Group

Project Relevance

The city of Boise desires the Central Addition to be lasting,

innovative, and vibrant. The focus on creating a LIV District is to create a mixed-use development that serves the needs of the people and develops a robust, 24-hour, downtown presence. The city of Liverpool, England had that exact goal when they set out to redevelop their downtown. Liverpool One was a massive investment that was successful in creating a vibrant downtown experience. The success of the project is attributed to many things including a diversity of uses and architectural styles, a permeable urban fabric with a

i 20

Liverpool One Site Boundary

Case Studies fabric. A five-acre park rests on top of a parking garage that serves the retail space and separates the residential living quarters from the commercial spaces.

Designing a new development that fits into the existing fabric

was challenging for the design team. Liverpool is a center of cultural and architectural heritage. It has more historic buildings than another other city in the U.K. aside from London. As a World Heritage city, it is the sixth most viewed U.K. city. Site Analysis

The existing city fabric consists of a complex system of

interconnected grids that are offset at different angles. Designing a Liverpool One Context Map network of streets, walkways, and open spaces, and a clear identity of the cityâ&#x20AC;&#x2122;s past. Context

development that fit into this network of roads was a difficult challenge. Regional connectivity was also a factor that developers needed to consider. Liverpool is separated from the city of Birkenhead by the River Mersey. The

Liverpool, England was founded in 1880 and was once a powerhouse

of the U.K. economy with the help of its location on the River Mersey and the Irish Sea. As a large trading port, the city thrived until recently when the city fell into a depression. A recent economic and cultural revival has taken place, which has boosted the cityâ&#x20AC;&#x2122;s economy and growth. Liverpool One is an example of a recent investment that has helped transform the city. Liverpool One is a mixed-use, revitalization project that is located close to the shoreline of this famous trading city. Multiple architects and landscape designers under BDP, an international, interdisciplinary firm based in the United Kingdom, designed the ÂŁ1 billion project.

The 42-acre retail district, which has won 26 design awards, captures

the character of Liverpool and was designed to fit directly into the urban Liverpool One Construction

21 ii

The Adaptive Public Realm - Boise LIV District Public Realm Design city has a major port on this river, which connects Liverpool to the region and the world, making Liverpool a major world trading city. Birkenhead and Liverpool are connected by A59 trunk road, which is a highway that connects two major cities. The A59 is located just three-quarters of a mile to the North of Liverpool and, along with other major highways like A580, A5039, and A57, provides great circulation and connections to the rest of downtown Liverpool. Liverpool One is located within a half-mile of the Liverpool Lime Street Station, the city’s main train station, and one block up from several major docks and ferry terminals, enabling this site to have great circulation and connectivity. Multiple historic buildings as well as one of the oldest dry docks in human history surround the site. Designers had to create a contemporary development that not only connected regional and local Simple, Modern Materials transportation links, but also communicated the culture and history of the city at the pedestrian level. Genesis of project

When Liverpool was named the 2008 European Capital of Culture,

the city received 800£ million of economic benefit. This helped spur the regeneration of downtown Liverpool starting with Liverpool One, the largest city center regeneration project in Europe. It was projects like this one that would bring Liverpool out of an era of economic decline and underinvestment. The project took four year to construct and is considered by many to be the most important development in Liverpool in the last 60 years. In the 1980’s and 90’s, Liverpool went through a period of economic downturn that resulted in investors and major businesses leaving the city. It ranked thirteenth in the league of national retail destinations. The city was Liverpool One Nightlife

i 22

in need of vision, leadership, and an economic boost, and in 2004, the city

Case Studies shoppers. Special occasion shoppers are those who are not in a rush and shop based on choice, social shoppers consider shopping to be a pastime, and mission shoppers are in a rush and shop frequently at their favorite locations. To meet the needs of a variety of retailers and customer types, Liverpool One was designed as an open scheme shopping center that included five discrete zones, each with its own retail theme and unique character. Liverpool One is catered to every type of customer. Customer demographics, needs, and desires were thoroughly analyzed as well. When all the data was collected, Elegant Landscape Elements

the design completed, and advertising products created, a major, regional marketing campaign began that helped propel Liverpool One to a successful

received just that. A developer with 1ÂŁ billion to invest, helped bring the

opening. A 3-D interactive flythrough of the project was the final selling

dream of a vibrant, livable city into fruition. Liverpool One brought fame

point, giving retailers the opportunity to take a virtual tour of the project.

and fortune to the city and caused a snowball effect of major investments

Role of the Design Team

and construction. The city has had a 28% increase in the number of visitors

The city envisioned the project in 1998 as a catalyst for economic

along with a new arena, conference center, cruise line terminal, and has 900ÂŁ million in future development in the pipeline. Design, Development, and Decision Making Processes

During the design process, and within a year of opening their doors,

interviews with retailers and consumers were set in motion. Most retailers were aware of the Liverpool One project, but were not convinced of its potential success since a detailed scheme had yet to be revealed. To solve these issues, an advertising campaign targeted the media, key retailers, and agents to understand the details and sell the project. Another important part of the Liverpool One research was a consumer analysis. In 2007, sixteen focus group meetings were conducted to collect data of the reason why people shopped at certain locations.

The data uncovered that there were several different types of

Liverpool One Greenroof

ii 23

The Adaptive Public Realm - Boise LIV District Public Realm Design Liverpool One Land Use Breakdown

Existing Retail and Residential

Victoria Monument

Merchant Derby Square Court

Existing Retail and Residential

Victoria House

Travelodge

Bluecoat Chambers (Liverpoolâ&#x20AC;&#x2122;s oldest building)

Liverpool Civil and Family Court

Greater Merseyside Connexions Partnership

Gostins Building Canning Dock

Merseyside Police Headquarters Salthouse Dock

24 i

Vehicular Circulation Pedestrian Circulation Leisure Elements Office Hotels Parking Structures Residential Retail Green Space Existing Structures

Case Studies and social development. The plan encouraged wider connectivity to

are located at the end points of triangle and they include John Lewis,

surrounding districts, streets, walkways, and business districts. BDP, a major

Debenhams, and Marks & Spencer. The management at Liverpool One has

international, interdisciplinary practice of architects, designers, engineers

developed a relationship with retailers and included them in the marketing

and urbanists, delivered this vision of Liverpool One eight years later. This

plan. Individual districts have separate strategies that are catered to their

massive project was broken down into separate, interconnected parts.

needs, helping Liverpool One operate smoothly.

According to “Liverpool One: The Paradise Project”, different design

Furthermore, Liverpool One provides a clear and appealing route

teams were assigned to each of the 30 buildings and distinct districts on

to Albert Dock, replacing the long and unattractive pathway that was there

the site, making each building unique in its own way (1). Unlike typical

before. New connections were created from the main retail area to the

shopping centers with a similar theme throughout, an array of designers were

waterfront and the central business district. The project has plenty of on-

hired to provide a flavorful, diverse design that blended art and culture into a

site parking, but is also linked to the public transportation system, including

fabric of existing roads and city amenities.

underground trains.

At the center of the development is Chavasse Park, which was

designed by a team of landscape architects within the BDP interdisciplinary firm. Their task was to design a park that could be built over four levels of underground parking and provides a connection between the city and the waterfront. The park incorporates the amenities of the development along with the buried remains of Liverpool’s first dock, marking the beginning of the modern city while focusing on the city’s heritage (1). Program Elements

According to “Mixed-Use Project of the Year: Liverpool One,”

Liverpool One contains 100,000 square feet of retail space, 600 new homes, 3,000 parking spaces, two hotels, a cinema, and numerous restaurants and retailers (1). The development is connected to the recently remodeled Albert Docks along with the existing urban fabric.

There are three themes of this triangular-shaped development: one

theme has middle-income retailers, the second has a more urban feel, and the last one contains high-end designer brands. Large department stores

Greenroof Elements

ii 25

The Adaptive Public Realm - Boise LIV District Public Realm Design

26 i

Site Plans and General Features

that would be living and shopping in the city center. Successful projects

Liverpool One General Features:

in Manchester were used as case studies to determine what type of people

Total space

would desire an urban lifestyle and what the needs of shoppers would be. By

• 2.5 million square feet (234 000 square meters)

obtaining this data, Liverpool One was created in a way that would retain

Retail

customers day after day. A variety of amenities, including a park, parking,

• 1.4 million square feet (130 000 square meters)

and convenient access to retailers are provided for those that live in the

• 175 retail units

development.

Leisure

Significance and Uniqueness of the Project

• 23 0 000 square feet (21 500 square meters) of restaurants, cafe and bars

• A 14-screen Odeon multiplex cinema

development is not a shopping center, but rather a designed development

User/use analysis

of parts of the city center that “fit in easily with its surroundings” (1). To

integrate Liverpool One into the city, the designers did not include any

A thorough analysis of the market including retailer research and

According to the marketing director of Liverpool One, the

consumer research, has helped make this project successful ever since its

signs or thresholds that make people aware that they have entered the

opening in 2008. Grosvenor completed a thorough analysis of the users

development. Absent are the sliding doors, large roof, and signage that are

Nighttime Bird’s Eye View

Liverpool One Pedestrian Corridor

Case Studies found in typical malls. Lastly, the development is privately owned with

90% of people who have visited the city center plan on returning

government-owned streets and is open 24/7. This development is very unique

120,000 visitors were recorded on the first day

and with an investment of 1ÂŁ billion, this project has been a very significant

Limitations

part of Liverpoolâ&#x20AC;&#x2122;s regeneration and recent economic success. Other facts

about the success and significance of Liverpool One include:

creating a development that solved the issue of the compartmentalization

Liverpool moved from thirteenth to sixth place of prime shopping

of the city center, that is a lack of downtown living and a night life. As a

locations in the United Kingdom

24-hours a day center, Liverpool One has made the city a far more vibrant

The development invited a variety of new retailers to Liverpool

and safe place to live, shop, and do business. Mixed-use development

80% of people surveyed believe that the city has improved over the

have started to become very popular in recent years for exactly this reason.

last five years

They take the place of strip malls and single-use facilities and create an

One of the design challenges for the 17 hectare project included

Liverpool One Birdâ&#x20AC;&#x2122;s Eye View

ii 27

The Adaptive Public Realm - Boise LIV District Public Realm Design atmosphere that is comfortable, welcoming, and active all day long. This not

experience, and retain customers. The name Liverpool One was chosen

only creates a great experience, but provides a great business opportunity

to reflect how this new city center was going to be the best, number one.

for retailers and other businesses as well as a better return on investment for

Creating a brand that was memorable, but fit into Liverpool was a complex

developers. Liverpool One received Mixed-Use Project of the Year for its

subject and took a lot of research.

innovative blend of culture, gardens, and living spaces. It should â&#x20AC;&#x153;stand the

Design Implications

test of timeâ&#x20AC;? thanks to extremely high quality of the project (Anonymous 1).

The city had four years to design and build a city center that was innovative,

provide a good mixture of residential, commercial, and office use.

a complex mixed-use, and a city center that preserved Liverpoolâ&#x20AC;&#x2122;s history.

2. Anchor the corners of the site using major commercial buildings.

A major challenge was to persuade businesses and retailers that Liverpool

One would bring in enough business to make their investment worth it.

Another challenge was persuading people to shop at this new development

on a regular basis. When it came to marketing, the developers of Liverpool

One analyzed how they could promote the new center, create a memorable

28 i

Pedestrian Corridors

To improve the liveliness of the Boise LIV District district,

Execute a thorough analysis of the future user - What are their desires, how do they like to shop, live, and recreate?

Create pedestrian-only corridors if you want the pedestrian to be the main focus.

Use a mixture of simple and artistic materials and color to provide a vibrant urban experience.

Case Studies PEARL DISTRICT Pearl District Basic Information District Name: Pearl District Location: Portland, Oregon, United States of America Timeline: ~20 years Size: Approximately 234-acres Developer: Hoyt Street Properties Project Relevance

The Pearl District and the Central Addition are very similar in several

ways. Both have a history of being heavily influenced by the railroad, both were once overlooked, dilapidated neighborhoods with a bright future, and both have major investment opportunities because of developers and the creation of urban renewal districts. The Pearl District and the Central Addition share similar scales and context. Portland has three to four main downtown districts, including Downtown, Old Town Chinatown, Northwest,

Pearl District Context Maps

and the Pearl District. Boise also has several districts including 30th Street, Westside, Central, and River Myrtle – Old Boise districts. Boise’s City goals align almost perfectly with the goals Portland had for the Pearl District. The city desires a high-density urban neighborhood with great connectivity, open spaces, a mix of uses, and a clear connection to its history. The Pearl District will be used as the main case study for this project. During a field trip to the Pearl District, an analysis of landmarks, nodes, paths, and edges was completed to understand why the district is successful. The streetscape, building’s architectural style and uses, layout, and the vehicular and pedestrian network, were heavily scrutinized to understand the framework that is necessary to provide a similar product in Boise’s Central Addition. Context

The Pearl District is located north of Portland’s Downtown District,

east of Interstate 405, and bounded by the Willemette River to the north

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The Adaptive Public Realm - Boise LIV District Public Realm Design and east. West Burnside Street marks its southern border and the Old Town China Town is to the southeast. The Pearl District has an excellent network of streets and pedestrian connections. Every block has north-south and eastwest connections and Portland’s Streetcar, which runs along NW 10th and NW 11th Ave, improves connectivity even more. Site Analysis

The Pearl District has different districts with unique themes. 13th

Street from Northwest Davis to Johnson Street is on the National Registrar

of Historic Places for having historic architecture and streets. The street even has the original loading docks and alleys. What was once loading docks are now sitting and eating areas that sprawl out of restaurants and shops. Three well-designed parks anchor the center and northern end of the Pearl District. The newest developments, which are mixed–use with tall residential towers, line the northern blocks. Construction is still booming in this area, filling in any leftover vacant land. Aside from 13th Street, the streetscape is very similar throughout the Pearl District. Typical streetscape includes one vehicle land in each direction, eight feet of on-street parking, and a bike lane, which varies in size and is sometimes integrated into the vehicle lane. The majority of sidewalks in the Pearl District have a four-foot buffer between the street and sidewalk. This area consists of pavers and street trees that are offset by 20-30 feet. Trees are typically 30 feet tall and are pruned to promote visibility at eye level. Portland’s streets are very simple, with street signs

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Case Studies integrated into the sidewalk. Only a few signs per block are placed along this

1900’s, connecting Portland to the rest of the nation. The area became a

four foot buffer, leaving the sidewalks clutter free. Concrete sidewalks are

major industrial center with headquarters of large corporations. With the

six feet wide with a two-foot buffer between the sidewalk and building.

introduction of the automobiles in the mid-1900’s, passenger trains went

out of style and the rail lines were re-purposed for transporting freight. In

The Pearl District has a very distinct permeable, urban fabric with

lots of large walkways and a palette of simple and modern materials. Each

1970, the Spokane, Portland, and Seattle Railway (SP&S) merged into the

of the buildings’ facades are carefully crafted to the human-scale, each

Burlington Northern Railroad and over the next two decades the rail yard

having a variety of exterior form, textures, and colors. The lower, three-

declined and the rail yards land lease expired. The land was abandoned and

story buildings, or the street-level, retail base of residential towers, have a

the remaining brown fields were sold, leaving behind many brick freight

typical façade height of about 30 feet. A different material scheme separates

warehouses. The area remained in a depression until the 1980’s when artists

the commercial space from the residential areas above, which are typically

and startup business owners moved into the district, taking advantage of

set back three to five feet and are multiple stories tall. Some are even

the inexpensive rent. Developers saw the opportunities to invest in the

skyscrapers. Most of the residential towers have access to green space, such

district and the potential to convert warehouses into affordable, unique

as parks, large landscaped pathways, or interior courtyards. The public realm

living situations. Art galleries and eateries were developed shortly after.

is designed for the pedestrian with the vehicle in mind. These attributes contribute to making the Pearl District one of the best urban neighborhoods. Genesis of project

Once a district of dilapidated warehouses, the Pearl District has

become one of the most renowned places to live in Portland, Oregon. It is a vibrant community with a great mix of uses and architectural styles, plenty of community spaces, and great connectivity. It has become an urban icon of urban living that is a great case study for urban renewal districts. Also known as “The Pearl” of Portland, this district was originally platted as part of Couch’s Addition in 1869 as a north-south, east-west grid. In 1896, the Union Station, which still stands today, was built. In 1905, the Lewis and Clark Exposition boosted Portland’s population and expansion near the north end of the district. A new rail line was built, which connected Portland to Seattle and Spokane. The rail system expanded during the early

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The Adaptive Public Realm - Boise LIV District Public Realm Design are very popular during the evening hours. The Pearl District played a key role in Portland’s housing strategy and growth management goals. The highdensity urban neighborhood has helped relieve pressure on the expansion of the Urban Growth Boundary, which protects rural resource lands. Design, Development, and Decision Making Processes

In the early 1900’s, the Pearl District became known for furniture

manufacturing. Major manufacturing and brewing companies like Henry Weinhard, Sherman Clay and Co, Blumauer-Frank Drug Company, and other companies kept the area busy until the 1950’s when transportation patterns changed from water and rail to roads and highways. In 1990, the

The 1980’s also saw the creation of the River District Urban Renewal Plan, which provided tax increment funding for improvements within the district. The vision the Pearl District was expressed in the creation of the Pearl District Development Plan, a planning document with very specific goals and guidelines for the development of the district.

