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InQuincy

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Our studio would like to thank the following individuals, agencies and organizations for generously sharing their time and expertise over the course of the semester.

&LW\ RI 4XLQF\ Mayor Thomas Koch Maureen Geary, Economic Development Coordinator

3DUWQHU 2UJDQL]DWLRQV Asian Community Development Corporation (ACDC) Boston Chinatown Neighborhood Center (BCNC) Quincy Asian Resources, Inc. (QARI)

&LW\ RI 4XLQF\ 'HSDUWPHQWV Asian Office Department of Planning and Community Development Police Department Public Works Department Quincy Housing Authority Traffic and Parking Department

6SHFLDO 7KDQNV 7R Boston Premier Cabot, Cabot and Forbes Comfort Vision Excel Signs & Storefronts Fairy Cafe Gate Residential Great Chow Greystone Consulting Heritage Companies Jim’s Hair Studio Kam Man Foods

Massachusetts Bay Transportation Authority Pho Countryside Redgate S&R Bedding Safy Halal Market Sammie’s Beauty Shop Sasa Cosmetics State Representative Ronald Mariano State Representative Tackey Chan State Senator John F. Keenan Yocha

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$ 0HVVDJH IURP WKH ,QVWUXFWRUV ࣒ؓϥϣ྄Ҟ Based on the belief that “Quincy is poised to be the next great urban development story,â€? Quincy Mayor Thomas Koch has been vying to bring development to Quincy’s downtown. Despite the failure of an ambitious $1.6 billion downtown redevelopment (Street-Works) that looked to add 3.5 million square feet of stores, restaurants, and new residences to a semi-vacant, ten-block area around Quincy Center, Quincy is experiencing a surge in new apartment and condo construction. 2015 saw the development of several new luxury high-rise apartment, condo, and commercial projects. Real estate developers, gambling that Quincy’s T station areas will soon begin to draw in young professionals priced out of Cambridge and Somerville, imagine that Quincy could be the next Cambridge and Somerville. Indeed, the city’s population, which according to a UMass report has increased 8 percent since 2010, is projected to grow by another 25 percent by 2035, owing in part to “an influx of buyers lured by a quick commute to Boston and its relatively more affordable home prices.â€? But how can Quincy ensure that projected growth will benefit those who currently call Quincy home? How can Quincy insure that it remains an affordable place to live? And how can Quincy remain a gateway city - a place where future immigrants—from China and elsewhere—can put down roots? Indeed, this is an excellent time for Quincy to plan for its future - to shape future growth so that it reflects the needs / desires / ambitions of its citizens, as opposed to the whims of the market. The goal of this studio was to help Quincy do just that.

ӚЊߗҞ䌧á?’Ő?ĎžŃŽĐŠĐŽĎŁĎŤŕť–Ͻϥ‍ؾھ‏ч ࣠‍ݞ‏Ѩ䌨äŠ&#x;á?’Ő?â€ŤŘľâ€ŹÓ•ŕš›ŢŹŕŚ&#x;䊥༓ᚳৎЯѰá?’ Ő?‍߅ؾ‏Վϰч࣠äŚšŕ§€â€ŤÜ‰â€ŹĎŁŕŁŻŕł°Đšá˜Ľá˜ĽĎĄ á?ť Ѥׄ‍߅ؾ‏Ó?Ń‹Ń‡äŠ›ŕŚ…ŃŹÖžŕĄ„äŠœâ€Ť×šâ€Źŕ¨&#x;ĎŚäŠ&#x;‍ؚ‏ ঩ҨҿĐŠá?’Ő?ЅКป‍׺ٝײ‏ઑϥÖ?ĎŤŕŚ…ß… ϥ‍׺‏ҟҜӸ â€Ť×›Ý›â€ŹŇ¤ß­ă¤‹ĎĄŕ ąâ€ŤŢ‚â€ŹäŠ&#x;ŕ źŕ°–Ń„ ĐˆÖ™ß…äŠ&#x;á?’Ő?ÔœϨҏࣾĐˆÔ?áˆ?ŕ ƒâ€ŤŢ—â€ŹĎĄŕŹžŕŚ ŇśÓ•äŚš Ń‘Đ?ÔŠĎŁÔˆĐˆĎĄá€˝â€ŤÜ“â€ŹĎĄŇ™৥Ô?áˆ? Ń„ŕ ąâ€ŤŕŁŻ×Źâ€ŹŰľĎĄŃ‹Ń‡äŚšŕ šŃ â€ŤÝ—â€ŹŃ‹Ń‡â€ŤŮˇâ€ŹäŠ&#x;ÔœϨŃ… á?’Ő?Ń ŕŠŒŰ–Ń ß…Ô•ϞЪŃŒŕ¨Œŕ§‰Ô?঺൮‍ؾ‏фສ ࢪâ€ŤŰ†â€ŹŕŚŒâ€ŤŘľâ€ŹÓĄŮ˘Ń¸Ň™ĎĄŃ‘â€ŤŮˇ×ŹŕŠ°Úłâ€ŹĐŽá?Żâ€ŤÚ€â€ŹäŠ&#x; Đ‚ࢣá?’Ő?Đ?ĐŒŃŽĐŠĐŽϣϫ঺൮â€ŤÚˆâ€ŹĎĽŕşŞŕ˘Şâ€ŤŰ†â€Ź ŕŚŒäŚš৯ӢäŠ&#x;࣠ࣞ80DVVϥ‍Ý?ڝ‏äŠ&#x;â€ŤŘľÚľâ€ŹĎĄĎŞâ€Ť×˜â€Ź ÔŠ Ń‘КϰӔҏҜӕό 䊘äŠ&#x;ভ‍ذ‏Ϩ Ń‘Ň?Ó“Ó?ŇśÓ• 䊘äŠ&#x;ӚЊ䌧ϣÔˆҩϺமࡲŕŽ€ ĎĄŃŒâ€ŤÖĄÝŹâ€Źŕ˝•Ń„ÔˇÔšŃ…Ѹҏ௾ϥÖ™ŕ š٢۴ŕ¨Œŕ§‰ ϥ՟р䌚䌨 Ԕϼá?’Ő?Ő˜ĐŒ৯ӡভ‍ذ‏ϥҜӕĐ?ĐšŮ?ŃŠÔˆÔ„ Ó“Đšá?’Ő?ĐŠŃ€ĎĄĎŞÔ ŕłŻÖŚäŠ˛á?’Ő?Ő˜Đ’ĐŒâ€Ťŕ˘ŽŘŽâ€Ź ‍ؚ‏ԕߔ‍Ű?‏ϼϣύҏ௾ϥ֙߅֌䊲К߾á?’Ő?Ň’ â€ŤŘ­â€ŹĐŒâ€ŤŘšŮ Ű†â€ŹĎĄŐžâ€ŤŘľÚľÝ?â€ŹŃ Ö§äľ‹äľ‹ĎŁĎŤâ€ŤŰ”â€ŹĎ°ŕŻ„ â€ŤÚžâ€Źäľ‹äľ‹ÔŠĐ…Đťâ€ŤŮˇÚˆâ€ŹÔˇŃ˜Ń Ň¤ĎĄĎŞĐ?КТ࣠ӥ ŕ˘’ĎĄŃ Ň¤äŠ˛ ৯ӢäŠ&#x;Ϝϼá?’Ő?ĐŠâ€ŤŘšâ€ŹĎĄâ€ŤŰ”â€ŹĎ°ŕŠşŕŠżĎĄßşŕŤ&#x;Đ–Ňš äľ‹äľ‹Ů?‍۔‏ϰҜӕюŕŁ?äŠ&#x;Кۏҿ‍ڞ࢒׎ބ‏ϥؑ Ř’ ÝƒÖł ŕł°ĐšäŠ&#x;Ň‘Ϥϼâ€ŤŘľâ€ŹÔžĎĄŕŁąŕŚŠäŚšâ€Ťŕ †Ř°Ţ—â€Ź ĎĄŰľŕ łŕŚ?ŕŚ?ϲϼ‍फ़ݧ‏á?’Ő?Ô&#x;ŃŽϜύ䌚

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Spring 2016 Studio Collaborators 2016春季設計課合作者

Instructors

Student Contributors

導師

學生貢獻者

Dan D’Oca Stephen Gray Kathy Spiegelman

Andrew Alesbury Cory Berg Omar Carrillo Tinajero Cesar Castro Carissa Connelly Matthew Curtin Omar De La Riva Omar Farroukh Daniel Foster Clara Fraden Peimeizi Ge Arjun Gupta Sarma Jessica Jean-Francois Howaida Kamel Miriam Keller Mina Kim Justin Kollar Sarah Leitson Katherine Miller Jack Popper Andres Quinche Erica Rothman Illika Sahu Edgardo Sara Muelle Hanna Schutt Jorge Silva Alyson Stein Andrew Stokols Kevin Symcox Antara Tandon Jimena Veloz Lindsay Woodson

Teaching Assistants

助教 Faisal bin Ayyaf Almogren Jeff Knapke Stephany Lin Dana McKinney Translators

翻譯 Boya Guo Benni Pong Kitty Tsu Wen Wen

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InQuincy

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$ERXW ,Q4XLQF\ ȰǏ+P3WKPE[ At Harvard University’s Graduate School of Design, first year urban planning students engage in a project-based learning class, also known as a core studio. Every spring, a different Gateway City in Boston’s metropolitan area is chosen as the studio’s focus. For 2016, Quincy, Massachusetts was chosen as the subject of study; specifically, the studio was tasked with generating inclusive, sustainable, and realistic proposals for transitoriented development in the areas around the City’s MBTA (“T”) stations at North Quincy, Wollaston and Quincy Adams.

ϨՀ౷Ͻѹ‫ૢ୳ذޗ‬Тࡨ䩟ϣёٜϡ‫੺صڵ‬ ੿ѹТ‫۾‬ӿϦϣѹ‫׈‬й࣯۵ЊҰϡࠆࡄ䩟Ї ҩिЊಚК‫ࠆذޗ‬䦚ҟёࡇࡵЁϩϣϫϤ ӎϡமࡲ஀ϽЁ‫߅ص‬ϡ՞‫صڵݏ‬ҩ‫ק‬Њ‫ذޗ‬ ࠆϡԳѡ䦚 ё䩟ਝ૸ϡᐒ՝ҩ‫ק‬Њ୳ૢ ϡҰՂ䩮‫ئ‬ԇϡ䩟‫ࠆذޗ‬ϡ‫ࠔڗ‬ϥЊ‫ܚ‬ᐒ ՝䩟ᕲࠁট஀фᐒ՝ਐԄটсੌۖϡ‫࣒֡ے‬ ‫ז‬чࣁ٤ప‫بد‬ϡ䩟Н‫۝ف‬ϡ䩟ॸНӢѳ ϡҤଈ䦚

The spring 2016 semester was spent doing a variety of activities, including engaging the community, researching Quincy’s social, spatial and environmental conditions, designing proposals to address the City’s opportunities and challenges through spatial interventions around the T stations, and drafting implementation plans to illustrate the financial, political and legal feasibility of the design proposals. All of these activities helped the studio to understand the needs of the community and how they can be reflected in our planning proposals.

ёࡇࡵѹ‫׈‬ыࣁϦ‫҆ٿ‬Ϥӎϡ҅ ҁ䩟‫د‬၉घ߅‫۾‬ӿ䩟୳ૢᐒ՝ϡघϾ䦙‫׺‬Ҽ фࢰָ॒խ䩟֡ОϨсੌۖป‫ײ‬ϡ‫׺‬Ҽ‫ݾ‬ ভ䩟‫ذޗ‬о‫صڵ݇ל‬ϡҚϾфख‫ڕ‬ϡҤଈ䩟 вसۨ৖੺੿ϰᶽ਎‫ذޗ‬Ҥଈ੠ूϼ䩟ू੽ ϼф֚ಋϼϡНҲԛ䦚ӛϩϡ϶Ԉ҅ҁ‫ࡾݧ‬ ‫ࠆذޗ‬ԑ‫ث‬घ߅ϡؑؒйߵԑ‫ث‬јИϥҒ‫ح‬ Ќ‫ޡ‬ϨϢИϡ੺੿ҤଈЅҩՂѳϡ䦚

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Jan. 26

Studio Kick-Off Mid May

Jan. 30

Final Report to Mayor Koch

QARI Lunar New Year Festival

Apr. 27

Community Presentation

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January

(Above) Timeline of the InQuincy studio This timeline shows key milestones and the studio’s main areas of work

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February

March

April

May

This book is the distillation and compilation of all the work done during the semester. As such, it highlights what the studio believed most important to inform planning decisions in Quincy. We hope that our ideas and proposals can be of use to Quincy’s city officials in their efforts to inclusively, sustainably, and responsibly transform North Quincy, Wollaston, and Quincy Adams.