Today, the rail yard has been repurposed into the US Postal Office

processing plant along NW 9th Ave and many warehouses have either been torn down and replaced by mixed-use developments with large residential towers, or repurposed into centers for retail and restaurants. Warehouses were removed to make way for Jamison Park, Tanner Springs Park, and the Fields Neighborhood Park. Although most of the Pearl District has very modern architecture and new urbanism ideals, historic architecture and sidewalks are well preserved along 14th Street. Raised sidewalks, which were once freight unloading zones, have outdoor eating and sitting areas that

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Case Studies area consisted of abandoned warehouses, blue-collar cafes, and industrial

In the early 1980’s, the Pearl District became the main focus of Portland’s

sites. In 1971, Powell’s Books opened and became a Portland landmark. The

Development Commission. An urban design study led to the creation of

first art galleries opened in the mid 1980’s and a northern migration began

the 1988 Central City Plan, the 1992 River District Vision Plan, and the

to occur. Major investors like John Gray, Al Solheim, John Carroll and Pat

1994 River District Development Plan. The city’s efforts culminated with

Prendergast began purchasing warehouses and converting them into unique

the creation of the River District Urban Renewal District Plan, which

urban living spaces.

provided tax increment funding for improvements within the district.

In 2000, a steering committee comprised of city officials, developers,

The success of the re-development in the Pearl District was a result

of the collaboration between the city of Portland and private developers.

community leaders, planners, designers and others met monthly over the

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The Adaptive Public Realm - Boise LIV District Public Realm Design Pearl District Land Use Breakdown

Willamette River Centennial Mills

US Post Office Processing Plant Union Station

The Pearl District has a great mix of uses, which

contributes to its successful urban environment. As seen in the map, this district has an abundance of residential buildings. LEGEND

Powell Bookstore

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Bringing people downtown reduces the amount of vehicles on Landmarks Pearl District Boundary Railroad Lateral Vehicular Circulation Main Vehicular Circulation Residential Office Restaurants Parking Structures Retail Green Space

the road, reducing traffic and creating lively streets with more people on them. Most of the residential blocks have interior courtyards and/or green roofs to provide private space for each resident. A great network of roads and pedestrian walkways create a very permeable urban fabric.

Case Studies course of a year to discuss the future of the Pearl District. The final vision

of residential and retail developments. Public transportation includes the

for the district was expressed in the “Pearl District Development Plan, A

Portland Streetcar, five bus routes, and the MAX light rail, located just

future Vision for a Neighborhood in Transition”. This plan has led to the

outside the district. The Pearl District is classified as a Pedestrian District,

successful development of the area and the creation of a high-density urban

meaning that priority is given to pedestrian access throughout the area.

neighborhood that has excellent character and amenities. One of the main

Bicycle lanes exist on most streets and, based off of observation, are heavily

realty and development firms that played a huge impact in the development

used.

of the area is Hoyt Street Properties. Their collaboration with the city has led

to the completion of 11 multi-level residential communities with restaurants,

2,000 of which are surface lots, 8,260 are in structures, and 2,400 are

parks, and shops.

metered on-street spaces (Pearl District Access and Circulation Plan -

Plans, Program Elements, & General Features

Existing Conditions Report). The city has implemented a parking maximum

for off-street parking to reduce vehicle use. Residential development

The Pearl District has a 200-foot by 200-foot block grid with dense,

mixed-use commercial and residential development. Since much of the Pearl

The Pearl District has approximately 13,000 auto parking spaces,

has about 56% of the maximum district wide amount while commercial

was developed in the last 15 years, high-end development and sophisticated architecture dominate each block. As a result of the dense amount of residential development, there is a vibrant 24-hour presence. The Portland Streetcar has aided the use of public transportation and the reduction of personal vehicle use. According to the Portland Streetcar Development Oriented Transit Plan, the city of Portland has invested $3.5 billion into the two blocks that the Streetcar runs down, which in turn influenced the construction of 10,212 new housing units and 5.4 million square feet of office, institutional, retail and hotel. There is high transit use and very low reliance on automobiles. Pearl District residents, employers and visitors “travel half as much by car as the regional average” (Pearl District Access and Circulation Plan - Existing Conditions Report). Zoned for Central Employment (EX), this area is intended to foster employment-centered and industrial development. Fortunately for developers, it is among the least restrictive zoning designations and in turn has led to the development

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The Adaptive Public Realm - Boise LIV District Public Realm Design developments have about 80% (Pearl District Access and Circulation Plan - Existing Conditions Report). The report also states that there are 385 public bicycle racks, each with a capacity for two bicycles. To promote a pedestrian-oriented district, most local streets have a maximum speed limit of 20 miles per hour, while larger streets have 30-35 mph speed limits.

Based on the Pearl District Site Analysis on the previous spread, there

are approximately 110 blocks that make up the district. Thirty blocks (27%) are predominately residential, eight (7%) are open space, seven (6%) are retail, three (3%) are parking, and six (6%) are under construction. The other 56 blocks (51%) are almost equally mixed-use and have no predominant building use. User/use analysis

To get a taste of urban living in the Pearl District, a website called

Yelp, which uses crowd-sourced reviews of local business, was used. The common opinion of the Pearl District, according to residents, is that there is an excellent variety of residential, retail, and commercial spaces. The district is very walkable, there is great access to grocery stores, retail, and public transportation. Access for elderly or disabled people that use wheelchairs is still convenient. Parking on the other hand can be very tough for residents, but each residential tower has underground parking. Powellâ&#x20AC;&#x2122;s bookstore is a popular landmark for locals and for visitors and, according to the receptionist at the front desk, it is the largest used bookstore in the world. Significance and Uniqueness of the Project

The Pearl District is an excellent case study for Urban Renewal

Districts, a program that started during the FDR Administration in the

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Case Studies 1940’s. The collaboration between the city of Portland and private

in general are a huge success in the area and contribute to a well connected,

developers led to this district’s success. Portland’s Streetcar, a unique form

ecologically respectful, and community-focused, urban neighborhood.

of transportation in large cities, goes through the center of the Pearl District,

Limitations

connecting it to downtown and other neighborhoods. The re-purposing of

dilapidated warehouses creates a historic feel. Furthermore, several parks,

has led to the gentrification of the district. What was originally a haven for

plazas, and sidewalks utilize re-purposed materials to reconnect the modern,

artists and new business owners, is now a high-end urban neighborhood

redeveloped areas of the Pearl District with its past. Tanner Springs Park

geared towards the wealthy. The name “Pearl District” was coined by

recreates the hydrological system that was once present on the site a hundred

Thomas Augustine, a local art gallery owner, who saw the buildings of the

years ago. The park collects all of the water from surrounding streets, filters

district as old, crusty oysters and the art galleries and artists’ lofts as pearls

it, and pumps it to the top of the site to recreate the river that used to flow

(Allen). The name today is not associated with its history, instead, the district

through the area. The majority of streets have rain gardens that collect and

itself is seen as a Pearl within the city to attract people that desire a high-

filter water from the streets before letting it refill the aquifer or run into

end lifestyle. After the city invested in new infrastructure in this district

nearby storm drains. The pedestrian-focused streetscape and public realm

two decades ago, developers arrived, removed the tenants who were taking

The high-end development of the district seen within the last 15 years

advantage of the affordable rent and built expensive downtown, mixed-use developments. Artists were replaced and the historic architecture of the area was replaced with faux historic facades. Skyscrapers now dominate the landscape and their wealthy inhabitants dominate the streets. In the Downtown District of Portland, one can experience a spectrum of people on the streets. The people represent a variety of ethnic groups, ages, and incomes. The Pearl District on the other hand, has a very clear designation for their tenants and users. It is designed for high-end users, with little to no homeless in sight. The homeless, and potentially the original residents of the Pearl District, take refuge under the I-405 overpass.

Although getting around within the Pearl District is convenient,

there are several main barriers that limit circulation outside the district. Burnside Street is a major arterial that can be frustrating to cross when traveling downtown. Interstate 405 to the west creates a barrier even though

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The Adaptive Public Realm - Boise LIV District Public Realm Design connections below the underpass still remain. Finally, Naito Parkway and the

railroad present a connectivity challenge to the north and east.

or green roofs, vegetated streetscapes, street trees, and/or green

while ignoring vehicular access for non-Pearl District residents. The success

walls.

of the District has led to an increase in automobile congestion and increased

conflict between different modes of transportation. Most streets have parallel

Another limitation of this district is the focus on public transportation

parking on either side with a 3 to 5-foot bicycle lane. Although Portland is trying to encourage public transportation, people would argue that the city needs to focus on automobile circulation, especially getting into the city. Design Implications

renewal funds. 2.

Invest in the infrastructure of the Central Addition using urban Provide a variety of housing types to meet a spectrum of income levels and a diversity of people.

Provide affordable, convenient access to public

transportation in the hopes of achieving a balance between

public and personal transportation options.

Create a pedestrian-oriented, walkable public realm. The urban fabric should be permeable so that pedestrians can walk in

between blocks.

5. Include stormwater infiltration gardens along roads to collect

water, but also provide landscape elements along streets. 6.

Residential blocks should have private and public outdoor spaces, whether that be green roofs, parks, and plazas.

Public spaces should be encouraged to relate to the history of the place. Genus loci - or the spirit of the place is important in

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creating an area that people can relate with and remember. 8.

Design a very green district using large open spaces like parks

Consider preserving the historic architecture to make sure the sense of place and history is not lost.

Precedent Studies

hardscapes, offer a socially engaging public space, and create “connective ecological corridors via canopy and street-level vegetation” (Lewis &

Introduction

Schwindeller 3). As cities grow, they will need to accommodate the needs

Precedent studies provide examples of projects with innovative

technologies, materials, and/or layout of urban spaces that help make the public realm successful. Key elements from each precedent study will be considered for the Boise LIV District.

how to implement adaptive streets based off of projects in San Francisco, Califronia, Portland, Oregon, and Seattle, Washington.

Seattle’s streets and sidewalks account for 27% of the city’s area

(Lewis & Schwindeller 8). Seattle has been working on enriching their

ADAPTIVE STREETS PRECEDENT STUDIES

public realm by investing in research of the city’s public space and by

Overview:

of people without sacrificing quality of life. This precedent study looks at

creating a solid vision for the future. The vision for the adaptive right-of-way

Street right of ways often make up over a quarter of a city’s landmass

and have the potential to mitigate pollution, retain heat produced by

is to “strengthen neighborhood interaction, encourage active transportation, and safe streets, activate streets for new uses and play, and foster human and ecological health (Lewis & Schwindeller 9).

Adapting an existing street into an interactive, public space can

happen at many different scales ranging from a single parking space to an

Playful, Adaptive Streets

Parklets in San Francisco

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The Adaptive Public Realm - Boise LIV District Public Realm Design entire block. Parking spaces can be modified into parklets or curb bulbs, while street spaces can be transformed into a street park or a shared street. A parklet can be the length of 1-3 parking stalls and provide seating, landscaping, and bicycle parking. They are low-cost, easy to install, make the street more lively, and improve the aesthetics of the street. Curb bulbs, or curb extensions are a strategy that pushes the sidewalk out into the street at key locations. The extension can be used to calm traffic, shorten pedestrian crossings, and provide a space for public amenities like bike storage, stormwater infiltration gardens, and seating areas. A temporary street transformation limits through traffic during particular events like a farmer’s market, sports tournament, and play time for families with children. A street park is a portion of a street that is permanent closed to vehicles and designed

Curbs are removed and a new surface treatment such as pavers designate

to be a public space. A shared street, which is popularly known as a woonerf

where vehicles can drive. Woonerfs are best implemented on streets with low

in the Netherlands, invites vehicles and pedestrians into the same space.

traffic volumes.

Protected bicycle lanes provide a buffer between bicyclist and

drivers. Placing the bike lane between the sidewalk and on-street parking creates a safe place for people to ride their bikes. Medians are usually used for traffic calming along major roads, but they can also be used for enriching the urban ecology and social life. Streets can be sloped to direct water into stormwater infiltration gardens as seen on many streets in Downtown Portland and Seattle’s South Lake Union Neighborhood.

Common elements that can be used to create an adaptive street

include providing physical protection from vehicles, interactive objects, vegetation, wayfinding/signage, restrooms, fixed and flexible furniture, lighting, bicycle facilities, and a variety of surface materials. Seattle’s Nord Alley in Pioneer Square is a multi-functional space that hosts different events Seattle’s Nord Alley

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and activities throughout the day. Time Square, in New York City, completed

Precedent Studies a pilot program in 2009 that shut down a portion of the Broadway to traffic. The result was a 60,000 square foot increase of pedestrian-oriented space, which opened up the space for the 360,000 pedestrians that use the space every day. The pedestrian experience was improved and the space today is very successful. SEATTLE, WASHINGTON Overview:

Seattle, Washington is at the heart of the evergreen state and hence,

a very green city. Located on the Puget Sound with steep topography, this beautiful city has many challenges, but also great potential to improve its streets. Gehl Architects set out to uncover specific examples of how Seattle could be more livable. Since both Boise and Seattle are challenged with creating a livable downtown, the lessons learned from this precedent study

Seattle’s Sidewalks will be useful in enhancing Boise’ public realm.

A successful public realm has a balance between road users, a strong

pedestrian network, multifunctional public spaces, a diversity of people, a variety of different places, and an increase in the amount of time people spend in the public realm. Seattle struggles with a disconnected waterfront, an office focused downtown, minimal open space, a fragile urban culture, and an unbalanced traffic system. To mitigate those problems, the city has developed and strengthened their public realm by investing in their public transportation, promoting densification and downtown living, implementing public amenities, and investing in a new park – the Olympic Sculpture Park. A clearly defined network of roads and walkways ensures great connectivity, mobility, a simple hierarchy of streets, safety, and creates a more enjoyable experience. The five senses, especially sight, is important to focus on Victor Setinbrueck Park and Seattle’s Waterfront

when designing an urban environment. 75% of all sensory impressions are

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The Adaptive Public Realm - Boise LIV District Public Realm Design the Boise River, and the Capitol Building are well-known on the regional and state level. Innovative technologies like stormwater infiltration gardens and vegetated sidewalks infiltrate water that would otherwise be directed into storm drains. A network of green, planted streets, green alleys between buildings, pocket parks, and other pockets of landscaped space enhance the public realm. The Central Addition should have a strong connection to downtown, but also have its own unique character. An inviting downtown is characterized by inviting facades, playful elements, and intriguing art installations. Use a street hierarchy to enhance the legibility of downtown and to help people navigate the city. A mixed-use emphasis adds to the vibrancy of downtown and impels a variety of people and age groups. In order to strengthen the downtown culture, a design needs to be implemented Proposed Streetscape in Seattle perceived through eye sight (Downtown Seattle Public Space & Public Life).

that promotes neighborhood networks, small events, and/or competitions. Educate visitors on the history and success of the Central Addition.

A good transportation network connects destinations and places, ensures a balance between road users, identifies a hierarchy of streets and links, invites people of all ages, is accessible and safe, and ensures a feeling of security. Before the study began, Seattle did not have a bicycle network. Soon after, the city added bikes lanes are several major streets. A network of trees not only provide excellent habitat for urban wildlife, but achieves a cohesive character of downtown and adds to the experience.

Gehl Architects recommends using six strategies to improve Seattleâ&#x20AC;&#x2122;s

public realm. Create a sustainable, unique, inviting, legible, vibrant, and dynamic downtown. In order to have a sustainable downtown, the cityâ&#x20AC;&#x2122;s regional reputation needs to be represented in the public realm. People need access to what is considered important to that city. In Boise, the foothills, Proposed Plaza in Seattle

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Precedent Studies PORTLAND OREGON STORMWATER PLANTER

it releases water into the next planter and the one after that until it reaches

Overview:

the last planter. The system allows water to infiltrate at a rate of 4â&#x20AC;? per hour.

If the capacity of all four planters is exceeded, stormwater is directed into

Portland, Oregon is well-known for its stormwater infiltration

planters located along many of their downtown streets. This precedent study

a storm drain. The stormwater planters can manage nearly all of the streetâ&#x20AC;&#x2122;s

is located along Southwest 12th Avenue near Portland State University and

annual street runoff, estimated at 180,000 gallons. The planter reduces the

is one of, if not the most, successful stormwater project completed in the

runoff intensity of 25-year storm events by at least 70%.

city. This design not only incorporated stormwater collection and infiltration,

but it also accomplishing the task of creating an aesthetically pleasing

their vehicles increases the pedestrian circulation on the street. Native

streetscape. Unlike other planters in Portland, this one includes a small

plants were used because of their deep penetrating roots that are adapted to

section of sidewalk along the street so that people can conveniently exit their

for efficient water absorption. The planter is also planted with a native tree

vehicles. The old planter that was replaced with this one was ineffective and

that can tolerate wet and dry conditions. The project is elegant and high-

had overgrown shrubs. The green infrastructure that exists today captures

performing. The design and implementation was low-cost, benefited the

and slows the stormwater off the street, cleanses the water, and infiltrates it

environment, and addressed the goal of managing stormwater effectively.

A three-foot wide parking egress zone, dedicated for people accessing

into the ground. 8,000 square feet of previous surface along SW 12th Avenue is sloped towards the four planters. A 12-inch curb cut channel directs the water into the first stormwater planter. Once it reaches a depth of six inches,

Interpretive Panel

Submerged Stormwater Planter

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The Adaptive Public Realm - Boise LIV District Public Realm Design REGINA DOWNTOWN NEIGHBORHOOD PLAN Overview:

The city of Regina is located in Saskatchewan, Canada and has a

population that is similar to Boise. The city emerges as an oasis of trees, people, and builds among the flat, central plains of Canada. According to “Discover Regina’s History,” the area used to be buffalo hunting grounds for the people of the First Nation, or as Americans call them, Native Americans. It originally received the name Pile of Bones for the stacks of buffalo bones leftover. White explorers, fur trappers, and surveyors settled the town in the 1880’s and the name was changed to Regina, which is Latin for “queen”, in honor of the reigning English monarch, Queen Victoria.

Today, the city is a thriving metropolis with a vibrant culture and

a variety of memorable landmarks, great streetscapes, and parks. The city established eight major goals to achieve a more livable city. The city

Regina Downtown Elements desires to create a downtown that is defined and framed by residential neighborhoods, organize the city around a central park, plan for a welldefined urban forest, cultivate and support cycling as a viable means to move about downtown, invest in an exceptional public transit system, encourage friendly building facades, and create places for gathering to allow arts and culture to flourish (Regina Downtown Neighborhood Plan - Walk to Work).

Great places are not created by accident, they are purposefully

planned and implemented. The city of Regina has a twenty year plan to increase the walkability and liveliness of downtown. Their two main objectives are to attract 25% of the city’s projected residential growth, which is around 5,000 residents, in the next 15 years. The government’s second objective is to create a collection of quality amenities to attract people into Sketch of Regina Downtown

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the city. Unlike the city of Boise which has goals and guidelines for the

Precedent Studies Central Addition, Regina has a visualized master plan for their downtown.

are boulevards that have broad sidewalks, a double row of street trees on

The ideas and methods used to implement their goals will be used for this

each side of the street, an artistic palette of paving, lighting, banners, and

project.

furnishing that is distinctive to their downtown. There is on-street parking,

4-6 foot bike lanes, and sidewalk extensions on intersection corners. Along

Boise and Regina have similar opportunities; both are major cities in

their respective states/providences, have a high concentration of government

their largest street, Victoria Avenue, the city included a broad central, planted

and office employment downtown, have diverse historic neighborhoods,

island with a double row of ornamental trees. A decorative crosswalk takes

are built on a historic grid of streets, and have a major park near downtown.

up the entire intersection and this street also has bike lanes, on-street parking,

They also have similar constraints. Regina and Boise have an engrained

buildings that are set back fifteen feet, and an aesthetically pleasing palette

social pattern that promotes suburban living, and both have a major barrier

of materials. To encourage biking, the city provided bike in areas of high

that separates downtown, whether that be two, five-lane arterials for Boise

popularity and congestion.

or a railroad for Regina. Each city is dominated by the car and have limited

downtown residences.

is connected to two other green spaces. This layout provides a connected

network of functional open space and pedestrian walkways. Pocket parks

A Public Realm Framework defines how the city of Regina will

The city is organized around its key open space: Victoria Park, which

create a successful public realm. It includes streetscape typologies, defines open space, and has a visual analysis. The public realm should be designed, programmed, and interfaced with surrounding streets and land uses so that it attracts a spectrum of users. Safety is key in maintaining lively, populated streets. Crime Prevention Through Environmental Design (CPTED), is a proactive crime prevention strategy that is utilized by urban planners, and architects. The seven principles that prevent crime include providing active building frontages that face public spaces, facilitating active uses within public spaces, designing the public realm to enable ease of access and egress, incorporating adequate lighting, using legible signs and wayfinding devices, providing a clear line of sight, and including a variety of activities and a mix of surrounding uses to maintain peopleâ&#x20AC;&#x2122;s eyes on the space.

Regina has large, clear, and prominent wayfinding signs that direct

visitors to important landmarks and buildings. Three of their main streets

Reginaâ&#x20AC;&#x2122;s Covered Walkways & Urban Tree Canopy

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The Adaptive Public Realm - Boise LIV District Public Realm Design dispersed throughout downtown complement adjacent land uses and create

neighborhoods to the north. To mitigate the disconnection, a large, dominant

an experience for people to enjoy. Regina recently decided to transform a

bike lane was added along with wide, decoratively paved pedestrian sidewalk

portion of 12th Avenue adjacent to Victoria Park into an urban, public square

that is well lit and well separated from the roadway. Decorative and artistic

that includes is designated for pedestrians only.

treatment was added to the walls and landscape was added so that there was

Regina has a freeway overpass acts as a barrier between downtown and

an unmistaken connection to the north. Major gateways into the city were treated with public art, distinctive vertical elements near the intersection, a unique color and material palette, and broad, distinctively paved crosswalks across the road surface. Lastly, a connection to the cityâ&#x20AC;&#x2122;s heritage was accomplished using interpretive signs, bollards, lighting, signage, hardscape elements like pavers and concrete, and a historic material palette.

Reginaâ&#x20AC;&#x2122;s Streetscape During the Farmerâ&#x20AC;&#x2122;s Market

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Downtown Streetscape Layout and Way-finding

Precedent Studies CITY OF GREENSBURG MAIN STREET STREETSCAPE

improve the aesthetics of the urban environment. All components are

Overview:

considered to be highly sustainable, from irrigation and planting plan,

to lighting, paving, and materials. Greensburg is considered to have the

On May 4th 2007, the city of Greensburg was hit by an EF-5 tornado,

destroying most of the city (“City of Greensburg Main Street Streetscape”).

greenest main street in the United States.

Over the last four decades, the town experienced a declining population and

a struggling economy. In the wake of the disaster, it became clear that there

stormwater infrastructure. The design team, under leadership of Jim

Since the city only receives 22” of rain a year, there is very little

was great potential for rebuilding a sustainable community. The community stepped in and started participating in a community design process that produced a sustainable comprehensive plan, putting the town in the right directions towards a successful future. Greensburg has begun to implement many of the plan’s recommendations, the streetscape project being one of them. Completed on August 2009, the streetscape improvements for downtown Greensburg created a sustainable, unique environment for residents and visitors. Bioswales capture and recycle stormwater and

Material Breakdown

Sketch of Greensburb Downtown Design Greensburb Downtown

ii 47

The Adaptive Public Realm - Boise LIV District Public Realm Design Schuessler of BNIM Architecture and Design Firm, focused on creating a robust stormwater infiltration system. Water from the street, sidewalks and building, is directed via curb cuts into twenty-seven infiltration basins and four rain gardens, which naturally filter the water before it is piped into eight underground cisterns. The water is reused to drip irrigate the entire site. The City Hall was emphasized using a raised plaza, which was constructed using 4x18â&#x20AC;? pavers that extend across the street to the future memorial park and Big Well Museum. The plaza not only provides great connectivity and a similar material scheme through the town, but also slows vehicular movement. Raised concrete planters, some of which have reclaimed wood bench tops and stainless steel artistic elements, add an aesthetically pleasing look along with space for seating.

Stormwater Infiltration System

Permeable Paver Walkways

Other sustainable elements of the streetscape include native,

drought tolerant plants, lights that are 100% powered by renewable energy, a demonstration area of permeable pavers, reclaimed pavers, and wood benches that are built from reclaimed wood. Before and After Images of Downtown

48 i

Precedent Studies Design Implications

14. Install stormwater planters that capture and filter stormwater

1. The public right-of-way accounts for a quarter of the city â&#x20AC;&#x201C; use

this space to mitigate pollution and stormwater while providing a

socially engaging public space.

2. Design parklets or curb bulbs to calm traffic and add vibrant

community spaces

to the street, or enhanced in a way that alerts drivers of the

3. Design streets that are fun for children and adults by including a

pedestrian crossing.

variety of interactive elements.

4. Encourage shared streets to help put the focus on pedestrians

18. Plan for efficient irrigation, lighting, and stormwater

5. Install protected bike lanes â&#x20AC;&#x201C; add a landscape buffer or locate

management.

bike lanes between parking and sidewalks.

6. Slope streets to direct stormwater into infiltration planters.

7. Design an adaptive, long-lasting street with physical protection,

interactive objects, quality landscaping, wayfinding and signage,

restrooms, lighting, fixed and flexible furniture, bicycle facilities, and

a variety of quality materials.

8. Provide a clearly defined, well-connected network of roads and

runoff 15. Attract a large portion of Boiseâ&#x20AC;&#x2122;s projected residential growth to

mitigate urban sprawl and reduce traffic. 16. Design crosswalks that are either raised, a contrasting material

17. Create a network of parks and other green spaces.

walkways

9. Design a public realm that is pleasing to the five senses,

especially sight. 10. Plan for a balance between road users. 11. Promote safety, accessibility, and security to all public amenities. 12. Create a network of green, planted streets, green alleys, and

green roofs that provide habitat for urban wildlife and an enjoyable

experience for people. 13. Use interpretive signs and other elements to educate visitors

about the history of the Central Addition.

ii 49

The Adaptive Public Realm - Boise LIV District Public Realm Design

Design Process

The design process for the Boise LIV District public realm took on a linear path in order to analyze all of the opportunities

and constraints as well as the goals of the stakeholders without ignoring any details. The main conclusions from the literature review and case studies stressed the importance of place-making and providing a friendly, pedestrian-oriented public realm. The final design must be aesthetically pleasing, functional, and create a unique sense of place that will invite people into the District. In order to accomplish this goal, the design process will include a thorough inventory of the site’s strengths and weaknesses. The goals established by the City of Boise and the U.S. Green Building Council compared with the analysis of the site inventory will produce a program, or a list of specific design elements, that are desired for the final design. Programming requires very specific sizing and performance standards that are based off of the literature reviews, case studies, and Boise’s Downtown Design Standards. The program will be illustrated in three concept designs that will attempt to achieve the goal of creating an adaptive, efficient, and pedestrian-oriented public realm using different layouts and styles. The three concepts will be compared to see how effective they are at achieving the goals and program. A final master plan will be created from the modified, selected concept design. Important details will be illustrated in four focus areas which will also have sections and perspectives. Supporting details

RESEARCH METHODS &will DESIGN RESEARCH METHODS &RESEARCH DESIGN PROCESS METHODS & DESIGN RESEARCH PROCESS METHODS &RESEARCH DESIGN PROCESS METHODS & DESIGN PROCESS includePROCESS a land use breakdown, a stormwater plan, shade analysis, and a parking breakdown. Project Definition & Scope of Work

Project Definition & Scope of Work

• Site boundary Site Inventory • Stakeholders • City of Boise & USGBC goals & objectives • Define scope of work

Literature Review • Site Siteboundary Analysis Stakeholders & •Case Studies

Project Definition & Scope of Work

Elements

Public Amenities

Housing Types

Historic Business District

Ada County Court

BODO Major commerical center

Transition from commerical to residential 11-story proposed hotel 7-story proposed hotel

1-3 Stories 3-6 Stories 7+ Stories Historic District (3 Stories) (Height Sensitive Area)

UI IDL Concordia

Affordable Housing Transition to more high-end housing to balance out income levels Elam & Burk Commerical building

UI IDL

Plazas

New park will act as a better entrance into downtown

5-story proposed commerical building

Park Place

Idaho History Museum

Art Museum

Seating

*Create an urban neighborhood that attracts people that work at St. Lukes, Washington Group, BSU, URS, Albertson’s headquarters and the JUMP building.

Basque District

50 i

Project Definition & Scope of Work

Review Literature Review • Literature Site boundary • Site boundary Program Conceptual Designs & Case Studies • Stakeholders • Studies Stakeholders & Case • City of Boise & USGBC goals• City of Boise & USGBC goals • City of Boise & USGBC goals• Literature Review: Literature Review: Inventory, Site&Review: Inventory, Literature & objectives &Site objectives objectives • Kevin Lynch • scope Kevin • • Kevin Lynch • Define scope of work Analysis, and Program Analysis, and Program • Define ofLynch work Define scope of work • Jane Jacobs • Jane Jacobs • Jane Jacobs • William Whyte • Site William Whyte • Conceptual William Inventory SiteWhyte Inventory • Urban Design Handbook • Urban Designheight Handbook • Urban Design Handbook • Building • Building height Designs • Design for Ecological Democracy • Design for Ecological Democracy • Design for Ecological Democracy • Civic Spaces • Civic Spaces (3) Concept Designs • Historic structures • Historic structures Case Studies: Case Studies: Studies: •Case and Cons • Downtown districts •Pros Downtown districts • Liverpool One, Liverpool, • •Liverpool One,character Liverpool, • Liverpool One, Liverpool, Streetscape • Streetscape character England England England Modify Selected Concept • Land use • Land use • Pearl District – Portland, Oregon • Pearl •District – Portland, • Pearl District – Portland, Oregon Parking structureOregon • Parking structure • Existing buildings • Existing buildings Precedent Studies: Precedent Studies: • Precedent PedestrianStudies: crossings • Pedestrian crossings • Seattle, Washington • Seattle, Washington • Seattle, Washington • Regina, Saskatchewan • Regina, Saskatchewan • Regina, Saskatchewan Site Analysis Site Analysis • Portland, Oregon Portland, Oregon • Portland, Oregon •• Viewshed Analysis • Viewshed Analysis • Greensburg, Kansas • • Greensburg, Kansas • Greensburg, Kansas and Opportunities and • Opportunities • constraints constraints To Militray Reserve *Connect major commerical centers to Central Addition

LEGEND

Project Definition & Scope of Work

Proposed expansion of Discovery Center

Julia Davis proposed parking lots

Bicycle Parking

Pedestrian-focused Streetscape

Proposed Julia Davis Connection

Gateway to Downtown Boise

LEGEND Green Space Plaza Commercial Centers

Existing Buildings Proposed Development Residential Commerical Civic

Vegetation

Landmark Proposed Pedestrian Crossing

Energy Zone Residential Zone Family Commercial Zone Main Streets

Proposed Streets Proposed Pedestrian Connections

Urban Agriculture

Attributes

Desirability

Provide public restrooms, drinking fountains, benches, trash receptacles, and lighting.

Quality Technology Public amenities shall be Provide water fountains, trash integrated into the public realm in receptacles, benches, restrooms, convenient locations for easy space to put on events, and eating and access and maintenance sitting places Each living unit should have great Small 20' by 30' units with balcanies Design smaller, more affordable apartments and access to amenities, public and that have a view and access to a condominiums to increase density and meet the private spaces, and their green roof, private space, and changing market demands. neighbors. amenities Seating shall be around 24" tall and Adequate seating shall be can be a variety of materials and Provide a variety of seating types in a variety of provided in every public space in layouts. Any raised structure in the arrangements. a comfortable location, preferably landscape should be considered for up against a wall the use of seating Building entrances shall sprawl Paver or concrete plazas with one of Design meaningful, multi-purpose plazas that are out onto plazas. Walkways should the following amenities: a water feature, play structure, stage, or easily accessible, safe, and secure. run through plazas to bring people into the space interactive art piece Bicycle parking shall include urban Bike corals shall be located next staples along major streets, bike Provide an adequate amount of bike corrals for to the building entrances or inside current and new bicycle riders in a safe and corals located next to major nodes or for easy accessibility. Provide secure location. buildings, and inside bike storage for public bike racks as well residents Develop a streetscape that has a sense of place, is Create large walkways with street Create large walkways with street pedestrian-focused, and enhances circulation for trees placed every 40 feet. Add bike trees that provide shade and racks, benches, and outdoor eating all modes of transportation and pedestrians on outdoor sitting and eating areas the street. areas. Use large canopy trees along the People should see and hear the pedestrian corridor and a small, Reintroduce the native vegetation to the Central trees and native vegetation native understory to enhance the Addition to promote an aesthetically pleasing, moving in the wind and be able to urban environment and experience healthy environment for urban dwellers. walk and sit under their shade. for all types of people. Provide easy-to access plots of land Locate urban agriculture in a at least 50' by 50' in size for Provide space for residents and restaurants to prominent location so that people restaurants and residents. Locate are aware of it and have access to grow their own produce. some of the gardens on the green it. roofs/public spaces on rooftops.