ĎśÓ†â€ŤÚŁâ€ŹĎĽŃ…Ňżâ€ŤÝąâ€ŹĎŤŃšâ€Ť×ˆâ€ŹŇ‚ĐžĎĄÖžÓ‘ϥ٤á?ąŃ„ ᓍച䌚ӎҊϥäŠ&#x;â€ŤÝ‡×œŘšâ€ŹĎŚâ€Ťŕ †Ř°Ţ—â€ŹÓ›ß—ŇžĎĄÖ† Ő?äŠ&#x;‍×?‏ԕԡ‍Ý?ڝ‏Ѱόá?’Ő?ϡ੺੿‍ݺ‏ড়䌚ϢĐ˜ â€ŤÖłÜ¨â€ŹĎ˘Đ˜ĎĄĐ‚ÖšŃ„ҤŕŹˆĐ?Кхá?’Ő?༂௞‍؂ܼ‏ â€ŤŘ¨ŘŻâ€ŹŃ äŚ™Đ?‍Ű?Ů â€ŹŃ Ń„ŕŤ?ૻâ€ŤÚ—â€ŹŃ ۨßƒâ€ŤÜšâ€Źá?’Ő?䌙 ᕲŕ ŕŚ&#x;ŕŽ€Ń„á?’Ő?ŕ¨?Ô„ŕŚ&#x;ĎĄŕ¤?Ҩϊ೯‍؛‏䌚

The first chapter details all of the engagement activities that the studio organized, as well as the aspects of the Quincy community that we learned about while doing so. The second chapter presents a condensed look at the research conducted on Quincy’s housing, transportation networks, natural systems, public realm and economic development. The third chapter delves into the challenges present at each station and proposes principles that should be taken into account when planning for these areas. As an annex, the book provides a brief look at all 32 projects generated by the students, to showcase the diversity of approaches to the same challenges and spaces in the City.

ҡϣ‍Ů?ŕ˘œ×?â€ŹĎŚÓ›ĎŠâ€Ťŕ †Ř°Ţ—â€ŹŕĽŹŕŻžĎĄâ€ŤŰžâ€ŹÓżŇ…Ň äŠ&#x; УϊϢĐ˜ϨŇ‚ϜխѨєЖњϺϥá?’Ő?ŕ¤˜ß…ĎĄ ҤҤÓŒÓŒäŚšҡÔ?‍×?‏á??୚όԏҿá?’Ő?ĎĄÖ™ŕ šäŠ&#x; ‍֥ے‏ӝ๪äŠ&#x;Đ†Ńźâ€Ťŕ˘ƒÚ?‏äŠ&#x;Ô?࢕֨ࡢŃ„ҏ௾ч࣠ϡ୳ૢ䌚ҡѧ‍ٚ×?‏ՊࡏŕĽ˜ĎŚŇ&#x;ĎŤÓ?Ű–ÓŒŕŻ† ϥख‍ڕ‏äŠ&#x;К߾٤ড়όϨŃ…ĎśÔˆß…෢੺੿Đ– ‍ߎŘ?׎‏ഓϺϥÖ?छ䌚ӑЊϣύปխäŠ&#x;Ϝӆ‍ڣ‏ ß˘Ď´Ń Ň˜ŕŞ†ĎŚÓ›ϊњТĐ˜Ň‚Оϥ ύ࣯۾äŠ&#x; ࣠ѳόϨ‍ؾھ‏ЅԚӎख‍ڕ‏ф‍׺‏ҟЅϥϤӎ‍؛‏ Ô‘Ҥܴ䌚

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InQuincy

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inQuincy is a product produced by the Urban Planning program at Harvard University’s Graduate School of Design. Organized through the program’s core studio curriculum, inQuincy grapples with the opportunities and challenges facing this historic Gateway City in a unique moment of growth and change. Working with faculty instructors and a variety of local stakeholders, the studio aims to develop inclusive, sustainable, and realistic visions for Quincy, particularly in underdeveloped areas around three of the city’s T stations: North Quincy, Wollaston, and Quincy Adams. In this document, which compiles and synthesizes the materials developed over the course of the semester, the studio hopes to share key lessons learned from its research and engagement, and to offer several prospective guidelines for designing, planning, and implementing transit-oriented development in Quincy. Engagement To glean the perspective of the diverse array of groups living and working in Quincy, the studio interviewed and surveyed residents, local businesses, developers and property owners, city government, and nonprofit organizations. These conversations and survey results provided critical insights into the state of Quincy’s housing, transit, social cohesion, and economic development, informing students’ approaches to designing transit-oriented development proposals. Research To better understand the conditions informing the current moment in Quincy, the studio conducted research on housing stock and affordability, transit access and use, economic development, the public realm and amenities, and natural and ecological systems. In their research, students addressed these topics both as they impact Quincy citywide, and as they might influence development decisions in and around the North Quincy, Wollaston and Quincy Adams Station areas. North Quincy Working primarily with an MBTA-owned parking lot immediately adjacent to the T station, the

LQ4XLQF\ϥϩՀ౷Ͻѹ‫ૢ୳ذޗ‬Тࡨ‫੺صڵ‬ ੿֟‫׬‬о‫ݗ‬ϡ‫ݗ‬Ԙ䦚‫࣯؏ۥؚ‬۵ಚК‫ذޗ‬ ࠆࠆࡄӛ६௾䩟Ϩϣϫ‫ئ‬ӡҶӕфԺ٩ϡЖ ࡻቫ፬ϺϦࣵ੗՞‫صڵݏ‬ӌхϡҚ߁фख ‫ڕ‬䦚؏‫ࠆذޗ‬ӿ࣒ؓф‫҆ٿ‬ӆс۱೯ԚԬ‫ٷ‬ ׁӑ䩟ᙲϨчࣁхᐒ՝‫بد‬ϡ䦙Н‫۝ف‬ϡॸ НӢѳϡ݃࢓䩟‫ئ‬ԇϥϨ‫ܚ‬ᐒ՝䦙ᕲࠁট ஀фᐒ՝ਐԄটѧϫсੌۖ‫ࣹر‬ϡ๲чܺс ߅䦚Ϩ϶‫ڤ‬ҹխЅ䩟‫د‬၉фրְ٤ᐱϦ‫ݱ‬ϫ ѹ‫׈‬ϡ୰ࢧ䩟‫ֳܨࠆذޗ‬Ќ‫ޡ‬дұϨ୳ૢф ‫۾‬ӿЅѹϺϡҌࡦ䩟йߵЊᐒ՝ϡ‫ذޗ‬䩟 ੺੿фਣࣘ‫ז࣒֡ے‬ыч٤పϣԈ‫۔‬ϰϡ‫܋‬ ࣒Ҥఴ䦚

‫۾‬ӿ ЊϦּओϨᐒ՝Т҅ф֞ӑϡϤӎळՂϡЃ ֚䩟‫ࠆذޗ‬൵භф݇୳Ϧ࢒‫ھ‬䩟Ԅс࠱‫ݏ‬䩟 ыч࠱ф‫׬‬Ұ䩟޶ׁू௞фۘॺ۱ԛ६௾䦚 ϶Ԉхҧф݇୳ְҝЊᐒ՝ϡ֙ࠚ䩟‫֡ے‬䩟 घϾ፝ుҨфҬ௵чࣁ٤పϦԳϴϡԊс䩟 ٍѹТ‫ז࣒֡ےذޗ‬ϡчࣁ٤ଈ䦚

୳ૢ ЊϦѸϮсԑ‫ث‬ᐒ՝ϡѳ૬䩟‫ࠆذޗ‬х֙ྎ ࡖ֝фН‫૳ݒ‬ԛ䩟ԍ࢕‫֡ے‬Нܺԛфٍѓ䩟 Ҭ௵чࣁ䩟ԍ࢕֨෢фࣉӀ‫ޗ‬ැ䩟ІѼфТ ‫ࢃڍݯ‬ыࣁϦ݇୳䦚ϨјИϡ୳ૢЅ䩟ѹТ И‫݇ל‬Ϧ϶Ԉҧ֤Ϥ঍Ќ‫ؙޡ‬৘ᐒ՝‫ص‬෢䩟 ЇНй‫ؙ‬৘Ϩ‫ܚ‬ᐒ՝䦙ᕲࠁট஀фᐒ՝ਐԄ টсੌۖ‫ࣹر‬ϡчࣁ‫ݺ‬೫䦚

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studio developed a diverse array of mixeduse development visions for the North Quincy area, ranging from modest apartment and retail developments to ambitious research and office campuses. Many of these development visions also sought to contend with the environmental vulnerabilities faced by North Quincy, and considered how green infrastructure could create attractive amenities that encourage development while also making the area more resilient to the impacts of climate change. Wollaston Working with a comparatively small and dispersed set of undeveloped and underutilized lots, the studio crafted creative proposals for development around Wollaston, including the creation of an arts district and up-zoning portions of Beale Street in order to encourage more commercial activity. Students’ development visions also sought to leverage the area’s increasing racial and ethnic diversity as a distinct asset for development and investment. Quincy Adams Working with a much more suburban fabric than the other station areas, the studio generated proposals for Quincy Adams that sought to both respect the existing environment and to appropriately densify and mix land uses around the T. These development visions also explored what mix of open space and other amenities would support the area’s growth. Implementation To project feasible and efficient paths from the imagination to the realization of transit-oriented development in Quincy, the studio considered strategies for financing, phasing, and addressing the political and institutional barriers to prospective projects. These implementation considerations and strategies follow the development guidelines in each station area chapter. The studio is deeply appreciative of the opportunity to work with the Quincy community in exploring the city’s exciting future. We hope the highlights of the semester’s work, presented in this document, are valuable to the City and its partners.

ࣁϺԝࢺϩ೰Кϡ୳ૢф‫ދ‬ԍࡩс䦚‫ܛ‬Є϶ ढчࣁ݃࢓ЇϨЂ‫֚ދ‬ӿ‫ܚ‬ᐒ՝ӌெϡࢰ॒ ໸ୟԛჟৎ䩟йߵ‫ߎڽ‬ੑաऴኝ‫ޗ‬ැҒ‫ح‬ Ќ‫߃ࡶޡ‬ϩ਌৉ҨϡࣉӀ‫ޗ‬ැ䩟ೖಽчࣁ䩟 ‫϶ٍ׍‬ϫ߅෢хҿӠԃԺ٩ϡ‫ؙ‬৘Ѹϩ಄ԛ ф೵Ҩ䦚

ᕲࠁট஀ ‫ࠆذޗ‬ӿϣ‫࠶ڍ‬ԚхЩґд્ϡ๲чܺф۱ ѓϤ߿ϡсࡰׁӑ䩟Њᕲࠁট஀‫ࣹر‬ϡчࣁ ٤оࡶЈԛ٤ଈ䩟‫د‬၉ࠃ߃ϣϫਲफ߅фц ԝঌঅՔҲ‫ڢ׭ݘ‬ٛ䩟йೖಽѸЄϡ࠱‫҅׬‬ ҁ䦚ѹТϡчࣁ݃࢓Ї‫ֳܨ‬Ќٍ؏߅෢Ϥऄ Ҷӕϡ҆ఓф‫ھ‬ఓЄҊԛюЊϣϫ‫ئݻ‬ϡч ࣁф‫ޞۄ‬ϡ‫ޞ‬ӆ䦚

ᐒ՝ਐԄট ӿԷјсੌۖ߅෢ϤϣҊϡϥ䩟϶ϫ߅෢ϩ ѸЄϡ᝭߅ഢԑ䦚‫ࠆذޗ‬Њᐒ՝ਐԄট٤о Ϧ٤ଈ䩟й‫׈‬ϨಀԳѳϩࢰ॒ϡӎЖሂԄс Ϩсੌۖ‫઼ࣹر‬٩фౢׁगсٍѓ䦚϶Ԉч ࣁ݃࢓ЇϨ෬౱ыӵ‫׺‬ҼфԷјࣉӀ‫ޗ‬ැϡ ౢׁЌ‫߅فݒ‬෢Ҷӕϡֆ՝䦚

ਣࣘ ԩЂࢣϺӢѳᐒ՝‫ז࣒֡ے‬ϡчࣁ䩟‫ذޗ‬ ࠆভ࠺ϦНҲॸϩ‫݌‬ϡಬዒ䩟ߎഓϦх‫۔‬ϰ ࣯۵٤ప‫ؖޞ‬䦙݇‫ݱ‬ЖҼ䦙ѡоू੽ϼф ‫֏ء‬ϼϡᅣዏϡ೫ଯ䦚϶Ԉਣࣘߎഓф೫ଯ Ϩҟϫӝۖс߅ϡ‫ڞא‬ЅЁᗆိϦчࣁ‫܋‬ ࣒Ҥఴ䦚 Ϩ෬౱϶ӏ‫صڵ‬ਘϪࣱ୒ϡ‫۔‬ϰҏЖ䩟؏‫ޗ‬ ‫ٹٹࠆذ‬ҀࢫНйӿᐒ՝घ߅ׁӑϡҚϾ䦚 ϢИ‫ࣁֳܨ‬ѳϨ϶‫ڤ‬ҹխЅϡ϶ѹ‫֞׈‬ӑϡ з‫ؘࠡ‬ϡ‫ח‬дх϶ӏ‫صڵ‬ф‫ؚ‬ϡׁӑᘒଏϥ ϩ٢ߚϡ䦚

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Community Engagement घ߅‫۾‬ӿ

Community engagement is the process by which residents offer their insights and feedback on plans for altering the built form to both public officials and private developers. It is an important component of any robust city planning process, and is especially vital in a diverse community like Quincy, where development will have to respond to the needs and desires of a complex array of groups and interests.