Must Have

Program • Boise LIV District program elements

Street diet with large canopy trees

Family-focused park with clear vehicular and pedestrian connection between Courthouse and Commercial-family Discovery Center oriented park focus on outdoor eating areas and Famer’s Market

Commercial-focused plaza or park

Desirable

Must Have

Desirable

Must Have

Desirable/Site Specific

Desirable

UI IDL Concordia

7-story proposed hotel

BOISE LIV DISTRICT 2060 MASTER PLAN

Park Place

Idaho History Museum

Julia Davis proposed parking lots

Discovery Center Expansion

Proposed planted pedestrian bridge

Art Museum

Program • Boise LIV District program elements

Total Parking Provided: 875 spaces

P1 Parking Overlay Requirements: • 0 off-street parking

Proposed Streets Proposed Pedestrian corridor Proposed Pedestrian Crossing

North

• Boise LIV District program elements

Total Parking Provided: 254 spaces

Required parking: 1,312 spaces

LEGEND

1. Gateway Park 2. Albertson’s Square 3. Civic Plaza 4. Centennial Plaza 5. Speed Tables (Typical for intersections along the pedestrian corridor) 6. Rooftop decks and gardens 7. Rainwater infiltration gardens 8. Entrance signs (Placed at every major entrance) 9. Myrtle and Front Street - Reduced lanes with street parking 10. Julia Davis expanded parking lot 11. Pedestrian Corridor

Required parking: 136 spaces

P2 Parking Overlay Requirements: • Residential - 0.8 spaces per unit • Hotels - 0.56 spaces per room • General commercial - 0.33 spaces per 250 sf • Office - 1st floor: 0.66 spaces per 250 sf 2nd floor: 0.25 spaces per 250 sf

Main Streets

P1 Parking Overlay Requirements: • 0 off-street parking

P2 Parking Overlay Requirements: • Residential - 0.8 spaces per unit • General commercial - 0.33 spaces per 250 sf

LEGEND Place-specific public space

Proposed Development Landmark

Required parking: 720 spaces

Gateway to Downtown Boise

Total New Parking: 4,417 stalls • Julia Davis Park Parking Lot Expansion: 193 stalls • On-street parking: 1,016 stalls • Off-street, structured parking: 3,208 stalls

P2 Parking Overlay Requirements: • Residential - 0.8 spaces per unit • General commercial - 0.33 spaces per 250 sf • Office - 1st floor: 0.66 spaces per 250 sf 2nd floor: 0.25 spaces per 250 sf

Contemporary park design with landmark and water feature Terminus of Central Addition

Proposed Commercial Proposed Residential Proposed Hotels

PARKING BREAKDOWN

Elam & Burk Commerical building

Idaho Independent Bank

BOISE LIV DISTRICT

5-story proposed commerical building

11-story proposed hotel

Literature Literature Review • Site boundary Final Review Design Support Documents • Stakeholders & Case Studies & Case Studies City of Boise & USGBC goals Literature Review: Literature Site SiteReview: Inventory, Site Inv & Inventory, objectives Kevin • Kevin Lynch • Define•scope ofLynch work Analysis, and Program Analysis, and Program Analysis, an • Jane Jacobs • Jane Jacobs • Inventory William Whyte • William Conceptual Site SiteWhyte Inventory Site Inv Conceptual Conc •• Urban Design • Urban Design Handbook Building heightHandbook • Building height • Buildin Designs Designs Des • Design for Ecological • Design for Ecological Democracy • Civic Spaces Democracy • Civic Spaces • Civic Concept Designs (3) Concept Designs Conce •(3)Historic structures • Historic structures •(3)Historic Design Final Design Case Case Studies: Final • Pros andStudies: Cons • Pros Cons districts • Desig Pros • Final Downtown districts •and Downtown • Downto • Liverpool character One, Liverpool, • Liverpool One, Liverpool, • Streetscape • Streetscape character • Streetsca • Master • Master Plan • Modify Master Pla England England Modify Modify Selected • Selected LandPlan useConcept • Concept Land use • Sele Lan •• Parking Focus Areas • Focus Areas • Focus Area • Pearl District – Portland, Oregon • Pearl District – Portland, Oregon structure • Parking structure • Parking Perspectives • Perspectives • Perspective •• Existing buildings • Existing buildings • Existing Bird’s Eye crossings View • Bird’s Eye Viewcrossings • Bird’s Eye V Precedent Studies: Precedent Studies: •• Pedestrian • Pedestrian • Pedestria • Shade Analysis Shade Washington Analysis • Shade Analy • Seattle, Washington • • Seattle, • Parking Overlay • Parking Overlay • Parking Ove • Site Regina, Saskatchewan • Regina, Saskatchewan Analysis Site Analysis Site An • •Sections • • Sections • • Sections Portland, Oregon • Portland, Oregon • Viewshed Analysis Viewshed Analysis Viewshe • •Build-Out Phasing Build-Out Phasing • Build-Out Pha • Greensburg, Kansas •• Greensburg, Kansas and Opportunities and • Opportunities • Opportu Stormwater Calculations • Stormwater Calculations • Stormwater Calc constraints constraints cons • Land Use Breakdown • Land Use Breakdown • Land Use Break • Axonometric • Axonometric • Axonometr Program Program Prog 9

Total Parking Provided: 1,190 spaces

P3 Parking Overlay Requirements: • Residential - 1.0 spaces per unit • General commercial - 0.50 spaces per 250 sf Required parking: 998 stalls

Total Parking Provided: 889 spaces

North

• Boise LIV District program elements

• Boise L program

Program

Goals and Objectives Vision Statement: Meet the needs and desires of Boiseans by creating a

3. Create a pedestrian-oriented public realm that meets the broadest

lasting, innovative, and vibrant public realm using adaptive, efficient,

range of human needs.

and pedestrian-oriented design.

• Creating a pedestrian-oriented corridor along Broad Street that

limits or eliminates any vehicular access

• Create more pedestrian connections to Julia Davis Park and north

Design an adaptive and lasting public realm.

• Create multi-functional spaces

across Front Street

• Enhance the character of the Central Addition using landmarks,

• Utilize traffic calming methods like lane reductions, on-street

nodes, paths, and edges

parking, bike lanes, and slower speed limits along Front and Myrtle

• Protect and enhance the natural environment

Street

• Develop robust multimodal transportation options with emphasis on

• Create downtown residential neighborhoods and increase the

transit, bicycle, and pedestrian circulation

amount and variety of housing choices available in downtown

• Continue to develop a strong, walkable framework of streets

and adjacent neighborhoods

• Provide a mixed-use downtown environment

• Streets should be layered in a way that protects pedestrians from

• Maintain downtown as the civic, economic, educational, social,

vehicular traffic and provides a buffer between retail and restaurant

cultural center of the city and region

frontage and uses

• Building typology and street-face character shall meet the desired

2. Use an efficient and innovative design approach.

standards defined within the Boise Downtown Design Standards and

• Utilize the geothermal energy source in the district

Guidelines.

• Collect and infiltrate stormwater using stormwater planers, green

• Design blocks according to the human-scale with mid-block

roofs, curb cuts with roadside planters, etc.

walkways and pedestrian-friendly building heights

• Encourage redevelopment of surface parking lots and other

underutilized properties into multi-story developments.

• Find an appropriate balance between the demands for economic

prosperity, historic preservation, and quality design.

• Set a high standard for the quality of design, building design, and

construction in downtown

• Explore green infrastructure within the streetscape including

permeable pavers, curb cuts to infiltration bed, and xeriscape

• Use native plants to improve the presence of approved urban

wildlife in downtown Boise

ii 51

The Adaptive Public Realm - Boise LIV District Public Realm Design

Program Elements

Quality

Technology

Desirability

Green spaces

Multi-purpose, large, open space Provide lighting, benches, trash receptacles, Green spaces that provide a sense of place and with grass lawn; quiet intimate a large grass lawn, and at least a 100-foot partially restore the natural environment spaces that are more shaded and off wide by long multi-purpose space the main path

Must Have

Circulation

Concrete and paver walkways with lighting, A well-connected network of streets and Wide walkways with a clear line of benches, and trash receptacles. Internal walkways that promote downtown walkability site; include trash receptacles, paths shall be 8 feet wide and have a street and easy navigation benches, and lighting tree every 40 feet

Must Have

Building Frontage and Facades

Stormwater Management

Materials

Multi-modal Transportation

Views

i 52

Attributes

The building faรงade should have a unique articulation that relates to Include 3 faรงade articulations every 50 feet, Well designed facades that pertain to the design the sense of place. The form of the one vertical modulation for every 122 feet Desirable/Site Specific of the adjacent public realm building should create public and of building, and faรงade materials that are found in Boise private spaces on different levels of the building

Collect, filter, and infiltrate all stormwater that lands on the site

Stormwater planters should be as Design stormwater planters that are least 5' functional as they are aesthetically wide with curb cuts along major streets. Include large bands of planters in the pleasing. Runoff from rooftops, pedestrian corridor for functional and streets, and walkways should be aesthetic purposes directed towards these planters

Use sustainable materials that enhance the Materials should provide a clean aesthetics of the Central Addition and relate to finish to the exterior of the building the theme of the adjacent public realm design and help create a sense of place Expand the public transportation system. Modify routes to pass through the Central Addition. Create a pedestrian-focused network of streets, pathways, and bike lanes that promote an evenly shared public realm

Urban dwellers in the Central Addition should feel well connected with the rest of the Treasure Valley and enjoy the convenience of public transportation system

Desirable

Use a combination of brick, metal, and glass faรงades and concrete and paver walkways

Desirable

Expand 1-2 major bus routes into the Central Addition. Provide convenient access to existing bus route stops

Desirable

Lay out residential towers so that views Create and enhance views of Boise's landmarks People should be impressed by the from every unit is maximized and views of and surrounding natural environment, especially views and want to keep moving the foothills are preserved. Use innovative the Boise foothills and Boise River through the site to see more techniques for elevating the public realm to provide views of the surrounding landscape

Desirable/Site Specific

Program

Elements

Attributes

Quality Technology Desirability Public amenities shall be integrated Provide water fountains, trash receptacles, Provide public restrooms, drinking fountains, into the public realm in convenient benches, restrooms, space to put on events, Must Have Public Amenities benches, trash receptacles, and lighting locations for easy access and and eating and sitting places maintenance Design smaller, more affordable apartments and Each living unit should have great Small 20' by 30' units with balcanies that Housing Types Desirable condominiums to increase density and meet the access to amenities, public and have a view and access to a green roof, changing market demands private spaces, and their neighbors private space, and amenities Seating shall be approximately 24" tall and Adequate seating shall be provided can built out of a variety of materials and Provide a variety of seating types in a variety of in every public space in a Seating layouts. Any raised structure in the Must Have arrangements comfortable location, preferably up landscape should be considered for the use against a wall of seating Building entrances shall sprawl out Paver or concrete plazas should have one of Design meaningful, multi-purpose plazas that are onto plazas. Walkways should run the following amenities: a water feature, Desirable Plazas easily accessible, safe, and secure through plazas to bring people into play structure, stage, or interactive art piece the space The types of bicycle parking shall include Bike corals shall be located next to Provide an adequate amount of bike corrals for urban staples along major streets, bike the building entrances or inside for Bicycle Parking current and new bicycle riders in a safe and corals located next to major nodes or Desirable easy accessibility. Provide public secure location buildings, and inside bike storage for bike racks as well residents Develop a streetscape that has a sense of place, is Create large walkways with street Create large walkways with street trees Pedestrian-focused pedestrian-focused, and enhances circulation for trees that provide shade and placed every 40 feet. Add bike racks, Must Have Streetscape all modes of transportation and pedestrians on outdoor sitting and eating areas benches, and outdoor eating areas the street People should see and hear the Use large canopy trees along the pedestrian Reintroduce the native vegetation to the Central trees and native vegetation moving corridor and a small, native understory to Vegetation Addition to promote an aesthetically pleasing, Desirable/Site Specific in the wind and be able to walk and enhance the urban environment and healthy environment for urban dwellers sit under the shade experience for all types of people Provide easy-to-access plots of land at least Locate urban agriculture in a Provide space for residents and restaurants to 50' by 50' in size for restaurants and prominent location so that people Desirable Urban Agriculture grow their own produce residents. Locate some of the gardens on the are aware of it and have access to it green roofs/public spaces on rooftops Photovoltaic cells shall be placed Use renewable energy to power a large portion Solar panels shall be placed on rooftops to Neutral/Encouraged Energy on the roofs of buildings to take of the Central Addition collect solar energy advantage of the sun's energy

ii 53

The Adaptive Public Realm - Boise LIV District Public Realm Design Elements

Technology Desirability Provide a connected network of green spaces for urban wildlife. Use native plants Ecological Systems Desirable/Site Specific that provide food and shelter for desireable species The pedestrian corridor shall range from 50150 feet wide and shall create a strong sense of place that relates to the history of the Desirable Pedestrian Corridor Central Addition and the surrounding landscape Create narrow and wide walkways/midThe Energy Zone (east end) shall The layout of each block should correspond to block gaps in the Energy Zone that open up have a more artsy focus with the theme and program of the block. The layout into the pedestrian corridor. The Residential multiple mid-block breaks; the of buildings should let an adequate amount of Zone shall have several levels both Residential Zone shall have a City Block Layout Must Have sun into the pedestrian corridor and create a good horizontal and vertical of public and private historic layout, and the Family mixture of public and private spaces for urban spaces, and the Family Commercial Space Commerical Zone shall be more dwellers should be more high-end like the Pearl contemporary in nature District in Portland Paths should connect every Provide landmarks, nodes, and easy to destination to one another and All amenities should be within a 1/4 mile navigate pathways. Place wayfinding signs Must Have people should have a very Walkability walking distance. Provide a great network of throughout the public realm. Design a wellenjoyable experience walking walkways and streets for people to walk connected network of walkways through the District The residential district, which is centrally located Railraod ties taken from unused railroad Historic materials and design in the Central Addition, will have a historic theme that is reminiscent of the district's historic elements include brick facades, tracks will be used as interactive art pieces. Brick shall be used on historic building Historic Materials and past. The history should be represented in the historic lamp posts, historic signs, Desirable/Site Specific wayfinding signs, or landmarks, facades. A mural wall will instill a sense of Building Design public realm and on the building facades. and historic objects placed in the pride in urban dwellers and increase Connect this part of the district to the Historic landscape as interactive art community interaction Business District on Main Street and east of Capitol Boulevard Lighting should provide safety, but Use low growing shrubs and tall canopy Provide great visibility throughout the public also color and fun. All public trees to create a clear line of sight at eye Must Have Public Safety realm, add lighting that enhances the evening spaces should have clear visibility level. Provide ground lighting, spot lighting, experience, and great accessibility and lamp poles throughout Take advantage of the assets and strengths of the Central Addition to Parks, plazas, and the pedestrian corridor Create places that have a sense of place, Placemaking encourage human interaction, safety, security, create a sense of place that relates shall have interactive art pieces, play Must Have and flexibility structures, and other amenities to the history and location of the District

i 54

Attributes Quality Reintroduce patches of native habitat that will Pockets of natural-looking habitat attract urban wildlife. Use these patches to point shall be placed throughout the people's attention to Boise's foothills and the Central Addition for urban wildlife and people to explore Boise River The public realm shall be vibrant, Design a pedestrian corridor that has a strong active, reminiscent of the Central sense of place. Provide spaces that promote an Addition's past, create a clear sense abundance of activities, is safe, secure, and of place, and relate to the foothills enjoyable for all types of people and Boise River

Placemaking

PLACEMAKING

WHAT MAKES A GREAT PLACE? number of women children & elderly

local business ownership land-use

street life diverse stewardship

vital

neighborly volunteerism

Socialability

special

Uses & Activities

retail sale

real

welcoming

PLACE

Intangibles Measurements

property values

fun

cooperative

evening use

Key Attributes

active

proximity

mode splits

Access & Linkages

connected

Comfort & Image

convenient accessible

pedestrian activity parking usage patterns

sanitation rating

walkable sittable

walkable transit use

safe

attractive

building conditions

historic crime statistics environmental data

After â&#x20AC;&#x153;Place Diagramâ&#x20AC;? by Project for Public Spaces

ii 55

The Adaptive Public Realm - Boise LIV District Public Realm Design PLACEMAKING 4.

Observe how people are using the public space and find out what

Places, by Project for Public Spaces, placemaking is a process that allows

they like and don’t like

people’s creativity to emerge and a community to develop. Using an open

Have a vision – develop a program for what type of activities might

and inclusive design process can be effective in making people feel attached

happen in the space, what type of feelings the space can evoke, and

to the places where they live. Places are successful when they incorporate an

what type of elements can instill a sense of pride

overlapping of multiple or many diverse groups and have a multipurpose use.

Start lighter, quicker, and cheaper – elements like seating, outdoor

Before a vibrant street and public realm can be created, the social dynamics

cafes, public art, striping of crosswalks and community gardens are

on that street must be well understood. Furthermore, the design should attract

examples of simple improvements that can start to shape the future of

a spectrum of people with a variety of income types and ethnicities to prevent

the space

gentrification. The public realm should highlight the unique strengths and

Triangulate – the process in which external stimulus provides a

effectively address that district’s challenges. Each block should inspire and

linkage between people and promotes strangers to interact with other

cultivate vibrancy, it cannot be built or installed. People know they are in a

strangers. Bring people closer together so that interactions are

great place when they are surrounded by all different sorts of people, but still

increased

feel like they are welcome and belong. “Placemaking allows regular people to

Work around obstacles – Start with small scale community-nurturing

make extraordinary improvements, big or small, in their communities.”

improvements and slowly work up to more drastic improvements,

always keeping in mind that obstacles are inevitable

inspiration, potential, and results in the creation of quality public spaces

Form supports functions – Each type of form comes with a type of

that contribute to people’s health, happiness, and well-being. The Project

function. Design spaces that have the correct type of form for the

for Public Spaces has organized successful placemaking into eleven major

function

principles in Eleven Principles for Creating Great Community Places. They

10.