घ߅‫۾‬ӿϥ࢒‫ूזھ‬௞‫؂ܥ‬ф೙Ϫыч࠱ Ѱ੺੿Ҥଈ٤పԊ‫ث‬ф‫ބ‬ᗣϡОࡄ䩟йۨ Ժࠃю࣏‫ݯ‬䦚϶х‫حڗ‬ϣϫϩ҅Ҩϡ‫صڵ‬ ੺੿ОࡄϰМЁϥԳϴϡ६ю‫ח‬д䩟‫ئ‬ԇ ϥхҿՌᐒ՝ϣҊϡЄׄ٩घ߅䩟Ϩ϶Ѷ ‫صڵ‬ϡчࣁԕҘ‫׎‬ϣ‫࠶ڍ‬౳૝ϡळՂф۱ ೯ϡؑؒфֳ݃䦚

Imagining the development of sites around Quincy, the studio began by undertaking a community engagement process. The studio engaged residents through intercept interviews, questionnaires and social media, as well as local businesses, non-profit and for-profit developers, community organizations, and city officials through surveys and semi-structured interviews. A description and synthesis of these activities follows.

؏‫ࠆذޗ‬ԩЂࢣᐒ՝с߅ϡчࣁы‫״‬䩟ы ࣁϦघ߅‫۾‬ӿОࡄ䦚ࠆࡄ֡Оᘈ္භ՛䦙 чӵ՛ඵ਌৉࢒‫ھ‬䩟࢚֡О՛ඵф‫ְٻ‬ภ ܴභড୳ૢघ‫ے‬෪ՂфԄс࠱‫׬‬䩟ۘᒭ۱ ߵᒭ۱ыч‫ٷ‬䩟घ߅६௾ф‫؂ܥصڵ‬䦚϶ Ԉ҅ҁϡᆡ਎фมϴҒЎ䦚

The studio would like to thank everyone who shared their time and thoughts with studio members throughout the engagement process; the development guidelines and prospective proposals detailed in later parts of this book would not have been possible without it.

‫ࠆذޗ‬ЂϴҀ‫ه‬ӛϩъԈ֡О‫۾‬ӿОࡄ‫ז‬ ࠆࡄю‫؂‬ᕠຶϦЖҼфЂ֚ϡϪИ䩮Эϩ 㯄И䩟϶ӆ‫ڣ‬ћӌ‫ח‬дϡчࣁᜌϴф‫۔‬ϰ ࠃ৶ϡ࢜‫ڞ‬ЇԕϤ࣢ࡖϨ䦚

Community Engagement

11

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(Above) Harvard graduate students complete questionnaires with Quincy residents at the QARI Lunar New Year Festival

ϼ֖ Ϩᐒ՝హࣵЈёЖ Հ౷୳ૢТИԟюϦхᐒ ՝࢒‫ھ‬ϡ՛ඵ݇‫ݓ‬

(Left) Quincy residents complete paper surveys at a grocery store in Quincy Center

ਅ֖ ᐒ՝࢒‫ھ‬Ϩᐒ՝Ѕ К೨ϡ૝࢟ຼԟюϦௌ५ ՛ඵ

Community Engagement

13 Typology of Engagement Activities

â€ŤŰžâ€ŹÓżŇ…Ň ĎĄŕ¤˘ŕĄżŃš

Observation

޲ŕľŒ

Windshield Survey: Visual examination of a large area while riding in a moving vehicle.

áƒłŐŁá†‚á…?Ý‡â€ŤÝ“â€ŹäŠ­Ď¨ŕŻ„Ň ÓžŕŻ˜Đ…Ń…Ď˝ÓŒŰ­ß… ࡢŐ”Ҳ؆ң݇‍ݓ‏䌚

Walk-along Interviews: Type of interview in which the interviewer and subject walk together while talking and identifying site conditions.

á‰‹ŃŹŐ˘â€ŤÜŒâ€ŹŇ˛ŕśˇŕŚĄäŠ­ŕśˇŕŚĄŕ¤˘ŕĄżĐ…äŠ&#x;භড‍١‏ф իභâ€ŤŮˇâ€ŹĎŁĐ˛ŇľĎŁâ€Ť× â€ŹĐœҧäŠ&#x;ŕ˘šŕ§ŻÓĄÔžŃ Ö¸ խ䌚

Interview

භŐ›

Informal Interview: Casual conversations an interviewer may have in the field without the use of an interview guide or focused questions.

Ű˜ÔœÜ´ŕśˇŕŚĄäŠ­Ď¨ÔžŃ Đ…භড‍Ů?١‏ѓϥ‍ڨ‏Һ Ń…ҧäŠ&#x;Ϥá—†á€­ŕśˇŕŚĄâ€ŤÚˆŰŞÜ‹â€ŹĎŠâ€ŤŘŚâ€ŹÓĄŐ›Ö¤äŚš

Semi-structured Interview: Interview in which interviewer follows a guide but is able to follow natural trajectories in conversation when appropriate.

‍ְٝ‏ภ٩භড䩭භডĐ…භড‍١‏ᗆိ‍۪܋‏äŠ&#x; Ô”ĐŒâ€ŤŢĄâ€ŹĎ¨ŢśÔ„ĎĄĐ–ÔƒĐšĐ†Ѽϡ૬‍ݯ‏Ϩ‍ے‏ ড䌚

Focus Group: Semi-structured group interview moderated by the interviewer used to collect data on a specific topic.

ဖѥЊ༏䊭Ů?ѓ‍ְٝ‏ภ٩භডळභ â€ŤŰĽâ€Źŕśˇ ড‍١‏Ұ‍٠‏äŠ&#x;֟ओ‍،‏ӥҰ֤ϥŮ?ࣞ䌚

Long-format Interview: Open-ended conversation recorded with permission via voice recorder.

Ó•۴ܴභড䩭ϨáŠ§â€ŤÜ›â€ŹĎĄŃ”ŕ­„ĐŽÖĄĐžŕ ˇâ€ŤŮ¸â€ŹŇš ÖŽŕ ˇŃ‹ӾܴϥŃ…ҧ䌚

Survey

݇‍ݓ‏

Resident Survey: Survey administered in-person and Online on HarvardinQuincy.com and social media platforms; additional resident survey administered at QARI event.

ŕ˘’â€ŤÝ“Ý‡Úžâ€ŹäŠ­Ý‡â€ŤÖĄÝ“â€ŹĐžÓŒŃ…ÓŒäŚ™ۡϟ HarvardinQuincy.com Ń„ŕ¤˜â€ŤŰ’â€ŹŕˇŞŐ‚â€ŤÝĄ×›â€ŹĎźŐ” Ҳ ॔֔ЇϨ4$5,Ň…Ň Đ–Ń‹࣠ό࢒‍݇ڞ‏ ‍ݓ‏䌚

Business Survey: Survey administered at QARI event to local businesses in attendance.

ŕ ąâ€ŤÝ“Ý‡׏‏䊭݇‍ݓ‏όОŕş&#x;4$5,Ň…Ň ĎĄÔ„Ń ŕ ąâ€ŤÝ?‏䌚

Nonprofit Survey: Survey administered at QARI event to local nonprofits in attendance.

Ű˜༺۹݇‍ݓ‏䊭݇‍ݓ‏όОŕş&#x;4$5,Ň…Ň ĎĄÔ„ Ń Ű˜༺۹༏௞䌚

Other

ÔˇŃ˜

Email and Social Media: Informal feedback gathered via Facebook, Twitter, and email

Ó‡ Đś ௎ Ő­ Ń„ ŕ¤˜ ‍ ے‏ࡪ Ő‚ 䊭 ÖĄ Đž Fa c e b o o k , TwitterŃ„Ó‡ĐśŕŻŽŐ­Ô Đ?Ű˜ÔœÜ´ĎĄâ€ŤŢ„â€Źá—Ł

Engagement Activities: Fun, hands-on activities designed to engage participants of all ages while gathering useful data

â€ŤŰžâ€ŹÓżŇ…Ň äŠ­Ń&#x;ӛϊёࡗ‍ݍ‏ϥ‍۞‏ӿ‍١‏РĐ?Đš â€ŤŰžâ€ŹÓżĎĄŕŚ™â€ŤÚ?â€ŹŇ Ѳ‍ذޗ‏äŠ&#x;ӎЖ֟ओϊѓϥŮ? ࣞ

Visual Preference Survey: Technique for obtaining public feedback on physical design alternatives in which respondents rank images by preference

Ř†ŇŁŕ´ŁĎŽÝ‡â€ŤÝ“â€ŹäŠ­ŐŤŕśˇâ€ŤŮˇâ€ŹŕŠœŕ´ŁĎŽŃ…Ö–Ó™Ů• ÓœäŠ&#x;Ô Đ?хӢՂ‍ॸקذޗ‏Ô?੠‍ބ‏ᗣϥ৔ऍ

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(Left) Interactive mapping activities taking place outside of local businesses

ਅ֖ чТϨԄс࠱‫ݏ‬՞ ‫ט‬ϡ‫ے‬ૠܴ३֖҅ҁ

(Left) Quincy residents express their wishes for the future of Quincy

ਅ֖ ᐒ՝࢒‫ھ‬ԣܺјИ хᐒ՝‫۔‬ϰϡࢇ݃

(Above) Activities at the QARI festival were fun for all ages

ϼ֖ Ϩ4$5,‫ڞ‬яЖ҅ҁ хӛϩё෗ৡ࢒‫ھ‬ϰМЁ ϥϩঙϡ

Community Engagement

15

Group

Businesses

Government

Developers

Community Organizations

Residents

‫۾‬ӿळՂ

࠱‫ݏ‬

ू௞

ыч‫ٷ‬

घ߅६௾

࢒‫ھ‬

Observation: ‘walk-alongs’

Observation: windshield surveys

Observation: ‘walk-alongs’

Engagement Methodology

޲ൌ䩭ቋѬբ‫܌‬Ҳ

‫۾‬ӿҤ֚

޲ൌ䩭ቋѬբ‫܌‬Ҳ

޲ൌ䩭ჳգᆂᅏ݇‫ݓ‬ Interview: semi-structured

Interview: semi-structured

Interview: semi-structured

֟භ䩭‫ְٻ‬ภ٩

֟භ䩭‫ְٻ‬ภ٩

֟භ䩭‫ְٻ‬ภ٩

Interview: semi-structured; informal

Interview: informal

֟භ䩭Ԝ੺

֟භ䩭‫ְٻ‬ภ٩ϡ䩟ۘ Ԝܴ Survey: in person

Survey: intercept

݇‫ݓ‬䩭ӌхӌ

݇‫ݓ‬䩭ᘈ္ Other: focus groups; mapping

Other: mapping

Էј䩭३֖

Էј䩭ဖѡЩ६䩟३֖

Number of Meetings

Ͼ৶ُ۵

Number of People Engaged

‫۾‬ӿϪُ

15 at local businesses ֧䠝֩Ѣ㳰 (14) with Chamber of Commerce 厠֋㫣 (1)

9 DW JRYHUQPHQW RI¿FHV ֧‫ڃݛ‬恗ҷ‫( ؛‬7) station area walk-alongs ॊ⦨ࠖਸ਼ࡀ (2)

7 DW GHYHORSHU RI¿FHV ֧旇䤙֋恗ҷ‫( ؛‬5) DW SURSHUW\ RZQHU RI¿FHV ֧㳰О恗ҷ‫( ؛‬2)

7 DW 4$5, RI¿FHV ֧QARI恗ж垰 (1) DW $&'& RI¿FHV ϨACDC‫ދ‬Ѩ‫( ؛‬2) with residents of 6 Fort St. ׄ‫( ࠨك‬3) with BCNC youth leaders 厠BCNC஀‫ٵ‬树ੂ (2)

9 DW JRYHUQPHQW RI¿FHV ֧‫ڃݛ‬恗ҷ‫( ؛‬7) station area walk-alongs ॊ⦨ࠖਸ਼ࡀ (2)

81 survey respondents ՛ඵիභ‫( ٷ‬67) business owner interviews

9 government staff interviews

7 developer interviews ыч࠱භড (5)

ू௞֞ӑϪ‫؂‬ϡ൵භ (7)

SURSHUW\ RZQHU LQWHUYLHZV ‫׬‬Ұභড (2)

28 QRQ SUR¿W VWDII LQWHUYLHZV ۘॺ۱‫֞؂‬භড (9) resident interviews

960 online survey respondents Ϩ۷՛ඵիභ‫( ٷ‬910) other activity participants

࢒‫ھ‬൵භ (5) youth leaders ‫ݙ‬ё֨഑ (14)

Էј҅ҁ‫۾‬ӿ‫( ٷ‬50)

࠱‫ݏ‬ҡඒӌՅ (13) Chamber of Commerce Pres. ࠱ϾҰຟ (1)

walk along interviews ቋѬբ‫܌‬Ҳභড (2)

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“27% wanted sports facilities, parks, and playgrounds, 11% wanted social housing, 10% wanted transportation improvements.” - Resident’s priorities from the Visual Preference Survey

“ 2 7 % ϡ Ϫ ‫ ֳ ܨ‬ϩ Ղ ड़ ‫ ޗ‬ැ 䩟 ԍ ࡩ ф ׂ Ӏ Ծ 䩟 11 % ϡ Ϫ ‫ ֳ ܨ‬ϩ ‫ خ‬ᅣ ԛ ֙ ࠚ䩟10%ϡϪ‫ֳۨܨ‬৖‫֡ے‬䦚䦨 ԩ؆ңണϮ݇‫ھ࢒ݓ‬ϡ‫܏ݿ‬Ѩ࣯

Community Engagement

17

QARI Lunar New Year Festival QARIŕ°šá—ˆĐˆŃ‘ Quincy Asian Resources, Inc. (QARI) is a nonprofit organization that serves the local Asian community. On January 30th, 2016, the studio attended QARI’s Lunar New Year Festival to engage Quincy residents, representatives, businesses, and nonprofits. Engagement entailed written and visual preference surveys, long-format interviews, as well as various activities concerning commuting patterns, Quincy’s strengths and weaknesses, and wishes for the future of the city.

á?’Ő?ŕ¨?ರâ€ŤŕŠ…Ţžâ€ŹÔ?‍ޅ‏䊛4$5,äŠœĎĽâ€Ťŕ ”ע‏ҿԄ Ń ĎĄŕ¨?áśœŕŻ„â€ŤÚžâ€Źŕ¤˜ß…ĎĄŰ˜༺۹ԛҚภ䌚 Ń‘ ÖŠ Ń?äŠ&#x;ŕ †ŕĄ„â€ŤŰžâ€ŹÓ¸ĎŚ4$5,ĎĄŕ°šá—ˆĐˆ Ń‘äŠ&#x;ŕ¨Œŕ§‰ĎŚá?’Ő?࢒‍ڊڞ‏ԣäŠ&#x;ŕ°Œâ€Ť×Źâ€ŹŃ„Ű˜༺۹ ༏௞â€ŤŰžâ€ŹÓżŕŤ Ň äŚšâ€ŤŰžâ€ŹÓżŕŁ?Ü´â€ŤŘŻâ€Źá ‰Ń…ࢾ܎ф؆ ңണώϥ݇‍ݓ‏äŠ&#x;Ó•۴ܴභডäŠ&#x;ĐšßľÔŹŇżÖĄ ཕথܴ䌙á?’Ő?ĎĄÓ•ߌ‍؛‏äŠ&#x;߾хá?’Ő?‍۔‏ϰ‍ܨ‏ áź?ĎĄâ€ŤŇ…Ü´Ůżâ€ŹŇ äŚš

Lessons Learned Public Realm and Amenities

ϢĐ˜њϺϥŇŒौ Ô?࢕֨ࡢ߾ࣉӀ‍ޗ‏ŕˇ?

Quincy residents expressed their desire for a movie theater, more parks, a larger library, a wider variety of retail and restaurants, and greater commercial density. Residents also voiced concern with the quality of infrastructure around the city, suggesting an opportunity for interventions - such as sidewalk repair, expansion, and greening - that could improve both the experience of the public realm and pedestrian access to commercial spaces.

á?’Ő?࢒‍ڞ‏ԣܺό‍ֳܨ‏ϊϣύӇ‍२ؙ‏äŠ&#x;ѸĐ„ Ô?ॊäŠ&#x;ϣύѸϽϥ֖‍ڣ‏ఖäŠ&#x;ѸĐ„ŇŠŮŠĎĄŕ´œ ତŃ„ŕ źŕ­—â€ŤŕĄ¸×§â€ŹäŠ&#x;ĐšßľŇśÓ¸ŕ ąâ€ŤÖ?ટ׏â€ŹĎĄÝƒ ֳ䌚࢒‍ڞ‏Уԣܞх‍ࣚعؾھ‏ऴáŠ?‍ޗ‏ŕˇ?‍ڰ‏ Ö?ĎĄŕŽ‹ŕ˛‚äŠ&#x;ŕ ƒড়ϣŇ‹â€ŤÝžâ€ŹŕŚ­ĎĄŇšĎžäľ‹ŕşŽŇ’ŕ˘— ࣢äŚ™á‡•â€Ť×¤â€ŹŃ„ŕŠ‘يϪҲяäŠ&#x;ϜҊĐ?Кۨ৖Ϩ Ô?࢕֨ࡢҲҾϥŐ‚ŕĄ?äŠ&#x;ÓŽĐ–Đ?КҜӸá•­áƒŹ Ďşŕ ąâ€Ť×ş×Źâ€ŹŇźĎĄĐ?ܺԛ䌚

Changing Demographics

ĎŞâ€ŤÖ°×˜â€Źŕ¸ ϥԺي

The size of the average household in Quincy has grown in recent years, as has the population generally, suggesting that City officials and developers should consider the construction of housing options that can accommodate more and larger households than the existing stock. As Asian communities represent the fastest-growing segment of the city’s population, but remain among the most poorly represented, officials and developers should find ways of engaging and incorporating the preferences of Asian community members.

‍ײ‏ёϰá?’Ő?р೛‍ŕ­?כ‏Ϫ‍Ů?×˜â€ŹĎ¨ŇśÓ¸äŠ&#x;Ϝ٤ Üžâ€ŤŕĽ‚Řľâ€ŹŕŻžŃ„Ń‹Ń‡ŕ ąâ€ŤßŽŘ?׎‏ഓ٤పĐŒâ€ŤŢĄâ€ŹŕŞŒŐ™ ѸϽϥр೛фѸЄϪ‍Ů?×˜â€ŹĎĄÖ™ŕ šŕ ƒâ€ŤŢ—â€ŹĎĄâ€Ť×§â€Ź ॸ䌚‍ۼ‏ҿŕ¨?ರŕ¤˜ß…â€ŤÚŠâ€ŹÔŁĎŚĎśĎŤâ€ŤŘľÚľâ€ŹĎŞâ€Ť×˜â€ŹŇś Ó•СŃŒäŠ&#x;Ô”Ň?ϼСá†ŁŕśŞĎĄŃ ß…äŠ&#x;༂௞‍؂ܼ‏ Ń„Ń‹Ń‡ŕ ąâ€ŤŘ?׎‏Ђ‍֚ދ‏ԕŕ¨?ರŕ¤˜ß…ŃŽâ€ŤŘ‚â€ŹĎĄŕ´Ł ĎŽÓšŕŚˆßŽŕ´“Ő”Ď°äŚš

Transit

֥ཕ

Of those surveyed, 52% drive, 38% take the train, 8% walk, and 2% bike. The studio also learned that on a daily basis, 57% commute outside Quincy, 34% circulate internally, and 8% commute into Quincy. Many respondents did not consider public transit a viable option for commuting. At the same time, residents perceived traffic to be a persistent problem despite the abundance of parking; this suggests the need for better connections between travelers and existing transit infrastructure.

իභ‍١‏ЅäŠ&#x; äŠ˜Ń‹Ó?äŠ&#x; äŠ˜â€ŤÚŽÜŠâ€ŹÓ?äŠ&#x; 䊘 â€ŤÜŒâ€ŹŇ˛äŠ&#x; 䊘ŕł?ІҲÓ?䌚ϢĐ˜ĎŚâ€ŤŘŤâ€ŹĎşäŠ&#x;‍ŕ­?כ‏ Ň&#x;ϳϊ äŠ˜ĎĄĎŞĎ´ÖĄŕ˝•Ďşá?’Ő?Ö”äŠ&#x; 䊘Ϩ á?’Ő?֜‍֥ח‏ཕäŠ&#x;Ń„ äŠ˜ĎĄĎŞÔŠÖ”ÖĄŕ˝•Ďşá?’ Ő?䌚‍ܛ‏Єիභ‍١‏ϤӊÔ?࢕‍֥ے‏؆Њ֥ཕ ϥϣ҆Đ?Ҳϥ‍ॸק‏䌚ӿ‍׹‏ӎЖäŠ&#x;ŕ§€â€ŤÜ‰â€ŹĎŠŕŁ˜ ߿ϥߞÓ?Ö§äŠ&#x;ŕ˘’â€ŤÚžâ€Źŕ´•ŃźÔ•â€ŤÖĄŰ’â€ŹĐƒŇ‚ĎŁĎŤá›‘ á…”䊎ϜԣҴŘ‘ϴϨ֥ཕ‍١‏фԄЎ֥ཕऴáŠ? ‍ޗ‏ŕˇ?Đ…ҟ٤పѸώϥीְ䌚

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InQuincy

Local Businesses Ԅс࠱‫ݏ‬ To engage business owners, the studio reached out to representatives from the Chamber of Commerce, went door-to-door to businesses surrounding T stations, and interviewed business owners referred by QARI. Methodolody included semi-structured interviews and analysis of existing business surveys.

ЊϦԕ࠱‫ݏݏ‬ҰЇฤՊՔϰ䩟ࠆࡄࡀ಻Ϻ Ϧ࠱Ͼϡ‫ڊ‬ԣ䩟Ϩсੌۖ‫ࣹر‬ᔊрᔊ‫ݏ‬с භডҩ4$5,Ԑզϡ࠱‫ݏݏ‬Ұ䦚Ҥ֚‫د‬၉ ‫ְٻ‬ภභডфхѳϩ࠱‫ݓ݇׬‬ϡд໯䦚

Lessons Learned Commercial Development

ѹϺϡҌࡦ ࠱‫׬‬чࣁ

Business owners are interested in expanding opportunities in Quincy, but many are concerned that pedestrian-dense areas near the T stations cannot accommodate commercial expansion. Opinions were also mixed regarding the ease of permitting and other interactions with local government entities. The perception of barriers to business point to the utility of both physical and organizational design interventions.

࠱‫ݏݏ‬ҰхϨᐒ՝ᇕϽ‫ص‬ԾҀࣱঙ䩟Ԕϥ ЪЄϪϨ஋Ксੌۖ‫ࣹر‬ϡ‫܌‬Ҳ઼ओс߅ ѩ֚‫׬࠱فݒ‬ᇕ‫פ‬䩟хӊू௞ӎҺϡԢ‫ډ‬ ࡄ֏йߵӿԄсू௞ϡԷјૠҁЇЃ֚Ϥ ϣ䦚ґ϶Ԉх࠱‫׬‬ᅣዏϡЃ֚ԣҴϦӢՂ ‫ذޗ‬ೀՊф६௾‫ذޗ‬ೀՊϡϩ‫݌‬ԛ䦚

Changing Demographics

Ϫ‫ְט‬ภϡԺ٩

The proliferation of new businesses that cater to the growing Asian communities in Quincy have led some long-standing business owners to voice concern about the segregation of markets. At the same time, business owners and advocates in the Asian communities have pointed to language barriers between customers and businesses as a source of frustration. A comprehensive economic development strategy should address cultural barriers to business across a diverse collection of ethnic, language, age, and other communities.

Ј࠱‫׬‬ϡࢫҶ‫߿ٴ‬Ϧᐒ՝Ҷӕϡਐರघ ߅䩟࣒ঊϦϣԈӕ‫ࡖ׈‬Ϩϡ࠱‫ݏ‬ԣܺϦ х‫ص‬Ծдኘϡ஋К䦚ӿ‫ױ‬ӎЖ䩟ਐರघ߅ Ѕϡ࠱‫ݏ‬ф‫ٷࣆݣ‬ҏ‫؛‬ϦϨઆ‫ۺ‬ф࠱‫ݏ‬Ѕ ϡ‫ߞܭ‬ᅣዏюЊϦϤ࠰ϪҺҏ‫؛‬䦚ϣϫᆩ ׁϡҬ௵чࣁ೫ଯ‫݇ל؏׎‬х࠱‫׬‬ϡҹ٩ ᅣዏ䩟϶Ԉᅣዏืቄϣ‫࠶ڍ‬Ҥӌ䩟‫د‬၉҆ ఓ䦙‫ߞܭ‬䦙ё෗фघ߅ई஫䦚

Community Engagement

19

Community organizations provide adult ESOL lessons, but not enough to meet demand.

ŕ¤˜ß…༏௞٤పŃŽĎŞß­â€ŤŕĄ„ŕ †Ü­â€ŹäŠ&#x;Ô”УϤ߿К‍ؒؑ߿ٴ‏䌚

(Right) Grant Gao works at his father’s business. He would like to start a business of his own, but can not as his parents don’t speak English and lose business when he isn’t there.