You are never finished – Be open to the need for change and have

include the following:

flexibility to enact that change

According to the Eleven Principles for Creating Great Community

The placemaking process capitalizes on the local community’s assets,

The community is the expert – identity the talents and assets within the

community

Create a place, not a design – create a strong sense of place and

community by incorporating public amenities

Look for partners – partner with local institutions, museums, schools,

and other organizations that can provide a robust network of support

for the new community

Site Inventory

population is under the age of 5, 22.7% are under 18 years old, and 11.2% are 65 years or older (U.S. Census Bureau). Boise has the largest population of Basques

CONTEXT MAP

outside of Spain (Boise Weekly). Boise’s economy started as a major mining and logging community and has shifted towards a more diversified base. Since Boise is the capitol of Idaho, the government is one of the city’s main employers. Boise

Garden City Eagle

ranks sixth in the nation for the number of corporate headquarters within city Boise

limits; they include Albertson’s, Boise Cascade, Morrison Knudsen, J.R. Simplot, Micron Technology, TJ International, Washington Group. High-tech industries

Meridian

have become increasingly popular in Boise’s economy.

Nampa

I-184

Capitol Building Front Street

Kuna

St. Luke’s Hospital

BODO

The city of Boise is located in Ada

Central Addition

County, Idaho. According to the Census Bureau, the county had a population of 426,236 people in 2014 (U.S. Census

Ann Morrison Park

Myrtle Street

Julia Davis Park

Bureau). The demographic breakdown is 85.8% white alone, 7.5% Hispanic or Latino, 2.6% Asian, 1.3% black, and 2.8% other. Ada

Capitol Boulevard

Broadway Ave Boise State University

County has a rapidly growing population with the majority of people being between the ages of 18 and 65. As of 2013, the City of Boise has a population of 214,237 people, with 89.0% being white, 7.1% Hispanic or Latino, and 3.2% being Asian. 6.4% of the Central Addition Site Map - Not to scale

The Adaptive Public Realm - Boise LIV District Public Realm Design

Since the Central Addition has been under intense scrutiny by the City

surface parking along Broad Street for use by employees and customers. They

of Boise’s Planning and Development Department, there is an abundance of

are temporary, gravel parking lots that should be developed into commercial or

information on every aspect of this district. The following information was

residential buildings or parking structures in the near future to make better use of

borrowed from the Opportunities Assessment of the Central Addition created by

the space. Furthermore, most of the property owners desire one to two structured

the Capital City Development Corporation (CCDC). A local firm called Trout

parking garages in the Central Addition as it would provide greater development

Architects conducted informal meetings and one-on-one interviews with property

opportunities.

owners and interested stakeholders throughout the summer of 2011. The following

information is a summary of the property owners’ opinions and comments.

streets to the I-184 Connector. Two five-lane arterials are part of the federal

highway system that efficiently move cars through the city. The Idaho

Property owners invested in the Central Addition because of its location

Transportation for the Central Addition ranges from local neighborhood

to the city core and easy access to the county courthouse. There is great access

Transportation Department is responsible for the design, construction, and

for commuters, workers, and pedestrian. Opportunities exist for redevelopment,

maintenance of the Connector, which include Front and Myrtle Street. Ada

especially for office, housing, and services like retail, restaurants, and other

County Highway District (ACHD) is responsible for traffic operations and

neighborhood services. Several property owners consolidated historic parcels

maintenance of all other streets and public right-of-ways besides the Basque

in order to take advantage of larger development opportunities. Neighboring

Street and 8th Street. Third and Broad Streets have low traffic counts and are

property owners have considered combining land holdings into half-block and full

considered to be quiet neighborhood streets. These neighborhood streets are

block development opportunities. Where parcels have been consolidated, property

envisioned as being pedestrian-friendly public right-of-ways that form an

owners are not willing to break them apart into smaller parcels. All of the property

excellent network of circulation for all modes of transportation. Emphasis should

owners envision multi-story, mixed use development projects in the future. With

be put on promoting pedestrian and bicycle routes that would encourage people

the current economy and lack of public interest in the Central Addition, none of

living and working downtown and using alternative modes of transportation.

the property owners had immediate plans for development projects. The historic

There are several bus routes that run adjacent or within a 3-4 block walking

character of the historic homes within the district are appreciated by their owners,

distance to the Central Addition, but do not pass through it. All routes converge on

but are not universally viewed as possible renovation opportunities. According

the downtown Transit Mall on Main and Idaho streets between Capitol Boulevard

to Trout Architects’ survey, “Even though the area is currently underdeveloped,

and 9th Street. Two routes that should be highlighted are Route 45, which

some property owners perceive that the Boise City Parking Overlay Districts

provides service between Boise State University and the College of Western

of P-1 (from 6th Street to the west side of 5th Street), P-2 (from the east side of

Idaho, and Route 3, which provides service between downtown and the Boise

5th Street to west side of 3rd Street) and P-3 (east side of 3rd Street and further

airport with stops on Capitol Boulevard, the western edge of the Central Addition.

east) has created a shortage of surface parking and this shortage restricts the

Bus routes should be expanded into the Central Addition to promote public

owners’ ability to lease their properties. Concordia University School of Law

transportation for urban dwellers.

and Idaho Independent Bank have a need for a large amount of parking and have leased off-site parking spots in the district and on the north side of Front Street. The owners of Independent Bank, located at 401 West Front Street, developed

Site Inventory

KEY FEATURES

Key features that surround the Central Addition include Boise’s Downtown Districts, which include the Eastside Neighborhood, Central Business Connector/Parkside, and River Street Neighborhood. Julia Davis Park is to the south and is a major node for recreation and cultural events. The Boise River runs along the southern border of Julia and pedestrian-friendly streets include

West Front Street

8th Street and Boise Downtown (BODO). Front Street and Myrtle Street are five lanes connectors that link into Interstate 184 and are major distributors

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Davis Park. Major pedestrian walkways

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South Capitol Boulevard

District, Courthouse Corridor, East

BODO

Central Addition East Myrtle Street

of Downtown’s traffic. The Boise LIV District public realm should create clear connections with BODO, Julia Davis

LEGEND Eastside Neighborhood Central Business District Courthouse Corridor East Connector/Parkside

Park, the Historic Business District, and other major districts downtown.

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Julia Davis Park Bodies of Water 8th Street Pedestrian Mall Capitol Boulevard Broadway-Chinden Connector 2,100’

North

The Adaptive Public Realm - Boise LIV District Public Realm Design

BUILDING HEIGHTS

The low building heights in downtown Boise suggest that the city is still a developing urban center. There is plenty of room for higher density, taller, transform the urban environment and improve the livability of downtown. There are multiple vacant lots that are ripe for development. The Boise buildings with a balance of uses to like the Idaho Independent Bank and

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promote urban living. Major buildings

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LIV District design will promote tall

South Capitol Boulevard

mixed-use developments that would

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West Front Street

Park Place will be preserved because of their potential to have a longer lifespan than the projected 45 year

East Myrtle Street

window in this project. It is assumed that downtown Boise will continue

LEGEND

to develop over the next 45 years and

1-3 Stories 3-6 Stories 7+ Stories Historic District (3 Stories) (Height Sensitive Area)

taller, mixed-use buildings will be more popular.

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Site Inventory

CIVIC SPACES

Major civic spaces in Boise include parks and green spaces, primary pedestrian streets, plazas and promenades, and major landmarks and buildings with a civic focus. Civic spaces include the Idaho State Capitol

Capitol Building Assay Office

Building and Grounds located to the northwest of the Central Addition, Julia Davis Park to the South, the Ada

Grove Plaza

Northeast of the Central Addition, is a major downtown, sports complex. The plazas and green spaces around the Wells Fargo Bank building, U.S. Bank, the Boise Centre, and Grove Hotel host events and concerts throughout the year.

South Capitol Boulevard

Dona Larsen Park, located to the

West Fron t Street

East Myrtle Street

Julia Davis Park

New connections will be made to these civic spaces to provide a clear network of pedestrian-friendly pathways and spaces.

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Center and Civic Plaza Apartments.

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promenades along the Idaho Water

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County Courthouse to the north, and

C.W. Moore Park

0’

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1,400’

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2,100’

Parkways Plazas & Promenades Proposed Plaza Parks & Green Space North

The Adaptive Public Realm - Boise LIV District Public Realm Design

DOWNTOWN SUB-DISTRICTS

The city of Boise has eight downtown sub-districts, they include the Eastside Neighborhood, Central Business District, Courthouse Corridor, East Connection/ Connector, River Street Neighborhood, and Basque District. Key features in the Eastside Neighborhood are older and antique homes and several historic Assay Office. The Courthouse Corridor

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contains the Ada County Courthouse,

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buildings like the Belgravia Building and

South Capitol Boulevard

Parkside, Warehouse/Cultural District, West

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West Front Street

which is a major civic node in Boise, and two major grocery stores - Whole Foods and WinCo. Grocery stores typically have a life span of around 45 years. The East

East Myrtle Street

Connector/Parkside consists of commercial and office buildings along with the original,

LEGEND

historic homes of the Central Addition.

Eastside Neighborhood Central Business District Courthouse Corridor East Connector/Parkside

The West Connector will soon have Jack’s Urban Meeting Place, or JUMP, which is a not-for-profit, interactive creative center and community gathering place.

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Warehouse/Cultural District West Connector River Street Neighborhood Basque District 2,100’

North

Site Inventory

HISTORIC STRUCTURES

Belgravia Building Capitol Building

Assay Office

Basque District

Remco Electric

Idaho Black History Museum Historic Homes

The Adaptive Public Realm - Boise LIV District Public Realm Design INVENTORY OF HISTORIC HOMES

According to the Boise Architecture Project, a student-led project

Name: Beck House Architecture Style: Queen Anne Cottage Private Building

focused on architectural history and preservation in the Treasure Valley, there are currently ten historic structures in the Central Addition. They are the last remaining houses of the Central Addition when it was first developed in 1863. Within the last two years, two homes were burnt down, three homes along 5th Street were put up for sale, purchased, and then demolished to make way for a six story commercial building. There have been efforts to preserve and relocated some of the remaining homes. The following is a description of the remaining homes. Name: Homes at 401, 405, 407, and 409 Broad Street Architecture Style: Queen Anne Cottages Private Building

Name: Fowler House Architecture Style: Queen Anne Architecture Style: Queen Anne Cottages - Private Building

Site Inventory

Name: Jones House

Name: Wood House

Architecture Style: Queen Anne

Private Building

Name: Straughan House Architecture Style: Queen Anne Private Building

These homes, located along 4th, 5th, and Broad Street, are where

Boise’s elite used to live before the train depot was built along Front Street. The train brought low-income tenants into the area and the Central Addition fell into decline shortly after. According to the article “Still Hope for Historic Boise Homes in Central Addition,” the Wood and Fowler houses located along 5th Street have a high potential of being preserved and moved to a new location. Mike Brown, the co-founder of LocalConstruct, which is a private real estate investment and development company that was responsible for remodeling the famous Owyhee building in 2013, is considering dismantling the Beck house and reassembling it in Atlanta. There is interest in preserving the Jones house also, but the future of the houses are still unknown.

The Central Addition is planned to be a dense, mixed-use

development with a focus on downtown living. These structures no longer hold any functional value for the district and, as a result, only the materials of the homes will be preserved and re-purposed within the public realm.

The Adaptive Public Realm - Boise LIV District Public Realm Design

LAND USE

Located to the north of the Central Addition, St. Luke’s Hospital is a major presence in downtown Boise. The hospital is the largest and only system. A residential-office buffer separates the campus from the Central Business District, which has office and commercial buildings with downtown Office-Residential land use area has two and Whole Foods that attract customers

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suburban style grocery stores - WinCo

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residence mixed in. The Front/Myrtle

South Capitol Boulevard

Idaho owned not-for-profit healthcare

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West Front Street

as they come through downtown. The Boise River Office Park contains multistory buildings with an office emphasis.

East Myrtle Street

The Boise Greenbelt runs along the Boise River and provides people with

LEGEND

great access to the Central Addition and

Boise Greenbelt Pedestrian Extensions Residential-Office Buffeer State Capitol Mall Expansion Area Central Business District

other places in Boise.

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Hospital Services Expansion Area Front/Myrtle Office-Residential Julia Davis Park Cultural Resource Expansion Area Boise River Office Park 2,100’

North

Site Inventory

PARKING STRUCTURES

The city of Boise has three parking reduction overlay zones that consists of P1, P2, and P3. The P1 overlay requires no off-street parking to emphasize the importance of pedestrian-oriented design in the downtown core. P2

requires 0.8 spaces per multi-family residential unit, 0.33 spaces for every P1

250 square feet of general commercial

floor and 0.25 spaces for every 250 requires 1.0 spaces per multi-family residential unit, 0.50 spaces for every 250 square feet of general commercial

space, and 0.80 spaces for every 250 square feet of office space on the first floor and 0.50 spaces for every 250

West Front Street P3

East Myrtle Street

LEGEND P1 Parking Overlay P2 Parking Overlay

square feet above the first floor. Existing structured parking that is within close

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square feet above the first floor. P3

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South Capitol Boulevard

square feet of office space on the first

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space, and 0.66 spaces for every 250

proximity to the Central Addition

P3 Parking Overlay Existing Sites Potential Sites

includes the Idaho Water Center and Civic Plaza Apartment complex, the Grove Hotel, and BODO.

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The Adaptive Public Realm - Boise LIV District Public Realm Design

CITY OF BOISE PREFERRED FUTURE DEVELOPMENT

The city of Boise has been very involved with the redevelopment of the Central Addition. The city has put a lot of effort into pushing downtown presence in downtown. There are three main zones that are planned for the District. The eastern end is considered the Energy Zone and will have a focus that create a more pedestrian-oriented

use with a variety of quieter office use. The city believes that a Community

Energy Zone

Neighborhood Core

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West Front Street

the District is called the Neighborhood Core and will emphasize residential

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downtown activity center. The center of

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on smaller mixed-use developments

South Capitol Boulevard

urban living to promote a 24-hour

Community Retail

East Myrtle Street

Retail emphasis at the eastern end will promote downtown living while

LEGEND

preserving the existing grocery

Institutional Emphasis Ground Level Retial Office Emphasis Residential Emphasis

establishments. The areas south of Boise Downtown (BODO) is planned to be an urban village. 0’

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Urban Village Service Commercial Mixed Use Civic Uses Jack’s Urban Meeting Place 2,100’

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Site Inventory

STREETSCAPE CHARACTER

Boise’s streetscape is an important factor in creating a pedestrian-friendly downtown. Wide sideways, benches, street trees, and street parking provide atmosphere that brings in more business and enhances the city’s livability. Myrtle and Front Street are major, five-

city of Boise’s Downtown Walkability

flow of traffic would not be severely affected. 8th Street is a great example of a pedestrian-oriented street. The

West Front Street

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street diet down to three lanes and the

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Analysis, both streets can undergo a

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towards pedestrians. According to the

8th Street

lane streets with little attention paid

South Capitol Boulevard

an inviting and comfortable downtown

The Grove East Myrtle Street

Grove is a pedestrian-only pathway and plaza located between the Grove Hotel, U.S. Bank, Wells Fargo, and

LEGEND Urban (Brick Material) Urban (Concrete) Neighborhood

Boise Centre. The Boise LIV District Public Realm design will enhance the existing streetscape character by pulling buildings up to the street, widening sidewalks, and adding outdoor seating

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Parkway Capitol Boulevard Special Possible Street Connections 2,100’

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and eating areas. 1/4 mile

The Adaptive Public Realm - Boise LIV District Public Realm Design

CENTRAL ADDITION STREETSCAPE CHARACTER The images below show a vehicular-focused streetscape within the Central Addition. Narrow sidewalks, wide streets, and a lack of clear network of walkways make people feel unwelcome and uncomfortable while walking through the District. New developments like Trader Joeâ&#x20AC;&#x2122;s, as seen in the Front Street and Capitol Boulevard image, have widened the walkways and maintained a pedestrian-oriented scheme throughout the site. The Central Addition has street trees on every block, which adds to the aesthetics of the area and provides a habitat for local birds. The Boise LIV District public realm design will add to the vibrancy and livability of the area by establishing more residence, commercial space, and office space along with a welldefined network of pathways and streets.