ૼÖ– *UDQW *DRϨŃ˜ŕ­ŠÖŞĎĄâ€ŤŢ‚â€ŹŃśÖžÓ‘äŚšŃ˜â€ŤÖłÜ¨â€ŹĐŒŃ‹â€Ť×´â€ŹŃ˜Đ† Ń?ϥТҺäŠ&#x;Ô”ĎĽâ€ŤŰĽâ€ŹŇżŃ˜ĎĄŕ­ŠŕŚ†ϤϞâ€ŤÜ­ß­Üˆâ€ŹäŠ&#x;Ń˜ĎĄâ€Ťŕ˘šֳܨ‏Ϥ ĐŒӢѳäŠ&#x;ӚЊϣŕ˝?Ń˜ϤϨϜќόäŠ&#x;Ń˜ĎĄŕ­ŠŕŚ†ϥТҺϲϞ਋ ŕ¨&#x;䌚

(Above) Many residents and business owners in Quincy express WKH GHVLUH IRU VWUHHW EHDXWL¿FDWLRQ ,WœV LPSRUWDQW WR UHPHPEHU however, that un-manicured lots are not necessarily un-used. The owner of Excel Signs says that parents congregate in the open lot on his property when they wait for their children to get dropped off from school. This introduces him to a part of the Quincy community he wouldn’t otherwise know.

ĎźÖ– â€ŤÜ›â€ŹĐ„ŕ˘’â€ŤÚžâ€ŹŃ„ŕ ąâ€Ť×ŹÝ?‏ҰϨá?’Ő?ÔŁÜşŃ…ŕŚ…яѤيϥ݃ ֳ䌚Գϴϥϼϴ֎Ö™äŠ&#x;â€Ťŕ˘—Ű”â€ŹŕśşĎĄŃ â€ŤÝŤâ€ŹĎ¤ĎŁÓĄĎĽâ€ŤŮ?۔‏ѓ ϥ䌚([FHO 6LJQV ĎĄŇĄŕś’ĐœäŠ&#x;Ô„ŕ­ŠŕŚ†Ϩҳâ€Ť×™â€ŹĐśÓľŃšĎĄĐ–ÔƒĎž ϨŃ˜Ń â€ŤÝ—â€ŹĎĄâ€Ť×şâ€ŹŃ Ďźŕą ŕ¤“äŚšĎśŮ?Ń˜ĎŚâ€ŤŘŤâ€ŹĎşŃ˜ĐšÓ“ԊϰϤϞό ‍؍‏Ϻϥϣ‍ח‏дá?’Ő?ŕ¤˜ß…äŚš

20

InQuincy

(Right) Ride along with the Quincy Housing Authority Director

䩛ૼ֖䩜фᐒ՝ࠚ‫܉‬঵঵ ӕϣв༔ӝ (Below) Walk along with the Quincy Chief of Police. Noted locations indicate places they discussed and thought were VLJQL¿FDQW WR WKH DUHD

䩛Ў֖䩜ӿᐒ՝੥ҤҰ‫܉‬ ϣв‫܌‬Ҳ䦚ࡣоϡ֧ঞԣ ҴјИक़‫ں‬ф‫ߎڽ‬њ‫ڶ‬Ћ ц؎с߇ԳϴϡсҤ䦚

Newport Avenue Extension

State Street Bank

Ha

nc

oc

kS

t.

Ne wp ,

ve tA or

Block burnt down.

਩ຢϡ߅ࡰ䦚 Wants liquor license. Won't pass because not enough parking.

ؑϴ‫ܦ‬न䦚ϤϾ֡О䩟ӹЊ Эϩ߿‫ޡ‬ϡ߾ӝ֧䦚

T infrastructure and station are decaying, neglected.

сੌऴኝ‫ޗ‬ැфӝۖЁ Ϩᆽਟ䩟ϤҩԳ؆䦚

Library, nice, old building.

֖‫ڣ‬ఖ䩟Ѥ޲ϽҤ䩟ҡࠃန䦚

Congested at night. Parking is an issue.

١Ҽ‫ݣ‬໛䦚߾ӝϥϣϫ՛֤䦚 Nursing home.

ඊ‫ࡨޘ‬䦚

Mostly asian. Get quality of life complaints—overcrowding. Very busy at 10am, waiting for shuttle to jobs.

ϽЄਐರϪ䦚ּϺԬҿТ҅‫֝ڰ‬ϡ ‫ۄ‬प ϪѿЄϦ䦚ϼ۹ Жۘ‫׶‬໪ ࡤ䩟ЁϨҳ‫ڡۉ‬ӝϺܺ֞ӑс䦚

Liquor store used to have two doors. Kids used to take things and run out.

‫ܦ‬ᖪ߲ҬϩҔϫ՞䦚‫י‬жИ‫ڛ׶‬ֆ ՝Ѽћާоϰ䦚

Community Engagement

21

Governmental Agencies ू௞ҚԬ The studio conducted semi-structured interviews and walk-along exercises with representatives from government entities to gain a better understanding of local resources, challenges, needs, and desires.

؏ࠆࡄыࣁϦ‫ְٻ‬ภභডфӿू௞‫ڊ‬ԣቋ Ѭբ‫܌‬Ҳ޲ൌ䩟й‫׈‬ԠЏхԄс‫੅ޞ‬䦙ख ‫ڕ‬䦙ؑϴфֳ݃ϡѸϮϦ‫ث‬䦚

Lessons Learned Transit Public officials identified both strengths and challenges in Quincy’s transit infrastructure and use. For example, driving is the most popular mode of transit among residents and visitors, but the city lacks a system for tracking parking availability and use. Development of such a system may alleviate some of the traffic concerns voiced by multiple stakeholders in the city. Officials also noted that while much of Quincy is walkable, much of it is not bike-friendly, and work will need to be done to expand the share of trips made by bicycle (especially among the commuting population).

ѹϺϡҌࡦ ֡ཕ ू௞‫܋؂ܥ‬оϦᐒ՝֡ཕऴኝ‫ޗ‬ැфٍѓ Ѕϡ‫ۢݿ‬фख‫ڕ‬䦚ຎҒ䩟х࢒‫ھ‬фϰභ‫ٷ‬ ґߞ䩟ыӝϥз‫׶‬ԊϡоҲথܴ䩟Ԕϥ‫ڵ‬ ‫ص‬ઑྩϣϫٰᏇ߾ӝٍ֧ѓϡ‫ࢃڍ‬䦚϶Ҋ ϣϫ‫ࢃڍ‬ϡчࣁНЌϾ฾‫صڵث‬Ѕ‫҆ٿ‬۱ ೯ԚԬ‫ٷ‬хҿ‫֡ے‬ϡ஋К䦚‫؂ܥ‬У‫݇ל‬ᐒ ՝ϡ‫ܛ‬ЄсҤЁϥНй‫܌‬Ҳϡ䩟ԔϥЪЄ сҤхІҲӝϤҎϮ䩟ӛйؑϴ҂ϣԈ֞ ӑϰᇕࣁІҲӝϡٍѓଛ䩛‫ئ‬ԇϥϨ֡ཕ Ϫ‫ט‬Ѕ䩜䦚

Commercial Development Some officials felt that localized zoning changes, especially around the T Stations, could encourage more business-friendly development. Given the popularity of residential access to public transit across the Boston metropolitan area, mixeduse zoning might be appropriate in these areas. codes do not encourage mixed-use development in Quincy Center and Wollaston, where there is a need for a wider variety of retail.

࠱‫׬‬чࣁ ϣԈ‫؂ܥ‬ҀϺЩ౯ࣹϡ߅੿Ժ٩䩟දԷϥ сੌۖ‫ࣹر‬ϡԺ٩䩟ԕϾೖಽѸЄϡх࠱ ‫׬‬ҎϮϡчࣁ䦚࣠ࣞமࡲ஀ϽЁ‫ࣹر߅ص‬ ࢒‫ھ‬хԍ࢕‫֡ے‬ϡНܺԛϡիӨࣽࡄ֏䩟 ౢׁٍѓ੺੿х϶Ԉ߅෢ϰМНЌϥׁ޶ ϡ䦚੺੿࢚ϤೖಽϨᐒ՝ЅКфᕲࠁট஀ ϡౢׁٍѓчࣁ䩟ϨъѶϩхѸЄҊϡജ ତ‫׬‬ϡؑؒ䦚

Changing Demographics In addition to being the fastest-growing segment of the population, the Asian community is also quickly diversifying. While historically the Asian community has mostly been comprised of a Cantonese-speaking Chinese population, newly arriving Asian immigrants to Quincy are now also Vietnamese, Korean and Indian, among others. This suggests that language accessibility, both in local government and around the community, will remain an important issue and likely require more attention in the coming years.

Ϫ‫ְט‬ภϡԺ٩ ङϦӑЊϪ‫ט‬Ҷӕϡзьϡ߅෢䩟ਐᶜघ ߅УԜϨь‫ݬ‬ЄҊ٩䦚ࣵ੗ϼਐᶜघ߅Ұ ϴϥ‫܈ۥ‬ᗹ‫ܭ‬ϡЅлϪ६ю䩟ґѳϨЈ௄ ‫ھ‬Ϻᐒ՝ϡਐᶜԷЅ‫د‬၉ք۪Ϫ䩟ठлϪ ф୅֏Ϫ䦚϶ԣҴϦϨԄсू௞фघ߅‫ر‬ ࣹ䩟‫ߞܭ‬НܺԛԕюЊϣϫԳϴϡ৶֤䩟 ࢚ԕϨ‫۔‬ϰϡӫёֶԠЏѸЄϡԬ‫ڀ‬䦚

Flooding Quincy is home to the most flood insurance claims made in the state, and the recent revision of sea level rise projections and flood vulnerability are raising insurance costs for a growing number of property owners. For ecological and economic reasons, environmental resiliency should be a top priority for the city.

ᖻһ ᐒ՝ϥਝ૸ֶ‫ݍڻ‬ᖻһ‫خ‬ঔзЄϡсҤ䩟 ॸз‫ײ‬ϡ֋‫כ‬ӌϼ‫ڢ‬ভ࠺фᖻһ‫ډ‬ടԛٍ քϰքЄϡࠚ‫ݗ‬Ұϡ‫خ‬ঔ‫ؖ‬๪٤‫ڢ‬䦚‫ۥ‬ҿ Т‫ݯ‬фҬ௵ϡ֍ӹ䩟ࢰ॒೵ԛ‫؏׎‬ϥ϶ϫ ‫صڵ‬ϡԄࠔҏା䦚

22

InQuincy

The Watson 116 East Howard Street Visit Date: 12 Februrary 2016, 1:00 pm Completion: Winter, 2017

Crown Colony Apartments 116 East Howard Street Visit Date: 12 Februrary 2016, 1:30 pm Completion: October, 2018

Deco 675 Burgin Parkway Visit Date: 12 Februrary 2016, 2:00 pm Completion: May, 2016

Brook Road Residences 168 School Street Visit Date: 12 Februrary 2016, 2:30 pm Completion: June 2016

Community Engagement

23

Developers and Property Owners ыч࠱ф‫׬‬Ұ

(Left) Figure 1, Current and proposed development as captured from windshield surveys comes in many different stages and scales

ਅ֖ ֖ 䩟Ԅӓԩჳգᆂ ᅏ݇‫ݓ‬Ѕ٤৶ϡчࣁҤଈ ԩϤӎϡ႓‫ݫ‬ф੺থоч

Developers and property owners are crucial stakeholders in Quincy’s present as well as its future, and both are seeing their influence grow as Quincy becomes an increasingly attractive market for real estate development. The engagement team met with a variety of developers: for-profit and non-profit; local/Boston-based, regional and national; as well as property owners. Each of these groups was engaged through semi-structured interviews and windshield surveys.

開發商和業主是昆西當下以及未來重要的 利益相關者，且當昆西成為一個對房地產 發展越來越有吸引力的市場時，兩者的影 響力日益劇增。參與小組與各種開發商會 晤：為了盈利的和非盈利的；本地的/以 波士頓為總部的，區域的和國家的；以及 業主們。每一個這樣的小組都通過半結構 式訪談和擋風玻璃調查實現參與。

Lessons Learned Market Conditions Quincy fits into an emerging niche of the Greater Boston real estate market known as the “inner urban ring.” Although lower land and labor costs, as well as strong transit access, make the city attractive in the metropolitan market, Quincy also competes with similar ring cities such as Malden, Chelsea, Everett, and Revere. A key challenge for the city is to capture revenue-generating investment while it lasts, while also continuing to represent the interests of residents and community stakeholders who do not necessarily stand to gain from development.