South 2nd Street - looking South

Broad Street & 2nd Street - looking North

2nd Street & Broad Street looking West

Broad Street & 3rd - looking East

South 3rd St & Broad St - looking North

Broad Street looking east

Broad Street & 5th Street - looking West

Broad Street & 4th Street looking West

Broad Street & 4th Street - looking west

Front Street & Capitol - looking east

Site Inventory

CENTRAL ADDITION STREETSCAPE ELEMENTS Overhead power lines are located along Myrtle Street and pass through the Central Addition in an alley between 3rd Street and 4th Street. As the District redevelops, these power lines will be moved underground to improve aesthetics and make more space for future development. The city of Boise has standard light posts, pavers and other sidewalk materials, which will be utilized in the design of the public realm. Additional amenities that are typically found on Boiseâ&#x20AC;&#x2122;s streets include concrete planters, benches, and trash receptacles. Although the Boise LIV District is meant to have a unique character, some of the standard street amenities seen in the images below will be used in the design to ensure that the entire city has a similar theme throughout.

Large overhead power lines

Standard trash receptacles and planters

Unique benches and trash receptacle

Typical sideway grass lawn buffer

Typical paver sidewalk in Boise

Overhead power lines crossing Front St.

Broad Street looking east

Standard Boise light post

The Adaptive Public Realm - Boise LIV District Public Realm Design

URBAN RENEWAL DISTRICTS

A meeting was established with the Capitol City Development Corporation to understand urban renewable districts and the impact it has and will have on

Westside Downtown District

the Central Addition. The District lies within the River Myrtle-Old Boise District Urban Renewal District. The district was formed in December 2004

Central District

and is planned to close in 2024. The River Myrtle district was created in 1994 and absorbed the Old Boise area and other smaller parcels in 2004. It

River Myrtle-Old Boise District

consists of a 340 acres divided into two subdistricts with separate master plans. An urban renewal district uses tax increment financing to reinvest in the infrastructure of that district. Tax increment funding allows the city to

LEGEND

collects all normal yearly future real

Westside Downtown District Central District River Myrtle-Old Boise District

estate tax increases from every parcel within the district and reinvest the money back into the district. 0’

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Site Inventory

PEDESTRIAN CROSSINGS

According to the city of Boise’s

Downtown Walkability Analysis, the city is currently more walkable than the typical mid-sized American city center (2013, Speck 4). A more walkable city means a better urban environment for urban dwellers, better connectivity, and more people on streets, which equals more business, safer streets, and more fun streets. Downtown has an abundance of one-way streets. The oneway system has been proven in several cities including Savannah, Georgia and Vancouver, Washington to have a

1/4 mile walking distance

negative affect on businesses and the number of people on the street (2013, Speck 22-23). Furthermore, the report states that Front and Myrtle have too

LEGEND

many lanes for the number of vehicles on each road. This project will reduce Front and Myrtle downtown to three lanes and add bicycle lanes and onstreet parking to promote a walkable downtown.

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Proposed street/ped connection

Proposed pedestrian crossing

Existing street connection

Existing pedestrian crossings

2,100’

North

1/4 mile

The Adaptive Public Realm - Boise LIV District Public Realm Design

MAJOR EXISTING BUILDINGS/BUSINESSES

Major buildings in the Central Addition include the Ada County Courthouse, which has a large presence on the northern edge of the district with a Neoclassical architectural style. The Civic Plaza Apartments provide affordable housing for low-income families and along with the Idaho Water Center has a large outdoor space and lawn for people to gather. Whole Foods and WinCo are the major grocery establishments located at the eastern end across Broadway Avenue from what used to be the six-story URS Building, but is currently vacant. At the center of the District is CSHQA architectural and engineering firm, two Primary Health Urgent Care facilities, and the six-story Idaho Independent Bank. The

UI Integrated Design Lab

Edwards Theater Office Depot Trader Joe’s Hampton Inn & Suites

Concordia University School of Law C.W. Moore Plaza

Civic Plaza Apartments

Ada County Courthouse

Idaho Indepedant CSHQA Bank North by Northwest Ringert Law WinCo Firm Historic John Deere Building Urgent Care Faces of Ada County Park Park Discovery Maintenance Plaza Center Facility Idaho Historic Museum

Idaho Water Center

Elam & Burke

Whole Foods Walgreens

LEGEND

western end has a new development

Building Footprint of major buildings

with Trader Joe’s, Panda Express, and Chipotle Mexican restaurant. Park Place is a four story office tower within close proximity to Julia Davis Park.

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URS

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North

Site Inventory

TRAFFIC COUNT

The Ada County Highway District has a traffic count data on streets within the county. The data represents traffic counts over a 24-hour period. A hierarchy was established that defined streets with low, medium, and high traffic counts. Myrtle Street, Front Street, Broadway Boulevard, 9th Street, and Capitol Boulevard have the

Broad Street. The north-south lateral

29,862

South Ave A

Myrtle Street

South Ave B

62th Street 767

3rd Street 3,546

877 4th Street 383

5th Street 3,866

2,414

6th Street

Capitol Street 21,841

15,558

2,451

31,021

24,790

24,676

and Front Street - that run parallel to

31,613

Broad Street

Front Street

29,7

two well used one-way streets - Myrtle

2,164

25,282

for this trend is the fact that there are

28,532

adw

of 877 vehicles. The most likely reason

1,285

Bro

Broad Street has a very low traffic count

35,576

8th Street

important detail within the data is that

West Grove Street

surrounding the Central Addition. An

969

312

9th Street

highest street count out of all streets

Julia Davis Drive

streets - 6th through 2nd Street - have

LEGEND

medium traffic counts, which shows

Low Traffic Count (1,000 vehicles or less) Medium Traffic Count (1,001-5,000 vehicles)

that they are well used.

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X,XXX

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High Traffic Count (5,001+ vehicles) Traffic Count Street Direction North

The Adaptive Public Realm - Boise LIV District Public Realm Design

EXISTING INFRASTRUCTURE

Existing infrastructure within the Central Addition include power, sewage, water, and geothermal. The overhead power lines that cross through to make way for future development. The geothermal is planned to be expanded by the city of Boise. Future developments will tap into this resource to make use of the city’s natural thermal

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ground. Geothermal is an affordable and

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energy generated and stored deep below

South Capitol Boulevard

the District will be placed underground

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West Front Street

efficient way to heat buildings.

East Myrtle Street

LEGEND

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Existing Geothermal Lines Overhead power lines

North

Site Inventory

EXISTING SOCIAL SPACES

The social environment of downtown

Boise Military Reserve

is extremely important to its continued vibrancy and livability. Major social

Capitol Building & Grounds

spaces include the Historic Business District, which has a unique and

Pioneer Cemetery

energetic nightlife with a touch of

8th Street

historic architecture. The Basque Block is a major cultural center downtown

8th Street

Historic Business District

with excellent restaurants and nightlife. The Grove is known as a lively center

Dona Larsen Park

Grove Plaza

Basque Block

thanks to its centralized location and adjacency to the Century Link Arena and Boise Centre. 8th Street has an abundance of popular restaurants, retail, businesses, and general commercial

Boise Downtown (BODO)

space. Boise Downtown (BODO) has a focus of high-end restaurants, bars, pubs, and retail. Julia Davis Park and

Boise Contemporary Theater

Discovery Center

The Esther Simplot Performing Arts Academy

the Boise Zoo provide a year-round inviting, social space. Other social spaces include Dona Larsen Park, the

Julia Davis Park

Boise Library

LEGEND Existing Social Spaces

Capitol Building and Grounds, and the Boise Public Library. 0’

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The Adaptive Public Realm - Boise LIV District Public Realm Design PLANNED FUTURE DEVELOPMENT Jackâ&#x20AC;&#x2122;s Urban Meeting Place

Proposed Park surrounding JUMP

JUMP Base Map - Not to Scale Jackâ&#x20AC;&#x2122;s Urban Meeting Place, or JUMP, is a not-for-profit, interactive creative center and community gathering place. The building and surrounding park and plaza is planned to be completed by Fall 2016. JUMP will be a major landmark, social space, and pedestrian-friendly area in downtown Boise adding to the vibrancy and unique character downtown. A clear pedestrian connection between JUMP and the Boise LIV District will encourage walkability downtown. Since the JUMP center will be a major landmark at the western end of downtown, a landmark must be established at the eastern end that has a similar scale and impact on the area. The Boise LIV District public realm design will consider reworking the eastern end of the district into a park with a prominent sculpture or landmark.

JUMP Site Elements

Site Inventory

Julia Davis Park The master plan for Julia Davis Park illustrates an expanded parking lot

in the coming years. The Discovery Center acts an important connection

along Julia Davis Drive, which will allow more people to have access to the

between the Boise LIV District and Julia Davis Park. Clear pedestrian

park. As the population of the region increase, parks and open spaces will

connections will be added so that people can conveniently cross Myrtle

become more valuable and popular to the people. The Boise Art Museum,

Street to get to the park or the Boise LIV District.

Idaho Historical Society, and Discover Center are all planned to be expanded

Julia Davis Proposed Master Plan - Not to Scale

The Adaptive Public Realm - Boise LIV District Public Realm Design Boise State University To prepare and plan for the predicted growth of its campus, Boise State University created a master plan in 2005 and updated it in 2008. The 2014 master plan, seen below, is the refined plan for the future of the campus. The Universityâ&#x20AC;&#x2122;s vision is to become a Metropolitan Research Institution

of Distinction. The design below illustrates the plan for new buildings, research facilities, and athletic and recreation facilities. Several streets would be removed to make way for a more pedestrian-oriented campus with a proposed pedestrian bridge that would improve connections to downtown Boise. Central Addition

My rt

Fro nt Str e le

Str e

Boise State University Proposed 2014 Master Plan - Not to Scale

Site Inventory

9.0 R SYST 9.1

This sec bicyclists clearly h streets a experien to road c children opportu encoura comfort

To offset hospital non-exis bicyclists riding in on the e are used and dela

St. Luke’s Hospital Proposed Design

The pro latter is bicyclists The idea on busy design st traffic an bike lane

St. Luke’s Health System is the largest and only Idaho owned not-for-profit healthcare system. According to the U.S. Census data, by the year 2030 there will be an additional 291,000 people living in the Treasure Valley. The perceived impact to the

The bike to the o encount taken to painting visible c lane is at

current St. Luke’s Boise facility will require an expansion in the coming years. The Hospital is a major employer in Boise and has a major presence within the city and its skyline. According to the city of Boise, the eastern end of the Boise LIV District is planned to have a family and commercial retail emphasis, which

It should and For of those required impleme construc to accom the vehic to accom

can help with St Luke’s expansion. To help with the development of St. Luke’s Hospital, varying types of high-end and middleincome housing will be provided for employees of the hospital. The residence will be within a half mile walking distance of the hospital and will have plenty of amenities.

For this from W the way route on would a be devel northbo a cycle t B. A lan

proposed transportation site plan. St. Luke’s Hospital Proposed Master PlanSt.- Luke’s Notfacility to Scale 81

The Adaptive Public Realm - Boise LIV District Public Realm Design

BOISE URBAN ENVIRONMENT OBSERVATIONS GROVE PLAZA The following observations of the Grove Plaza looked at common trends seen in and around the plaza. The majority of people walking through the site were couples and larger groups of people. The site attracted a lot of skate boarders and long boarders because of the large amount of open space. Most people walked through the plaza without stopping to sit or look around. They took a direct route without wandering through the plaza. There are two main walkways that intersect at the Grove Plaza that results in people walking through the plaza to get somewhere instead of stopping and exploring the plaza. Movable outdoor seating and tables might be a good method of inviting people into the site. People were curious about what was behind the construction fencing, which means that keeping certain landscape elements out of view might raise peopleâ&#x20AC;&#x2122;s curiosity and invite people in.

Site Inventory

ANNE FRANK MEMORIAL The Anne Frank Memorial is located along the Boise River just south of the Boise Public Library. One of the most common trends in this area was the amount of people that were interested in reading the plaques and viewing sculptures around the site. There were multiple cyclists that rode through the site, which shows the importance of having clear pedestrian corridors to invite people into a space. The memorial has plenty of seating that is used by people during lunchtime. There are separate spaces that are split off of the main pathways, allowing people to stop and explore the site or pass through the site without stopping. The memorial also works as a transitional space allowing people to go through the space to get to their destination. The area is well lit with natural light, but does not have the best lighting at night. Better lighting during the nighttime would increase the level of safety and security. There was a couple that stopped to eat lunch and sat facing each

other in the sun. Ann Frank Memorial has a clear line of sight that provides great visibility and keeps the site safe during all times of the day. Retention walls and shrubs isolate the site from 9th Street and Capitol Boulevard, which are very busy, loud streets. The area is well maintained with very little litter, which means that people appreciate the space.

The Adaptive Public Realm - Boise LIV District Public Realm Design

8TH AND IDAHO INTERSECTION PUBLIC SPACE The intersection of 8th Street and Idaho Street is a very active, social space during the weekday and it is even more popular on the weekends. Both streets have a variety of restaurants and retail space. A common meeting place is at the corner of intersections because of the large curb bulbs that extend out into the street and provide a large gathering space. Every corner of the intersection has a light post, garbage receptacle, a no parking sign, a street tree, and an entrance to a major restaurant. A unique paver material is used to separate the different spaces along sidewalk uses. The sidewalk consists of a two-foot buffer off the street, an eight-foot designated eating area, a five-foot section down the middle of the sidewalk designated for

walking, and a four-foot section for street trees and amenities. The amenities consist of street trees, which were Honey Locust along Idaho Street, a bus shelter designed in a way that does not interrupt the pedestrian flow, garbage receptacle, light posts, and street signs.

Site Inventory

Opportunities & Constraints To Militray Reserve *Connect major commerical centers to Central Addition *Create an urban neighborhood that attracts people that work at St. Lukes, Washington Group, BSU, URS, Albertson’s headquarters and the JUMP building.

Basque District

Ada County Court

Elam & Burk Commerical building

UI IDL

New park will act as a better entrance into downtown

e Av ay dw

7-story proposed hotel

West Front Street

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Transition from commerical to residential 11-story proposed hotel

UI IDL Concordia

Affordable Housing Transition to more high-end housing to balance out income levels

uth So

BODO Major commerical center

South Capitol Boulevard

Historic Business District

5-story proposed commerical building East Myrtle Street

Park Place

Idaho History Museum

Proposed expansion of Discovery Center

Proposed Julia Davis Connection

Julia Davis proposed parking lots

Gateway to Downtown Boise LEGEND Green Space Plaza Commercial Centers

Existing Buildings Proposed Development Residential Commerical Civic

Art Museum

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Landmark Proposed Pedestrian Crossing

Energy Zone Residential Zone Family Commercial Zone Main Streets

Proposed Streets Proposed Pedestrian Connections

North

The Adaptive Public Realm - Boise LIV District Public Realm Design VIEWSHED ANALYSIS

Boise City Code - Tower Massing and

Fort Boise & Military Reserve

Separation (applicable for six story buildings or higher)

To preserve views of the foothills,

Capitol Building

Boise Foothills

the maximum floorplate width shall be a maximum of 180 feet wide east to west above

St. Lukes Hospital

the sixth floor. The tower above the sixth floor shall be setback an additional 10 feet from the front property line along storefront block frontages and is encouraged along other block

US Bank Building

frontages. The required setback can occur at

Idaho Water Center

Ada County Courthouse

any floor between the third and sixth floors.

The Grove Hotel

Towers above six floors shall maintain a 30

Civic Plaza Apartments

foot separation (no less than 20’ in certain cases) with other towers. A 15-foot setback

Hampton Inn & Suite

from alleys is required for towers. For sites that are less than ¼ of the block, the tower side,

Pond

rear, and alley setback requirements shall only be applied above the tenth floor. Simple box design for towers is prohibited, towers above 12 stories must employ original distinctive form,

LEGEND

Julia Davis Park

Ann Morrison Park

Boise State University

including horizontal and vertically articulated components that provide interest to the building

Important features - street level view Important features - view from floors 3-5 Important features - view from floors 6+

from multiple vantage points. Examples include round/sculpted forms, layered building forms, wall plane offsets or material changes, and fenestration pattern change.

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Analysis VIEWSHED ANALYSIS

Northeast - Major buildings like the Civic Plaza, Idaho Water Center, URS, and Washington Center block the views of the foothills in the distance. The pond in Julia Davis Park is a pleasant feature that the residential towards can look down on.

South - directly south of the Central Addition is Julia Davis Park and the Boise State University campus. Further south is the Boise Depot.

Northwest - Since the Grove Hotel and US Bank building face the Central Addition, residential and commercial buildings should be designed in a way that increases privacy. The foothills and Capitol building are off in the distance

Southwest - Ann Morrison Park is another important park that is within view from 6 story buildings.

North - The Ada County Courthouse, Civic Plaza apartments, Idaho Water Center, St. Lukeâ&#x20AC;&#x2122;s Hospital, and the foothills are all within view 6 stories and above.

The Adaptive Public Realm - Boise LIV District Public Realm Design

Inspiration Design Images The following images were taking on a field trip to Portland, Oregon and a study abroad trip in northern Italy. The images provide a clear example of successful place making, community and pedestrian-focused design, and well-designed public spaces. The techniques used in the places below will be implemented in this projectâ&#x20AC;&#x2122;s final design.

Plaza in Lazise, Italy

Hot spring landmark - Aqui Terme, Italy

Streetscape in Aqui Terme

Farmerâ&#x20AC;&#x2122;s market - Aqui Terme

Piazza della frutta - Padua, Italy

Plaza in Aqui Terme

Major walkway in Aqui Terme

Pedestrian corridor - Lazise, Italy

Green architecture - Milan, Italy

Restaurants in Verona, Italy

Major WWI landmark in Verbania, Italy

Pedestrian corridor - Lazise, Italy

Inspirational Design Images

PSU Campus - Portland, Oregon

Jameson Square - Portland

Stormwater infiltration planter - Portland Historic NW 14th Ave - Portland

Landmark and gateway - Verona, Italy

Marketplace and resturants - Verona

Portlandâ&#x20AC;&#x2122;s waterfront

Mid-block connectivity in Portland

Wayfinding signs - Florence, Italy

Pedestrian corridor - Liverpool One

Pedestrian corridor - Padua, Italy

Marketplace in Padua

The Adaptive Public Realm - Boise LIV District Public Realm Design

Conceptual Design CONCEPT #1 Pros: • Street diet creates a pedestrianfocused streetscape throughout the entire Central Addition • Great pedestrian connectivity • The smaller building footprints in the Energy Zone’s commercial area evoke a more artsy, historic building style that works as a transition between BODO, the Basque Block, and the Historic Business District • Residential and retail mixed-use buildings south of Myrtle work well with the surrounding context - great connection to the park for residents and easily accessible retail • Great layout and spacing of public spaces Cons: • Park/plaza space next to Idaho Independent Bank and the UI Integrated Design Lab provides a public space for employees and students, but it’s along a busy, noisy road - Front Street • Needs more office use • Difficult pedestrian crossing at South Avenue A because there is no existing intersection • Potentially too many residential towers that will block views of the foothills

Street diet with large canopy trees

Family-focused park with clear connection between Courthouse and Discovery Center

Commercial-focused plaza or park

UI IDL Concordia

Elam & Burk Commerical building

Idaho Independent Bank

Park Place

Idaho History Museum

Julia Davis proposed parking lots

Proposed Julia Davis Connection

Discovery Center Expansion

Gateway to Downtown Boise LEGEND Place-specific public space Proposed Commercial Proposed Residential Proposed Hotels

Art Museum

Proposed Development Landmark

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Contemporary park design with landmark Terminus of Central Addition

5-story proposed commerical building

11-story proposed hotel 7-story proposed hotel

Family-commercial oriented park focus on outdoor eating areas and Famer’s Market

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Main Streets

Proposed Streets Proposed Pedestrian Connections Proposed Pedestrian Crossing

North

Conceptual Design

CONCEPT #2 Pros: • Large gateway park into downtown works as an excellent entrance and public space for residents and visitors • Park/plaza in the Energy Zone pulls people in by reaching across the pedestrian corridor and the street • The eastern end features a park with a water feature that relates to the Boise River and reflects views of the foothills • The building layout responds to the character and theme of each zone • The bridge across Myrtle provides great pedestrian and urban wildlife connectivity • Good spacing of public spaces along the pedestrian corridor Cons: • The bridge across Myrtle might bring unwanted wildlife into downtown • There is a potential for too much residential in the Residential Zone - mixed-use development is a better solution • The residential building next to the commercial Park Place building, south of Myrtle, might be too close. Provide more space or modify Park Place to connect better with residential buildings • Provide a better mix of uses

Street diet with large canopy trees

Family-focused park with clear vehicular and pedestrian connection between Courthouse and Family-commercial Discovery Center oriented park focus on outdoor eating areas and Famer’s Market

Commercial-focused plaza or park

UI IDL Concordia

Elam & Burk Commerical building

Idaho Independent Bank 5-story proposed commerical building

11-story proposed hotel 7-story proposed hotel

Contemporary park design with landmark and water feature Terminus of Central Addition

Discovery Center Expansion

Park Place

Idaho History Museum

Julia Davis proposed parking lots

Proposed planted pedestrian bridge

Gateway to Downtown Boise LEGEND Place-specific public space Proposed Commercial Proposed Residential Proposed Hotels

Art Museum

Proposed Development Landmark

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Proposed Streets Proposed Pedestrian corridor Proposed Pedestrian Crossing

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The Adaptive Public Realm - Boise LIV District Public Realm Design

CONCEPT #3 Pros: • Good pedestrian connectivity from Julia Davis Park to the familycommercial oriented park • The gateway park at the eastern end is a good-sized park for multipurpose activities and events • Good building layout - this concept has the best building layout within the Energy Zone • Good amount of commercial space within the Family-Commercial Zone • Pedestrian corridor has a very clear layout and a good green network because of large canopy trees • Park/plaza in the Energy Zone connects across the pedestrian corridor and street to bring people into the space Cons: • The family-commercial park/plaza may be too close to the gateway park at the eastern end of the District • Several building layouts do not respond or relate to surrounding buildings and/or conditions - the block west of South Ave B and south of the pedestrian corridor • A pedestrian crossing at South Ave B might be difficult to implement since there is no existing intersection - a good solution is using a well-lit, pedestrian crosswalk

Street diet with large canopy trees

Family-focused park with clear vehicular and pedestrian connection between Courthouse and Family-commercial Discovery Center oriented park focus on outdoor eating areas and Famer’s Market

Commercial-focused plaza or park

UI IDL Concordia

Elam & Burk Commerical building

5-story proposed commerical building

11-story proposed hotel 7-story proposed hotel

Idaho Independent Bank

Park Place

Idaho History Museum

Julia Davis proposed parking lots

Proposed planted pedestrian bridge

Discovery Center Expansion

Gateway to Downtown Boise LEGEND Place-specific public space Proposed Commercial Proposed Residential Proposed Hotels

Art Museum

Proposed Development Landmark

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Contemporary park design with landmark and water feature Terminus of Central Addition

700’

1,400’

1/4 mile

2,100’

Main Streets

Proposed Streets Proposed Pedestrian corridor Proposed Pedestrian Crossing

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Conceptual Design

LANDSCAPE TREATMENT

Clear connection to the Historic Business District

Clear connection to the BODO

Clear connection to the Julia Davis Park

LEGEND

Major landscape treatment - feature Heavy landscape treatment

Medium landscape treatment Light landscape treatment Major landscape treament general location of park or plaza

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The Adaptive Public Realm - Boise LIV District Public Realm Design The three conceptual designs establish a firm understanding of the spatial definition of the three different zones: Energy, Neighborhood Core, and Community Retail. The following site-specific program contains desired landscape elements that establish a vision for the parks, plazas, and streetscape within the Boise LIV District and progress the design to a higher level of detail.

A. Streetscape Design

1. Facility types a) Pedestrian connectivity b) Outdoor eating areas c) Urban forestry d) Stormwater Management e) Bicycle lanes and bike parking f) Parking g) Historic street lights and posts h) Curb-less streetscape - Design a Woonerf style street to put focus on the pedestrian. 2. Size a) Walkways should either have a minimum width of 16 feet from the curb edge to storefront, or a 20-foot setback for commercial/mixed-use blocks to provide pedestrian oriented space, or a 10-foot minimum width when street parking is provided b) A five-foot weather protection along 50% of facade facing west or south c) Buildings should be setback 10 feet from sidewalks unless a storefront is added with weather protection and 60% facade transparency d) A 60-foot minimum spacing and 100-foot maximum spacing encouraged between building entrances e) At least 60% of facade should have 30 inches to 12-foot tall windows; 15% for residential, 25-40% for non-residential, non-storefronts 4-8 feet above the sidewalk. f) Storefronts and other buildings with non-residential uses on the ground floor shall include at least three articulated features every 50 feet (maximum) to create a pattern of small storefront. g) Building facades that are wider than 122 feet should provide either a vertical building modulation at least 20 feet deep and 30 feet wide and extend at least one-half of the building floors 3. Performance Criteria a) Functional space b) Enjoyable c) Flexible and user friendly

d) Well lit night experience - use additional colored lighting 4. Activities a) Circulation b) Eating and sitting c) Entertainment 5. Users a) All types of users - make everything ADA accessible and easy to use by all age groups and types of people. 6. Season/Time of Day a) All year and all day

B. Gateway Park (public space located at the eastern end of the Central Addition)

1. Facility types a) Performance stage for concerts and events b) Major landmark that acts as a terminus of the pedestrian corridor c) Water feature that relates to the Boise River d) Landscape buffers along Myrtle and Broadway Street 2. Size a) The entire end block of the Central Addition - Creates a prominent terminus to the district. b) Performance stage and seating area should take up at least one quarter of the park c) Landmark shall be 30-75 feet tall 3. Performance Criteria a) Enjoyable b) Functional space c) Flexible and user friendly d) Multipurpose e) aesthetically pleasing f) 4. Activities a) Circulation b) Eating and sitting c) Entertainment 5. Users a) All types of users - make everything ADA accessible and easy to use by all age groups and types of people. 6. Season/Time of Day a) All year and all day

Central Addition Site Specific Programming

C. Main vehicular entrances (Heading north on 3rd Street from Julia Davis Park, north and south on 6 and 5 Street)

1. Facility types a) Landmark - Either a sculpture, entrance pillar, or sign b) Prominent street trees c) Bike lanes and bike parking d) Street parking e) Historic street lights and lamp posts 2. Size a) Parking stalls should be 20 feet long by 8 feet wide b) Landmarks should be designed to the human scale - Create a landmark that is between 8-15 feet tall c) Bike lanes should be 5 feet wide d) Place bike staples in groupings of 3-5 along street corners and curb extensions e) Trees should have a large canopy ranging from 40-60 feet 3. Performance Criteria a) Entrance should be clear and welcoming b) People should be able to see a difference in the style of design as they enter the district c) Entrance should slow vehicular traffic and emphasize the importance of the pedestrian 4. Activities a) Vehicular access b) Pedestrian access c) Access for delivery trucks d) Eating and sitting e) Entertainment 5. Users a) All types of users - focus on the pedestrian 6. Season/Time of Day a) All year and all day use

D. Energy Zone

1. Facility Type a) Commercial centered plaza b) Pedestrian corridor along Broad Street c) Historic parcel layout d) 3-5 story commercial and office buildings e) Path and bike lane 2. Size a) Quarter block-sized plaza b) Pedestrian corridor minimum 50 feet width c) Parcel should be long and narrow d) Interior walks should be a at least 10 feet wide 3. Performance Criteria a) Artistic feel b) Intimate c) Well-connected walkways d) Easily accessible bike storage and lanes e) Enjoyable f) Multifunctional plaza 4. Users a) All types of people and ages, focus on middle-aged business people 5. Time of Day/Season a) All day, focus on providing an excellent nighttime experience

The Adaptive Public Realm - Boise LIV District Public Realm Design

E. Neighborhood Zone

1. Facility Type a) Family-oriented park b) Abstract play structure c) Private rooftops for residence d) Entertainment-focused pedestrian corridor e) Eating areas f) Facilities for dogs 2. Size a) Park should be a minimum of one block in size b) Mid-block pedestrian connections c) Play structure should be approximately 50 feet by 50 feet d) Eating areas should sprawl 10-20’ out into sidewalks and the plaza 3. Performance Criteria a) Enjoyable experience b) Multifunctional Experience c) Rooftops should have great views, seating, and functional space d) Family-friendly atmosphere 4. Users a) Pedestrian corridor should be oriented towards all users b) Rooftops should be oriented towards residents c) Play structure should be child-friendly d) People working or visiting the Ada County Courthouse e) People visiting the Discovery Center or Julia Davis Park 5. Time of Day/Season a) Play structure will be used during the day b) Park should be designed for day and evening use

F. Community-Retail Zone

1. Facility Type a) Family-commercial plaza that has space for a Farmer’s Market b) Eating areas c) Sitting areas d) Private rooftops for residence e) Parking structures for shoppers 2. Size a) Plaza should be 50 feet by 100 feet for the farmer’s market b) Eating areas should sprawl 15-30 feet out into plazas 3. Performance Criteria a) Plaza should have more hardscape with multifunctional space b) Open space with plenty of seating c) Landmark or landscape feature within the plaza d) Well connected walkways and spaces 4. Users a) Grocery shoppers b) All types of people and age groups c) Residence d) Visitors from Julia Davis Park e) Civic Plaza Apartment users and Idaho Water Center users 5. Time of Day/Season a) All day users and all season users

Central Addition Site Specific Programming

Bo ule

va rd

BOISE LIV DISTRICT 2060 MASTER PLAN

So uth

Ca pit ol

6 4 9

11 6 7

We st

Fro nt Str e

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3 11

LEGEND

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Ea st M yr t

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South Broadway Ave

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The Adaptive Public Realm - Boise LIV District Public Realm Design

BOISE LIV DISTRICT LAND USE BREAKDOWN

856 Total Residential Units (1,642 total residents) • 448 2-bedroom, 1,800 sf luxury condominiums • 338 2-bedroom, 900 sf middle-income apartments • 70 1-2 bedroom 600 sf affordable housing units Total Office Space: 468,074 sf Discovery Center Expansion: 49,154 sf

Total Commercial Space: 1,260,328 sf • Ground-floor retail, restaurant, and general commercial space: 920,984 sf • General commercial - 2 stories and up: 339,344 sf

2 Hotels - 255,436 square feet ~ 280 rooms Total New Parking: 4,993 stalls • Julia Davis Park Parking Lot Expansion: 193 stalls • On-street parking: 1,016 stalls • Off-street, structured parking: 3,784 stalls

North Site Map - Rescaled

Boise LIV District Master Plan

South Broadw

ay Ave

Birdâ&#x20AC;&#x2122;s Eye View Looking West

The Adaptive Public Realm - Boise LIV District Public Realm Design

Birdâ&#x20AC;&#x2122;s Eye View Looking East

So ut h

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ar d

Boise LIV District Master Plan

Centennial Plaza

Rooftop deck A’ 1 Grove of shade trees Outdoor giant chess set Water Feature

Stormwater infiltration garden

Outdoor eating & sitting area

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160’

240’

North

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The Adaptive Public Realm - Boise LIV District Public Realm Design

Centennial Plaza Perspective 1

Centennial Plaza is an inviting, multipurpose, and fun public space with a myriad of amenities. The pedestrian corridor runs directly through the plaza to bring people into the site. The space has plenty of seating, some of which is movable, an outdoor chess set that is open to the public, an interactive water feature that borders the plaza, and a shared street to increase the importance of the pedestrian. Trees like the Thornless Honeylocust (Gleditsia triacanthos inermis), Hornbeam (Carpinus caroliniana), or the Sawleaf Zelkova (Zelkova serrata) are the selected species for this space because they provide excellent dappled shade.

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Focus Area: Centennial Plaza

Centennial Plaza Section A-A’ Looking West

Outdoor eating & sitting area

Four-story Mixed-Use Building

Outdoor eating & sitting area

Water Fountain

Centennial Plaza

Outdoor Pedestrian Chess Set Corridor

Five-story Mixed-Use Building

A’

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60’

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Civic Plaza

Outdoor eating & sitting area Interaction Water Feature

1 Water Fountain Colored spotlights

Bike parking & picnic tables

Reflection pool

Stormwater infiltration gardens Natural rock children play area

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Focus Area: Civic Plaza

Civic Plaza Perspective 1

The Civic Plaza is at the intersection of two major pedestrian corridors. One runs along what is currently Broad Street and another that would run along South 2nd Street. The corridor connects the Ada County Courthouse to the Discovery Center. Because this space is located at a prominent crossroads in the Boise LIV District and is within the Neighborhood Core, the plaza contains amenities that are family-friendly and geared towards all ages. An interactive water feature and a natural rock play area, which are reminiscent of the Boise River and rocky foothills, allow children to interact with their environment in a fun and safe way. Large grass lawns and picnic tables provide spaces for families who want to relax and enjoy a meal. A multicolored spotlight, located at the center of the plaza, adds light and color to the space. Clear accessibility and visibility creates a safe and inviting atmosphere. A prominent water feature and reflecting pool adds a soothing sound for people enjoying a meal in the outdoor eating and seating areas bordering the Civic Plaza.

105

The Adaptive Public Realm - Boise LIV District Public Realm Design

Civic Plaza Section A-A’ Looking West

Four-story Mixed-Use Building

Outdoor eating & sitting area

Grass Lawn

Walkway

Grass Lawn

Walkway

Interactive Water Feature

Pedestrian Corridor

Outdoor eating & sitting area

Six-story Mixed-Use Building

A’ 0’

106

30’

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Focus Area: Civic Plaza

Albertson’s Plaza

Water Feature

Multi-functional space

Green roof 1 Grass area

Trellis

Stormwater infiltration garden

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The Adaptive Public Realm - Boise LIV District Public Realm Design

Albertson’s Plaza Perspective 1

Albertsons’s Plaza, named after the community grocery store, located within the Community Retail Zone, is geared towards the families and retailers located within the district. The multipurpose space features movable outdoor seating, a section for activities like Ping-Ping, a space for small community events, and a large area for the Farmer’s Market. Two grass lawns with shade trees soften up the hardscape surfaces. A pergola wraps around the space to provide shade and a separation of the outdoor eating spaces from the plaza where events will be held. A shared street takes the focus off of the automobile and brings emphasis to pedestrians. The buildings around Albertson’s Plaza will also contain retailers and community grocery stores.