ѹϺϡҌࡦ ‫ص‬Ծָխ ᐒ՝๎ՊϦҩिЊ䦧‫ࢰֶصڵ‬䦨ϡϽமࡲ஀ с‫صݗ‬ԾϡЈࣱ‫ص‬ԾЅ䦚ী‫܉‬ϩࠍϡगс фఫ֞Րઍߵ‫ל‬Ͻϡԍ࢕‫֡ے‬Нܺԛٍ‫ڵ‬ ‫ص‬ϨϽЁ‫صص‬ԾЅϩ਌৉Ҩ䩟Ԕϥᐒ՝ക Ѽϴӿढঐϡࢰ‫ڵ‬ຎҒ଼ঌࠪ 0DOGHQ 䩟 ܷঌ՝ &KHOVHD 䩟ᒈᱚ๥‫( ئ‬YHUHWW 䩟ф Ѧ‫ۆ‬ঌ 5HYHUH ҳჟৎ䦚х϶ϫ‫صڵ‬ԳϽ ϡख‫ڕ‬ϥ䩟Ԅࡶּϡ‫ޞۄ‬УϨϡЖԃԕԷ ाϺѲ䩟ӎЖЇϴߔ‫ڊ۝‬ԣ࢒‫ھ‬фघ߅۱ ೯ԚԬ‫ٷ‬ϡ۱೯䩟ӹЊјИ࢚ϤϣӡϾԩ чࣁЅԠ೯䦚

Transit Potential redevelopment of Quincy’s T stations has emerged as an enticing opportunity for developers. At the same time, many developers also continue to pursue private land acquisitions on the periphery of stations. Although MBTA-owned land comprises some of the last unbuilt and unprotected area in Quincy, dealing with the Transit Authority is often perceived to be cumbersome. As such, the city might explore opportunities to coordinate with the MBTA and other state agencies in Quincy to lower barriers to mutually beneficial partnerships between the public and private sector in strategic areas such as transit nodes.

֡ཕ ᐒ՝сੌۖϡၚϨϡӐчࣁхыч࠱ϰМ юЊϦϣϫ࿛ϪϡҚϾ䦚ӿ‫ױ‬ӎЖ䩟‫ܛ‬Є ыч࠱ЇϨсੌۖ‫װ۝ߔࢊנ‬ଵ೙Ϫगс ּऔ䦚ী‫܉‬0%7$ӜЎϡगс‫د‬ଭϦᐒ՝ зћϡ‫ࠃ۔‬юфЊ‫ࣆخ‬ϡс߅䩟ӿ‫֡ے‬ ‫܉‬ԑ঵Ͻ‫֡ے‬УϥҩЃӑϥϣխਝ‫ޒ‬ϡѨ є䦚ӎҊϡ䩟‫صڵ‬НЌϾ෬ؒӿ0%7$ф ԷјϨᐒ՝ϡ߮ҚภׁӑϡҚϾйःվϨ ԍ࢕ф೙ϪϨ೫ଯԛс߅ຎҒԍ࢕‫֡ے‬ᶈ ኯ‫؛‬ϡૠ௑ׁӑϡᅣዏ䦚

Housing Affordability Non-profit developers are concerned that affordable housing in Quincy is not a priority for city officials. Developers noted that the city should also remain mindful that the provision of affordable housing - or of development conditions suitable to the provision of such housing - is one of its essential obligations to working-class and low-income residents and should strive to enable non-profit developers to help it achieve affordability goals.

֙ࠚН‫૳ݒ‬ЌҨ ۘॺ۱ԛыч‫ٷ‬ԬКᐒ՝ϡ‫خ‬ᅣԛ֙ࠚх ҿू௞‫؂ܥ‬ϰМϤϥ۰ϴҏା䦚ыч‫܋ٷ‬ о‫֮֙؏׎صڵ‬䩭‫خ‬ᅣԛ֙ࠚϡపѰ‫ڈ‬х ‫خ‬ᅣԛ֙ࠚϡపѰϡ޶௱ычָխϥхఫ ҁ႓ٜфࠍּՊ࢒‫ھ‬ϡ‫ۓ‬ϴचࠔҏϣ䩟ॸ ‫؏׎صڵ‬Ϥ୾ඁҨсٍۘॺ۱ԛыч‫ݧٷ‬ ࡾԷӢѳ֙ࠚН‫૳ݒ‬ЌҨϡ۵࠳䦚

24

InQuincy

Asian Community Development Corporation ŕ¨?Ѥŕ¤˜ß…Ń‡࣠ŕľ’Ďž Asian Community Development Corporation (ACDC) has served the Chinese community inQuincy since 2008. Engagement with ACDC was intended to get a better understanding of the community ACDC represents. The studio engaged members of ACDC in semi-structured interviews and reached out to residents at their 6 Fort Street development near Quincy Center through focus group interviews.

亞瞎礞ĺ?€ç™źĺą•ĺ?”ćœƒ(ACDC)ĺžž2008嚴開始 ĺ°ąĺœ¨ć˜†輿ćœ?ĺ‹™č?ŻčŁ”礞ĺ?€äş†ă€‚ćˆ‘ĺ€‘čˆ‡ACDC çš„ĺ?ˆä˝œć˜Żç‚şäş†čƒ˝ĺ°?ACDC䝣襨çš„礞ĺ?€ćœ‰ć›´ 弽的了解。設č¨ˆ課é€šé Žĺ?Šçľ?構ĺź?訪荇了解 了ACDCçš„ćœƒĺ“ĄďźŒĺ?Œć™‚äš&#x;é€šé Žç„Śéťžĺ°?çľ„訪 čŤ‡ćŽĽč§¸ĺˆ°äş†é„°čż‘ć˜†輿中ĺżƒçš„çŚ?牚襗6č™&#x;çš„ 幅民。

Lessons Learned Changing Demographics (Language) Historically, the Chinese community in Quincy was comprised of mostly Cantonese-speakers; today most immigrants speak Mandarin. In formulating design and planning interventions, the city should not plan for a single Chinese community; rather, it should recognize the internal diversity of the Asian community and target engagement and planning efforts accordingly.

њϺϥŇŒौ ĎŞâ€ŤÖ°×˜â€Źŕ¸ ϥԺيäŠ›â€ŤßžÜ­â€ŹäŠœ ࣾŕŠ—ĎźäŠ&#x;á?’Ő?ĎĄâ€ŤÜ“â€ŹĎŞŕ¤˜ß…Ň°Ď´â€ŤŰĽâ€ŹĐœá—šâ€ŤÜ­â€ŹĎĄ ௄‍ڞ‏༏ю䊎Ň‘Ň’ѾϽĐ„Ů?ŕŻ„â€ŤÜˆÚžâ€ŹŕŤŚÖĄŇ§äŚš ϨĐŠâ€ŤŘ â€ŹĎŤâ€ŤÜ“â€ŹĎŞŕ¤˜ß…â€ŤŘĄâ€ŹÓĄâ€ŤŘ°Ţ—â€ŹŃ„੺੿ϡĐ– ÔƒäŠ&#x;‍Ř?׎ؾھ‏ϤŕŚ?ĐŠâ€ŤŘ â€ŹĎŤâ€ŤÜ“â€ŹĎŞŕ¤˜ß…੺੿䩮 Ԛ‍ބ‏äŠ&#x;‍ौگŘ?׎ؚ‏Ϻŕ¨?áśœŕ¤˜ß…ϥ֜ϨĐ„ŇŠ Ô›äŠ&#x;Ôšâ€Ť×Žâ€ŹŃ Ň‚о੺੿䌚

Housing Affordability Like other non-profit developers, ACDC is concerned about the state of housing affordability in Quincy. As market development approaches speculative conditions, the cost of land acquisition and other pre-construction work is becoming prohibitively high for mission-driven developers.

Ö™ŕ šĐ?â€ŤŕŤłÝ’â€ŹĐŒҨ ŐŒÔˇŃ˜Ű˜༺۹ԛыч‍١‏ϣҊäŠ&#x;$&'&ÔŹĐš á?’Ő?ĎĄÖ™ŕ šĐ?â€ŤŕŤłÝ’â€ŹĐŒҨ䌚Ԅ‍ؾ‏Ԟч࣠‍ײב‏ ‍ۄ‏ҚԛָխЖäŠ&#x;ŕ¤—Ń ŕˇĽŃ“ϥ٢۴Ń„ÔˇŃ˜Ó“ â€ŤÖžŢ—ŕ ƒ×ˆâ€ŹÓ‘ϥ٢۴Ń…Ňżâ€Ťŕ ”Ú—â€Źá’ Ň ĎĄŃ‹Ń‡â€ŤŮˇâ€Ź Ď°ĐœÔşĐ?Одϥҙᒰ䌚

(Below) Immigration Pattern from China to Boston Metro Area

Ö– ÔŠĐ…лϺமࡲŕŽ€ϽРâ€Ťß‡Řľâ€ŹĎĄŕŻ„â€ŤÚžâ€ŹŕŚĽÜ´

Hong Kong + Mainland China

Metro Boston Area

ŕŻšŕ˘”ŐƒĐ˜â´š⥌֪

ÖŞć’—ौâ€Ť×‘â€Źć Œ (Outwards)

է‍י‏Ԟ

Recent Immigration

ß‚ŕŹŽ༧े

Cambridge

⤿㡙 Central + Northern Provinces

Boston, Chinatown

ौâ€Ť×‘â€Źć ŒÖ‡Ń‹੪

$$$ Mandarin Speaking

寕ޯପĺŽ?

Đ˜ŕ­‚ŐšÔ˜ŕ­‚ऎѥ

North Quincy

Ô˜â€ŤŕŠźŢĄâ€Ź

Historical Immigration Fujian

ăť´Ő—༧े

ŕĽ˜â€ŤÚ?‏ऎ Hong Kong and Guangdong

$ Cantonese/Some Mandarin Speaking

௚࢔՚ă?‹ă­†ऎ

䝇寉 ޯପĺŽ?ङ▲п 寜幆

Community Engagement

25

Unlike many developers, ACDC would actually prefer to build as near as possible to T stations, since its members and constituents rely more on public transit than on driving. In light of the organization’s desire to build and to respond to the clear demands of its constituents, the city should consider zoning and other policy actions that could lower barriers to the development of more affordable housing in transit-accessible areas of the city, especially around stations outside of Quincy Center.

ϤՌЪЄыч࠱䩟$&'&ѐԜ‫ޗࠃֳܨ‬Н й࠰НЌс‫ײۻ‬сੌۖ䩟ӹЊ‫ؚ‬ϡю‫؂‬ф ణኅϪԝвыӝѸ࣊໰ԍ࢕‫֡ے‬䦚ᅫҿҚ ภ‫ޗࠃֳܨ‬йߵ‫ֳܨ‬Ҙ‫׎‬ణኅϪ֜ᎋϡؑ ؒ䩟‫ߎ؏׎صڵ‬ഓ߅੿фԷјू೫Ҳҁ䩟 йःվϨԍ࢕‫֡ے‬Нܺ߅෢දԷϥᐒ՝Ѕ Кӝۖ֔сҤ϶Ԉ‫خ‬ᅣԛ֙ࠚчࣁϡᅣ ዏ䦚

(Below) Home Values of Asian-owned Properties in North Quincy and Wollaston

䩛Ў֖䩜 Ϩ‫ܚ‬ᐒ՝фᕲࠁট஀ਐರϪ‫ݣ‬ϩϡࠚ‫ݗ‬ϡ֙ࠚ٢ߚ

North Quincy

‫ܚ‬ᐒ՝ 21% Asian-owned Properties

ਐರϪ‫ݣ‬ϩϡࠚ‫ݘ‬

Wollaston

ᕲࠁট஀ 18.75% Asian-owned Properties

ਐರϪ‫ݣ‬ϩϡࠚ‫ݘ‬

$400,001 - $760,000 $260,001 - $400,000 $137,800 - $260,000 T station Radius is half mile to T station

26

InQuincy

(Above, left and below) Site plans created by BCNC Youth for North Quincy Station - proposing changes to the built environment such as a mall, movie theater, hospital, YMCA, and covered walkways.

І⳾ͧٗ⳾ոЇ⳾ ()4) ?U[ZNäŽ°Ô—â€ŤŕŠ‹Ţ‚â€ŹŕĽŠ娸Ň€࣊‍ٴ‏ ŕŽ„âłľË ÜśÓžĐłâ€ŤÝ˜â€Źĺ˛´â€ŤŰ‰ÚŽâ€Źä?Ťâ€ŤÚŽ࣊׊‏岚ͧŇ…â€Ť×Œ׹‏ԅ■⛝塳ࢢ Ö‹⡲ͧćœ…â€ŤÚŚâ€Źŕ­˘Í§â€ŤÚżâ€ŹćĄ‘Í§× ŕ¤‡â€ŤâŚ›ŮľŕŽ€Ý&#x;â€ŹŐ¸â€ŤŢĽâ€Źĺ˜ŽŃŠਜŕŹ‚ćžž

(Below) Team debrief with BCNC Youth (Right) Routes walked with BCNC Youth around North Quincy Station

ĐŽÖ– ŕŁ—ŕ ŤÓż%&1& <RXWKဥ‍ڝ‏єୄ ૼÖ– Ϩ‍ܚ‏á?’Ő?Ű–Óż%&1& <RXWKҾОϥբۡ

Community Engagement

27

(Right) Team debrief with BCNC Youth

Ő—âłľ Ö¤ÓžČˆ$%0% ;QWVJ๹ΤŰߨ

BCNC Youth மࡲŕŽ€â€ŤÜ“â€Źâ„łŕ¤˜ß…Đ…Đš <RXWK Boston Chinatown Neighborhood Center (BCNC), a youth and family services non-profit with a location in Quincy, was one of the studio’s primary community partners. The studio worked with 15 participants in their youth leadership program, all coming from a diverse array of household sizes, configurations, and histories, including having spent time living in China.

மࡲŕŽ€â€ŤÜ“â€Źâ„łŕ¤˜ß…Đ…ĐšäŠ›%&1&䊜äŠ&#x;ĎŁĎŤÖ§ Ňżá?’Ő?äŠ&#x;঩Ҩҿâ€ŤÝ™â€ŹŐžŃ‘Ń„Ń€ŕł›â€Ťŕ ”עâ€ŹĎĄŰ˜༺ ŰąÔ›༏௞äŠ&#x;ĎĽÓ†Ň‹â€Ťŕ †Ř°Ţ—â€ŹĐˇŇ°Ď´ĎĄŕ¤˜ß…× Ó‘á˜’ŕŹ?Ň?ĎŁäŚšâ€Ťŕ †Ř°Ţ—â€ŹÓżâ€ŤÝ™â€ŹŐžŃ‘Ö¨ŕŁ’Ҩ࣯۾ Đ…ĎĄ Ö§â€ŤŰžâ€ŹÓżâ€Ť× ١‏ӑäŠ&#x;Ń˜Đ˜ŇŞâ€Ť×—â€ŹĎ°Đ†ҿϤ ӎϥр೛੺থäŠ&#x;р೛ְภфр೛ࣾŕŠ—äŠ&#x;‍د‏ á ‰ϨĐ…НТ҅ϥЖҟЇϤӎ䌚

Lessons Learned Housing Affordability The teens, and the families to which they belong, virtually all appear to desire affordable and flexibly-sized spaces to call home. This suggests that the city should explore ways to increase affordable housing options for Quincy’s Asian communities.

њϺϥŇŒौ Ö™ŕ šĐ?â€ŤŕŤłÝ’â€ŹĐŒҨ â€ŤÝ™â€ŹŐžŃ‘Ń„Ń˜Đ˜Ó›ŮĽĎĄŃ€ŕł›äŠ&#x;ŕ¤ˆϤĐ„Đ ÔŁŃł ĐžŘ‘Ď´ĎŁĎŤŃ˜Đ˜Đ?â€ŤŕŤłÝ’â€ŹĎĄŕĽ¸ĎŠŕ˘źŇ…ϽЊϥ ‍׺‏ҟäŠ&#x;КिŇ?Њр䌚ϜԣҴϜύ‍Ř?׎ؾھ‏ Ђ‍֚ދ‏Њá?’Ő?ŕ¨?áśœŕ¤˜ß…ŇśÓ¸â€Ťŕ˘ŽŘŽâ€ŹÔ›Ö™ŕ šĎĄ ‍ॸק‏䌚

Public Realm and Transit All 15 teens were fairly independent – walking and taking the T to meet most of their transportation needs.  Safe, walkable neighborhoods and public transportation are a key need of this demographic. The growth of this group of residents offers another reason for investment in the improvement and maintenance of the public realm in Quincy.

Ô?࢕֨ࡢф֥ཕ ӛϊϥ Ö§â€ŤÝ™â€ŹŐžŃ‘ĎĽÔšÔ„â€ŤßšÝťâ€ŹĎĄäľ‹â€ŤÜŒâ€ŹŇ˛â€ŤÚˆâ€Ź ŕź”â€ŤÜŠâ€ŹŃ ŕŠŒĐšâ€ŤßżŮ´â€ŹŃ˜Đ˜Ď˝â€Ť×—â€ŹĐ´ĎĄâ€ŤŘ‘ÖĄŰ’â€ŹĎ´äŚš ÔĽŇŞäŠ&#x;Đ?â€ŤÜŒâ€ŹŇ˛ĎşÜşĎĄŕŚ…ß…Ń„Ô?࢕‍֥ے‏хҿ ϜύŃ‘ŕˇ—ĎŞâ€Ť×˜â€ŹĎ°ĐœϼԳϴϥؑؒ䌚Ϝ༏࢒ ‍ڞ‏ϥҜӕЊá?’Ő?Ô?࢕֨ࡢϥۨ৖ф‍ࣆۆ‏ϥ ‍ޞۄ‏٤పό॔֔ϣύԑ‍ۼ‏䌚

Commercial Development The teens are frequent customers of businesses around North Quincy High School and the nearby T Station, and they desire additional accessible and affordable entertainment and recreational options - such as a movie theater, reasonably-priced local restaurants, and a YMCA.

ŕ ąâ€Ť×Źâ€ŹŃ‡࣠‍ݙ‏՞ёϼ‍ܚ‏á?’Ő?Ň™Đ…Ń„áˆ¨ŕ˘’Ń ŕŠŒŰ–ŕ ąâ€Ť×Źâ€ŹĎĄ ‍ۺל‏äŠ&#x;༸Ń˜Đ˜â€ŤÖłÜ¨â€ŹĎŠŕšŞÖ”ĎĄĐ?ܺϥ༸Ϩऔ ՟Ҩ๯ࣚ֜ϥสӀфࣤŕŠ™â€ŤŕĄ¸×§â€Źäľ‹ŕşŽŇ’ĎŁĎŤ Ӈ‍२ؙ‏äŠ&#x;× Ô‘٢۴ϥÓ†Ń ŕ źŕ°–äŠ&#x;К߾ϣύ ऴá’žâ€ŤÝ™ÚŒâ€ŹŃ‘ĎžäŚš

Changing Demographics All of the stakeholders with whom we spoke valued fostering youth civic engagement, with the goal of creating increased community and civic leadership among underrepresented populations.

ŕ ąâ€Ť×Źâ€ŹŃ‡࣠Ó›ĎŠĎśÔˆϢĐ˜ཝ֥Đžϥ۹೯Ԛԏ‍گ١‏Њഡ ŕĽœâ€ŤÝ™â€ŹŃ‘â€ŤŰžÚžŘľâ€ŹÓżĎĽĎŁŐ­ĎŠŮ˘ßšϥѨŃ”äŠ&#x;Đš ßľŰľŕ łĎĽĎ¨â€ŤŰ”â€ŹŇŠŕŁ˜Đ´â€ŤÚŠâ€ŹÔŁĎĄĎŞŕ¤łĐ…ड़ßƒŇś Ó¸ŕ¤˜ß…Ń„â€ŤŕŁ’֨ڞؾ‏Ҩ䌚

28

InQuincy (Below) Results of Online Survey Residents indicated a desire for entertainment options, housing, and public realm improvents.

Ў֖ Ϩ۷݇‫ݓ‬՛ඵϡְ ҝԣҴхสӀ‫ࡸק‬䩟֙ࠚ фԍ࢕֨෢ۨ৖ϡֳ݃䦚

Residents indicated a desire for entertainment options, housing, and public realm improvements.

࢒‫ھ‬ԣܾхสӀ‫ࡸק‬䩟֙ࠚфԍ࢕֨෢ϡۨ ৖ϡֳ݃䦚

(Below) Results of Online Survey Question: “Rate the following things that are most needed in Quincy by order of importance.”

Entertainment Options

สӀ‫࣯ק‬ Housing

֙ࠚ Improved Walking Paths

ۨ৖‫܌‬Ҳբዒ Restaurants

࠼ఖ Other Transit Paths

ԷјW֡ཕբዒ 6WUHHW ,PSURYHPHQWV %HDXWL¿FDWLRQ

অѬۨ৖ Ѥ٩ Cultural / Artistic Space

ҹ٩ ਲफ‫׺‬Ҽ Industry

֞‫׬‬ Parking

߾ӝ 2I¿FH 6SDFH

‫ދ‬ԍ‫׺‬Ҽ 0%

25%

50%

75%

Very Important

Somewhat Important

Somewhat Unimportant

Not Important At All

ЪԳϴ

ϩѡԳϴ

ϩѡϤԳϴ

࣠ӆϤԳϴ

100%

Community Engagement

29

Quincy Residents á?’Ő?࢒‍ڞ‏ The heart and soul of the Quincy community, residents are essential participants in any robust planning and development process, since such efforts are undertaken on their behalf. Residents participated in three engagement exercises, multiple mapping activities, a wheel spinning game, and a “Dear Mayor‌â€? board, sharing thoughts on existing conditions across Quincy and on the types of development they would like to see. Approximately 80 people participated in-person, while 910 completed an online or in-person survey.

á?’Ő?ŕ¤˜ß…ĎĄŕ˛šĐšŃ„࢟ฆ例例࢒‍ڞ‏äŠ&#x;Ϩ‍حڗ‏ ĎŠŇ…Ҩϡ੺੿фч࣠ОॄЅРϼСԳϴϥ ‍۞‏ӿ‍١‏äŠ&#x;ÓšĐŠĎśÔˆŕ¤?ҨϼĐŠŃ˜Đ˜Ň‘Ň‚ĎĄäŚš ࢒‍۞ڞ‏ӿόѧύ୚‍܄‏äŠ&#x;â€ŤŮżâ€Źŕ¤˘ŕĽŠÖ–Ň…Ň äŠ&#x;ĎŁ ĎŤŕ¨ˆׂ࣪ۚäŠ&#x;К߾ϣύ䌧֪Дϥ‍ؾ‏ӕ䌤䌤䌨 ‍ڝؗ‏äŠ&#x;ϨϟÓŒĎ˝Ń€Đ´ŇąŃ…á?’Ő?ѳϩ૬ŕ­„Ń„ Ń˜Đ˜ÝƒŇşĐƒÔŠĎĄŃ‡࣠҆ढԣܺĐƒÖšäŚšĎ˝ŕ¤? ĎŞÓŒŃ…ÓŒâ€ŤŰžâ€ŹÓżĎŚŇ…Ň äŠ&#x;ĐŁĎŠ ĎŞÔ&#x;ŃŽ όϨۡâ€ŤÚˆâ€ŹÓŒŃ…ÓŒÝ‡â€ŤÝ“â€ŹŐ›ŕśľäŚš

Lessons Learned Parking & New Development There are concerns that new development will not prioritize parking or will exacerbate traffic, particularly on Hancock Street. Many residents rated the quality of existing commercial amenities below average, and would like new development to include more diverse restaurants and entertainment options that include a shopping mall. The indication from other stakeholders that accessibility rather than availability of parking is the real issue could provide some insight for future interventions.

њϺϥŇŒौ ßžÓ?ÓżĐˆŃ‡࣠ϊŕŽ‹ĐšÔŁÜžĐˆŃ‡࣠Ô•ϤϞӊߞÓ?Ô„Ň‚Ű°Ď´ â€Ťŕ ”Ú—â€ŹäŠ&#x;ЇϤϞ༹ي‍֥ے‏äŠ&#x;දԷϥϨŕ°ˆßŽॽ ŕŚ…ĎźäŚšĐŞĐ„ŕ˘’â€ŤÚžâ€ŹŃ…ŃłŕĄ–ŕ ąâ€ŤŢ—׏‏ŕˇ?ϥ‍߰Ö?ڰ‏ ŮœĐŠϨ‍ŕ­?כ‏ҝ‍כ‏КЎäŠ&#x;Ň‘༸â€ŤÖłÜ¨â€ŹĐˆŃ‡࣠Đ? ĐšÓ¸ŐŠѸĐ„ĎĄĐ„ŇŠŮŠŕ źŕł?Ń„สӀ‍ॸק‏äŠ&#x;‍د‏ á ‰ĎŁĎŤŕ¤”â€Ťŕ ą×‰â€ŹÔžäŚšÔˇŃ˜۹೯Ԛԏ‍١‏ԣܞߞ Ó?֧ϥĐ?ܺԛґϤϼĐ?ĐŒÔ›ŇĽĎĽŃ?ÔœĐŒĐŠ â€ŤŰ”â€ŹĎ°â€ŤÝžâ€ŹŕŚ­Ů¤ŕ°ŞÔŠŃ ĎĄŃ?ÔœŐ›Ö¤äŚš

Housing A majority of respondents indicated that too much of the recent housing development in Quincy has been marketed as luxury and that too little is affordable to working- and middle-income residents. Respondents also voiced concern about the plight of Quincy’s homeless residents.

Ö™ŕ š Ď˝â€Ť×—â€ŹĐ´ŐŤŕśˇâ€ŤŮˇâ€ŹÔŁÜžâ€Ť×ˆײ‏ѿЄá?’Ő?Ö™ŕžŽŃ‹Ń‡ ĐŠá€˝â€ŤŕžŽÖ™Ü“â€ŹäŠ&#x;ѿ՞ϼĐŠŕ°ŤŇ á‚“ŮœŃ„ŕ ?ÖźŐŠ ϪळŃ‹Ń‡ĎĄâ€ŤŘŽâ€Źá…ŁÔ›Ö™ŕžŽäŚšիභ‍١‏Уԣܺό Ń…á?’Ő?Ôľâ€ŤŮˇŘšâ€ŹĎĄŕŠĄŕĽ’ĎĄÔŹĐšäŚš

Transit The improvement of public transit service was the most commonly mentioned desire among respondents. Another important issue for respondents was walking; 84% of residents engaged believe new development should improve the walking experience of pedestrians in Quincy. A key component of this improvement will be addressing safety concerns, which were voiced by many respondents.