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Focus Area: Albertson’s Plaza

Gateway Park

Reflection pool

Art feature inspired by the work of Janet Echelman Bus stop

Grass lawn Stage for concerts & events

1 Grand entrance with fountain

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The Adaptive Public Realm - Boise LIV District Public Realm Design

Gateway Park Perspective 1

Gateway Park is the eastern terminus of the Boise LIV District as well as the gateway into downtown Boise for people crossing Broadway Bridge. The multipurpose park has a large grass lawn and a stage for a variety of events and concerts. Two bus stops located along South Broadway Avenue accommodate public transportations needs, reduce the dependence on the automobile, and decrease traffic levels during large events. A prominent sculpture inspired by Janet Echelman, a world-famous artist, stands at the end of the pedestrian corridor and is tall enough to be seen from the western end of the District. Two interactive reflection ponds reflect views of the Boise foothills, the sculpture, and allow people to cool off during hot summer days. Gateway Park acts as a major landmark for visitors as they enter downtown via Broadway Bridge.

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Focus Area: Gateway Park

Pedestrian Corridor Section A-A’

A’ A

Site Map - Rescaled

A’

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The Adaptive Public Realm - Boise LIV District Public Realm Design

BOISE LIV DISTRICT

The shade analysis ensures that buildings to the north have sufficient solar exposure, especially during winter months. This analysis was calculated at noon during the Summer Solstice, Equinox, and Winter Solstice. Sunlight during the Summer Solstice, seen below, radiates into every part of the Boise LIV District. Every plaza and space along the pedestrian corridor would receive sufficient sunlight during the day.

SHADE ANALYSIS - SUMMER

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Boise LIV District Shade Analysis

BOISE LIV DISTRICT

The solar radiation at noon during the Equinox would still be sufficient for buildings located to the north. The shade angles would be at 47 degrees, which would cast a 46- foot shadow for a four-story building. The buildings south of the pedestrian corridor are designed to let the maximum amount of sunlight into the corridor while maintaining a dense, tall development.

SHADE ANALYSIS - EQUINOX

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The Adaptive Public Realm - Boise LIV District Public Realm Design

The solar radiation at noon during the Winter Solstice will reach the base of the buildings to the north, allowing sufficient sunlight into the bottom floor. There are several instances where the pedestrian corridor is more narrow and will only receive light into the second floor. To mitigate this problem, reflective building materials will be used along these sections of the pedestrian corridor to reflect light into the shaded areas.

BOISE LIV DISTRICT

SHADE ANALYSIS - WINTER

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Boise LIV District Shade Analysis

Shade Analysis Shade angles at noon along the pedestrian corridor

Below is an example of a narrow section of the pedestrian corridor. Sunlight barely reaches the bottom floors of the northern buildings. To mitigate this problem, reflective building materials are used to allow sunlight to penetrate even the most shaded areas. Most buildings that are south of the pedestrian corridor are three stories tall, allowing the winter sunlight to penetrate the first floor completely.

Summer

Winter

Equinox

23 o 70

47 o

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The Adaptive Public Realm - Boise LIV District Public Realm Design

BOISE LIV DISTRICT

The stormwater management plan provides a method of capturing and filtering stormwater runoff from impervious surfaces. The introduction of more buildings, walkways, and plazas add additional surface area for rainwater to accumulate and run off the site into a nearby body of water like the Boise River. This may cause flooding and erosion downstream. The 26,634 square feet of stormwater infiltration gardens collects the runoff, filters the pollutants, and infiltrates the water into the ground, recharging the aquifer below the surface.

STORMWATER MANAGEMENT

Stormwater Calculations: 1,508,280 total square feet of new hardscape: • Total roof area: 920,984 square feet • Total impermeable street area: 587,296 square feet Rational Method (The Rational equation is the simplest method to determine peak discharge) Q = CiA Q = Peak discharge C = Dimensional runoff coefficient • Roofs and roads have a coefficient of .98 i = Average rainfall intensity (inches/hour) for a chosen rain storm event • Boise’s 25-year, 1-hour storm has an intensity of 0.8” per hour A = Impermeable area • 1,508,280 square feet Q = (.98)(.8”/hour)(1,508,280 sf) = 27.14 cubic feet per second (97,704 cubic feet in one hour) Total area of Stormwater Infiltration Garden: 26,634 square feet • 26,634 square feet x 3-foot depth = 79,902 cubic feet This design can handle a 25-year, 2-hour storm for 49 minutes without releasing any water into the stormwater drain system.

Total Green Roofs: 130,563 sf Total Stormwater Infiltration Gardens: 26,634 sf

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Boise LIV District Stormwater Management Plan

Stormwater Analysis Stormwater infiltration gardens along the pedestrian corridor capture, filter, and infiltrate rainwater into the ground. This efficient method of managing stormwater reduces flooding and erosion downstream and provides an aesthetically pleasing urban environment.

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BOISE LIV DISTRICT

PARKING BREAKDOWN P2 Parking Overlay Requirements: • Residential - 0.8 spaces per unit • General commercial - 0.33 spaces per 250 sf • Office - 1st floor: 0.66 spaces per 250 sf 2nd floor: 0.25 spaces per 250 sf Required parking: 720 spaces

Total New Parking: 4,417 stalls • Julia Davis Park Parking Lot Expansion: 193 stalls • On-street parking: 1,016 stalls • Off-street, structured parking: 3,208 stalls

Total Parking Provided: 875 spaces

P1 Parking Overlay Requirements: • 0 off-street parking

P2 Parking Overlay Requirements: • Residential - 0.8 spaces per unit • General commercial - 0.33 spaces per 250 sf

P1 Parking Overlay Requirements: • 0 off-street parking

Required parking: 136 spaces

Total Parking Provided: 254 spaces

Required parking: 1,312 spaces Total Parking Provided: 1,190 spaces

P3 Parking Overlay Requirements: • Residential - 1.0 spaces per unit • General commercial - 0.50 spaces per 250 sf Required parking: 998 stalls

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Total Parking Provided: 889 spaces

Boise LIV District Parking Reduction Overlay Breakdown

BOISE LIV DISTRICT

Phasing is an important element of the Boise LIV District design. To ensure that this design meets the needs of the city of Boise while meeting the desires of developers and fits into the current state of the Central Addition, three build-out phases were established. In Phase One, dilapidated buildings will be demolished with an effort to preserve and reuse materials on site and will be redeveloped along with vacant lots. This phase will occur over the next ten years and will re-purpose a major section of Broad Street into the pedestrian corridor.

2025 - PHASE ONE

177 Total Residential Units Total Commercial Space: 322,480 sf

2 Hotels - 280 rooms Total Office Space: 27,452 sf Discovery Center Expansion: 49,154 sf

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The Adaptive Public Realm - Boise LIV District Public Realm Design

BOISE LIV DISTRICT

Phase Two will continue to redevelop buildings that are at the end of their life span. The life span of a grocery store or commercial building is typically around 40-50 years. The buildings south of Myrtle Street were developed in the early 90’s, so these buildings will be re-purposed or demolished and redevelopment by 2040. Properties that were recently built or have a longer life span due to recent redevelopment or remodel will be preserved. These buildings include WinCo, Whole Foods, Walgreens, CSHQA, Trader Joe’s, the University of Idaho Integrated Design Lab, Concordia University School of Law, Idaho Independent Bank, and Park Plaza.

2040 - PHASE TWO

254 Total Residential Units Total Commercial Space: 205,162 sf

Total Office Space: 211,231 sf

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Boise LIV District Build-Out Phasing

BOISE LIV DISTRICT

TOTALS:

2060 - PHASE THREE

856 Total Residential Units (1,642 total residents)

Total Commercial Space: 1,260,328 sf 2 Hotels - 255,436 square feet ~ 280 rooms Total Office Space: 468,074 sf Discovery Center Expansion: 49,154 sf Total New Parking: 4,993 stalls

The final phase will include a full redevelopment of the Central Addition. In 2060, Trader Joe’s, which was built in 2013, will be at the end of its life span and will be redeveloped. As the city transitions towards more mixeduse, dense developments, the Trader Joe’s block will not meet the needs of the people.

425 Total Residential Units Total Commercial Space: 732,686 sf

Total Office Space: 229,392 sf

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The Adaptive Public Realm - Boise LIV District Public Realm Design

Conclusions

Axonometric

This project is set up with several major phases that help refine the goals, objectives and program

of the Boise LIV District. The research section of this project reveal that a well designed district consists of edges, landmarks, pathways, and nodes. A good network of paths and community space increase the

Tree Canopy

potential for human interaction and community development. Streets should be playful, inviting, and enjoyable for all age groups and income levels. An urban neighborhood should be dense, diverse, and designed to the human scale. Any public space should have plenty of seating and needs to be safe and

Green Roofs

secure. A walkable, pedestrian-oriented downtown adds to the vibrancy and livability of downtown. A district should have a mix of uses and a variety of housing types. Choosing literature from different time periods was an excellent way to compare and contrast human values over time. The focus of creating a pedestrian-oriented design was discussed in both older literature written by Lynch, Jacobs, and Whyte as

Vegetation

well as newer texts like the Urban Design Handbook.

All of the lessons learned from the research are supported by the case studies that confirm the

importance of planning for a mixture of residential, commercial, and office use. Providing an excellent

Bioswales & Water Features

network of pedestrian walkways, public spaces, and pedestrian-oriented streetscapes create an inviting, livable downtown atmosphere.

The goal of the Boise LIV District is to create an adaptive and lasting public realm, use an efficient

Buildings

and innovative design approach, and create a pedestrian-oriented public realm that meets the broadest range of needs while implementing the lessons learned from research, case studies, and precedent studies.

The final design for the Boise LIV District public realm establishes a strong mixed-use building

scheme with a clear network of pathways and vehicular circulation. The pedestrian corridor, that

Walkways

would replace what is now Broad Street, would enhance the livability and vibrancy of the District while providing a clear connection to Boise Downtown (BODO), the Basque District, and the Historic Business District. A large network of stormwater infiltration gardens would collect stormwater runoff from the impervious surfaces, putting less stress on the Boise River and downstream bodies of water. The gardens would add to the aesthetics and sustainability of the District. Gateway Park would act as an entrance to downtown as people cross over Broadway Bridge. It would also be the eastern terminus of the Boise LIV District. The introduction of green roofs in the District would provide a flexible space that would be used for urban agriculture or act as a private space for residents. The urban tree canopy would create a habitat for birds and provide shade for people on the streets and along the pedestrian corridor. This design achieved all the selected goals, objectives, and programming elements.

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Roads

Works Cited

Works Cited Allen, Dave. “The Return of the Displaced to the Pearl District.” NORTH a Brand Agency in Portland Oregon. N.p., n.d. Web. 13 Mar. 2015. Barnes, B. “A Short Basque History.” Boise Weekly. Original date of publication 27 July 2005, reproduced Online, accessed 01 April, 2015. Central Addition Master Plan. City of Boise – Planning and Development Services. July 2014 “City of Greensburg Main Street Streetscape.” ASLA 2011 Professional Awards. Web. 16 Mar. 2015. Daramola-Martin, Ayo. “Liverpool One and the transformation of a city: Place branding, marketing and the catalytic effects of regeneration and culture on repositioning Liverpool.” Place Branding and Public Diplomacy. 21 Aug. 2009. Volume 5. Pages 4, 301–311. “Discover Regina’s History.” City of Regina. 2009. Web. 17 Mar. 2015. Edlen, Gerding. Principles of Place. 2006. Print. Eleven Principles for Creating Great Community Places. Project for Public Spaces. Web. 08 Apr. 2015. Gehl Architects. Downtown Seattle Public Space & Public Life. 2009. Gehl, Architects. Life between Buildings Using Public Space. Washington, DC: Island, 2011. Print. Gilles Gauthier. The Linear City Project. Web. 07 Apr. 2015. Gindroz, Ray, Rob Robinson, Paul Ostergaard, Barry J. Long, Maggie Connor, and Eric Osth. The Urban Design Handbook: Techniques and Working Methods. New York: W.W. Norton, 2013. Print. Hartley, Derrick. “Liverpool One: Remaking a City Centre/Liverpool: Shaping the City.” The Town Planning Review. 2012. Volume 83. Pages 111-122. Print. Heid, Jim. The Evolution of the Planned Community. Urban Land Institute. 2012. Print. Hosmer, B Charles. “Preservation Comes of Age: From Williamsburg to the National Trust.” Bulletin of the Association for Preservation Technology. 12.3 1980: 20-27. Web. Hough, Michael. Cities and Natural Process. London: Routledge, 1995. Print. Hummel Architects. “St. Luke’s Health System’s Boise, Idaho Facility.” October 2014

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The Adaptive Public Realm - Boise LIV District Public Realm Design Jacobs, Jane. The Death and Life of Great American Cities. New York: Vintage Books. 1961. Jeff, Speck. Walkable City: How Downtown Can Save America, One Step at a Time. New York: Farrar Straus & Giroux, 2012. Lewis, Jordan, and Mike Schwindeller. Adaptive Streets - Strategies For Transforming The Urban Right-Of-Way. UW Green Futures Research and Design Lab, Gehl Architects, and Schulze + Grassov. “Liverpool One: The Beat Goes on and Strong in Liverpool.” Centaur Communications Ltd. 7 Apr. 2011. Pages 22-23. . ProQuest. Web. 28 Oct. 2014. “Liverpool One: The Paradise Project.” Planning 2008: 17. ProQuest. Web. 28 Oct. 2014 Lofland, Lyn H. The Public Realm: Exploring the City’s Quintessential Social Territory. Hawthorne, NY: Aldine De Gruyter, 1998. Print. Lynch, Kevin. “A Theory of Good City Form.” Good City Form. Cambridge, MA: MIT, 1984. 1-99. Print. Lynch, Kevin. The Image of the City. Cambridge, MA: MIT, 1960. Print. “Mixed-use Project of the Year: Liverpool One.” Regeneration & Renewal. 18 Sep. 2008: 17. ProQuest. Web. Pearl District Access and Circulation Plan – Existing Conditions Report. Portland Bureau of Transportation - City of Portland. 2012. https://www. portlandoregon.gov/transportation/article/306707 “Pearl District.” Yelp. Web. 13 Mar. 2015. Portland Streetcar Development Orientation Transit. Portland Streetcar. 2008. http://www.portlandstreetcar.org/pdf/development_200804_report.pdf Regina Downtown Neighborhood Plan - Walk to Work. City of Regina: 2009. Print. Scheer, Brenda Case. The Evolution of Urban Form: Typology for Planners and Architects. U.S.: American Planning Association, 2010. Print. “Short-Term Energy Outlook.” U.S. Energy Information Administration. http://205.254.135.7/forecasts/steo/outlook.cfm. Solomon, Mark, and Beth Scott. Rathdrum Prairie Aquifer Future Water Demand. Tech No. 201404. Idaho Water Resources Research Institute. Dec. 12, 2015. Print. Speck, Jeff. Boise’s Downtown Walkability Analysis. City of Boise. Speck & Associates. 2013.

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Works Cited Szasz, Ferenc. “Quotes About History.” History News Network, 26 Dec. 2005. Web. February 22, 15. “United States Census Bureau.” Ada County QuickFacts from the US Census Bureau. N.p., n.d. Web. 01 Apr. 2015. “United States Census Bureau.” Boise City (city) QuickFacts from the US Census Bureau. N.p., n.d. Web. 01 Apr. 2015. U.S. Department of Energy. “Buildings Energy Data Book.” Web. 23 Feb. 2015. Verebes, Tom. Masterplanning the Adaptive City: Computational Urbanism in the Twenty-First Century. New York: Routledge, 2014. Print. William H. Whyte. The Social Life of Small Urban Spaces. Washington, D.C.: The Conservation Foundation, 1980. Images Cited Central Addition Boundary, Central Addition Looking East, and Central Addition Looking West Google Earth Liverpool One Context Map https://www.google.com/maps/place/Liverpool,+Merseyside,+UK/ Liverpool City Center http://www.constructionweekonline.com/pictures/gallery/Design/Liverpool-One-3.jpg Nightlife at Liverpool One http://www.intechsolutions.uk.com/wp-content/uploads/2011/04/Liverpool_One_22.jpg Touch Screen Maps seen Throughout Liverpool One http://blogs.edgehill.ac.uk/tom/files/2008/10/map-liverpool-one.jpg Statement on Grosvenor’s Website https://www.bdp.com/en/Projects/By-Name/F-L/Liverpool-ONE/ A Green Edge in a City Gindroz, Ray, Rob Robinson, Paul Ostergaard, Barry J. Long, Maggie Connor, and Eric Osth. The Urban Design Handbook: Techniques and Working Methods. New York: W.W. Norton, 2013. Print.

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