֥ཕ Ô?ŕ˘•â€Ťŕ ”ע֥ے‏ϥۨ৖ϼϨÓ›ϩիභ‍١‏Ѕ٤ ϺҋŮ?СЄϥ䌚॔֔ϣϫիභ‍١‏٤ϺϥԳ ϴҧ֤ϼâ€ŤÜŒâ€ŹŇ˛äŠŽ 䊘իභϡŕ˘’â€ŤÚžâ€ŹÔšŇžĐˆŃ‡ ࣠‍ۨŘ?׎‏৖á?’Ő?ĎĄâ€ŤÜŒâ€ŹŇ˛Ő‚ŕĄ?䌚Ϝ҆ۨ৖ϥ Գϴ༏ю‍ח‏дϼԼҪ՛֤äŠ&#x;ЇҊЪЄիභ ‍١‏٤߾䌚

Social Cohesion Several respondents described a lack of community or familiarity with neighbors, and frustration with the frequent inaccessibility of elected officials. Many also questioned whether new development aligns with community needs, suggesting that the city could take action to improve communication and engagement with residents, especially with regards to planning and development processes.

ŕ¤˜Ďžá??๠Ҩ ĎŁÔˆիභâ€ŤŮˇâ€Źá†Ąá‹ťĎŚáˆ¨ŃŚŇ?ҟઑྩϦ‍؍‏ф় ŕš?ϥ࢓ࢣäŠ&#x;К߾ҏâ€Ť×śâ€ŹŃŠÖšâ€Ť×‘â€Źŕś˜ϺҊ‍ק‏ϟϥ ༂௞‍؂ܼ‏ϥ‍ֳך‏䌚ЪЄիභâ€ŤŮˇâ€ŹĐŁâ€ŤÚ°â€ŹŕŻ…ĎŚĐˆ ч࣠ϞϤϞӿŕ¤˜ß…Ř‘Ř’ÔšĎŁŕŚŠäŠ&#x;â€Ťŕ ƒ×?‏ড়‍ھ‏ ‍ؾ‏Đ?ĐšŐ?Ň¨Ó Ű¨ŕ§–Óżŕ˘’â€ŤÚžâ€ŹĎĄŕ˝ťÖĄŃ„ŕŤ Ň äŠ&#x; දԷϥԬҿ੺੿фч࣠ϥОॄ䌚

30

InQuincy

(Left) Quincy Residents' express their visions for a future Quincy at an Engagement Activity in Kam Man Foods

ਅ֖ ᐒ՝࢒‫ھ‬Ϩ.DP 0DQ )RRGVϡϣҋ҅ҁЅ ԣܺϦјИх‫۔‬ϰᐒ՝ϡ ݃࢓

Lessons Learned ѹϺϡҌࡦ With as much as 1% of the total population of Quincy engaged in less than three months, the overall number of residents engaged far exceeded the studio’s expectations. Still, in addition to the possibility of a small number duplicative responses, larger data collection issues could be addressed to further improve outreach and engagement for future development and planning activities. For example, engagement activities were not completed by a random sample, but rather by anyone willing to participate, resulting in selection bias. And, in the case of the online survey, the distribution method and reliance on people with computers also skewed the data. Several challenges arose in the studio's engagement efforts that should be taken into consideration moving forward.

ᐒ՝ 䩘ϡրϪ‫ט‬ϨϤϺѧϫ֊ϡЖҼѦ ‫۾‬ӿϦϢИϡ҅ҁ䩟϶ϫրϪُУϥ‫׼‬ ‫׼‬сսքϦ‫ࠆذޗ‬ϡভ‫׈‬䦚ϤОङϦϣվ ‫ח‬дНЌԳ౳ϡমଈ䩟Ϩ‫ے‬ϰϡчࣁф੺ ੿҅ҁЖ䩟НйߎഓѸЄُࣞϡּओ䦚ຎ Ғ䩟ૠҁ҅ҁϤϥ‫ڨۻ‬ҚҊӆԟюϡ䩟ґ ϥ‫حڗۻ‬ϣϫ‫ֳܨ‬ϰ‫۾‬ӸϡϪԟюϡ䩟϶ Ͼ࣒ঊҊӆϡ‫ࡸק‬ԛണई䦚йߵ䩟ϨϨ۷ ՛ඵϡ‫ח‬дЅ䩟дࡈҤ֚ф࣊໰Ӈ‫ݴ‬ϡϪ ळЇٍُࣞЭϩъВ‫୐כ‬䦚Ϩ‫ࠆذޗ‬ыࣁ ϡОࡄЅоѳϡख‫ڕ‬НйϨяћϡӓՔЅ ཱྀϣ‫گ‬ѐߎഓ䦚

Difficulty Gaining a Representative Sample The 'InQuincy' website and all materials were made

ԠЏࡢϩ‫ڊ‬ԣԛҊӆϡ੡Ԣ 䦧,Q4XLQF\䦨ӻۖфӛϩ୰ࢧЁϥЌѓЅҹ

Community Engagement

31 available in Chinese, and translators were present for all community engagement. However, due to differences in cultural perceptions of in-person surveys, we were unable to gather data from a representative population. Additionally, the engagement team learned from a contact at ACDC that while a small group of residents engaged in community events on a regular basis, meeting regularly with planning students, community organizers, and service providers, the Chinese community at-large was much harder to engage with. The studio set out to address this concern: it hoped to engage the broader Chinese community because it is underrepresented in development planning, but had a hard time gaining the trust and earning the scarce time of community members. Of course, no method will ever achieve a perfect response rate, but the studio felt that given the centrality of planning and development to the lives and livelihoods of virtually everyone living and working in Quincy, as much as possible should be done to maximize community engagement efforts. This is especially true for members and groups in the community whose voices are underrepresented in current discussions and processes.

་ࢵϡ䩟ॸϨӛϩϡघ߅ૠҁЅЁϩࢬፆ Ϫ‫؂‬ϨԾ䦚Ѽґ䩟‫ۥ‬ҿϨӌхӌ՛ඵ݇୳ Ѕϡҹ٩ई஫䩟ϢИѩ֚ԩࡢϩ‫ڊ‬ԣԛϡ ϪळЅּओُࣞ䦚ࡔ֔䩟ૠҁЩ६ԩᲓ֧ $&'&ϡࡀ‫ڍ‬Ϫ‫؛‬ЏҌ䩟࠰‫܉‬йЩ६࢒‫ھ‬ ӡ‫۾׈‬Ӹघ߅҅ҁ䩟ӿѹ੺੿ϡѹТ䦙घ ߅६௾‫ٷ‬ф‫ࠔע‬٤ప‫ٷ‬ӡ‫׈‬Ԋӌ䩟ԔϽϡ ‫ܓ‬Ϫघ߅ϥۘ‫׶‬Ԣ‫۾‬ӿՔϰϡ䦚‫ࠆذޗ‬ы ‫ߎ״‬ഓ䩭ϢИ‫ֳܨ‬ЌӿѸܰጷϡ‫ܓ‬Ϫघ߅ ૠҁ䩟ӹЊјИϨчࣁ੺੿妅ϥ‫۔‬ҩࣘд ‫ڊ‬ԣϡ䩟ԔϥԠԼघ߅ю‫؂‬ϡҞ‫ڗ‬фߌЏ јИϡЖҼϥۘ‫׶‬੡Ԣϡ䦚

ԄѼ䩟Эϩ‫حڗ‬Ҥ֚НйЏϺϣϫԟѤϡ Ҙ࣢ଛ䩟Ԕϥ‫گࠆذޗ‬ЊϨхҟϣϫТ҅ ф֞ӑϨᐒ՝ϡϪϰМ䩟Ϩ੺੿фычϡ ЅКԛָխЎ䩟‫࠰؏׎‬НЌЄс҂оझҨ ϰзϽ٩घ߅‫۾‬ӿ֏䦚දԷхघ߅ϡю‫؂‬ фࣗՂѸϥ϶Ҋ䩟ӹЊјИϡ‫ٸك‬ϨԄЎ ϡक़‫ں‬фОࡄЅϥ‫۔‬ҩࣘд‫ڊ‬ԣϡ䦚

Moving Forward ‫ז‬ӓЃ In short, community engagement should be recognized as an indispensable component to major development in the City of Quincy. This will ensure that the City can tap into one of its major assets— existing and growing diversity—to ensure that as it grows and changes, it continues to foster its spirit of solidarity and mutual support. The activities conducted by this studio produced a fascinating trove of information, but it was only a beginning. The most successful community engagement processes are inclusive and iterative—plans are introduced, amended, and vetted by residents and other stakeholders at all stages of the planning and development process.

րґߞҏ䩟घ߅‫۾‬ӿ‫؏׎‬ҩ‫گ‬ӑхҿᐒ՝ ‫ص‬ϡҰϴчࣁϰМϤНઑվϡϣ‫ח‬д䦚϶ Нй‫صڵࢮخ‬Нй‫ב‬඘Ϻ‫ؚ‬Գϴϡ‫ݗޞ‬ҏ ϣ䵋ѳࡖϡфԜϨҶӕϡЄҊԛ䵋৯‫خ‬Ԅ ‫ؚ‬ҶӕфԺ٩Ж䩟‫ؚ‬Нйߔ‫۝‬ഷड़ְࣗф ૠࡾϡ‫ظؘ‬䦚‫ࠆذޗ‬ыࣁϡ҅ҁ٤పϦਘ ϪࣰӍϡஶࣥϡҞ֥䩟Ԕϥ϶঍঍ϥϫы ‫״‬䦚зю‫ۋ‬ϡघ߅‫۾‬ӿОࡄϥᄦּ࢚ᗊॸ ‫࣢ބ‬ϡ䵋Ҥଈҩ৉Պ䩟Ϩ੺੿фычОࡄ Ѕϡӛϩ႓‫ݫ‬ի࢒‫ھ‬фԷј۱೯ԚԬ‫ٷ‬ϡ ࢗۨфഛ‫ݓ‬䦚

32

InQuincy

Research ࠕ‫ތ‬

To better address the needs of Quincy’s population, the studio relied on extensive research to identify the vulnerabilities and opportunities present in the City. The studio focused on five topics and its interdependencies: natural systems, housing, economic development, transportation and public realm. All the research compiled in the following chapter visualizes the current conditions in Quincy and shows the possibilities of future interventions in the City.

ĦąƑČŞ˒ЮဝɞĉˍĀ̀̂뻟Ѵ̟Ӝ֙ ϤƑ֦ӖĀࠕ‫ތ‬ĎԺȍΝ̤ġ֐ƍŜĎĀͲ ঩ȡŠƯĜ뺯ѳʹӛȰͩͅĊƹʛŠ̋ĵĀ Ƞ‫֙ފ‬୘ȡ뻭ĢƔͷՔ뻟ʐӮ뻟ƿ࢔Ť֐뻟 ιʙŠȔդʟੜ뺯ǨĈĀࠕ‫ތ‬ĝćĪǚĀˇ Έġ뻟ʎɏ͔ąဝɞĀȋǡ‫ޔ‬ёŘӍ֐Фą Ν̤λčѝ٪ĀĻĩȡ뺯

Topical Topi To p caal Research Resear Re a ch h

3333

34

InQuincy Assessed Losses

Hurricane Inundation Zones Properties affected Total Assessed value affected

3,972

$1,318 M

FEMA Flood Zones Properties affected Total Assessed value affected

2,398

$823 M

2050 Sea Level Rise Properties affected Total Assessed value affected

843

$1,193 M

2100 Sea Level Rise Properties affected Total Assessed value affected

3,170

$2,148 M

Topical Research

35

Natural Systems ĢĆ”͡Ő”

(Left) Hurricane Inundation Zones

Ů—âłľ ፲ɤá†šĹŒŇ&#x;

(Right) Global Sea Level Rise Scenarios, NOAA

Ő—âłľ ƽЎʄË?ǚĘ΋ ĘŽëť&#x;01##

Introduction

Қ�

Quincy’s natural systems are an asset worth protecting. Simultaneously, this ecosystem’s dynamic features are constantly in flux, placing the built environment in a precarious position. It is important to invest in a manner which prepares for both sudden shocks and long term stressors. Three key systems have been identified as central to sustaining Quincy’s growth: coastline, wetlands, and open space. Quincy boasts 27 miles of coastline and nearly 6,000 acres of green space including wetlands. While these features are critical assets for residents and visitors alike, they do present certain challenges as well. Coastlines bring the threat of hurricane inundation; inland streams and floodplains are common locations for flooding; shrinking wetlands limit water quality; and ill-managed open space harbors trash and other contaminants. All features place a burden on the social gains from healthy habitats. Four precedents are presented that capture the essence and importance of well-designed natural spaces for communities of all sizes.

á€?ɞĀĢĆ”͡ՔĄҲčƝĚ?֔Āџۡ뺯Čˆˤ ÇœÄłëť&#x;ŀё͡Ő”Ä€Ć˜Ń‘Ě–ŕŠ&#x;ɟĄćȽ͔ëť&#x;Č› ӚŪր‍ؗ‏Ů?Ç?ĂĊٖ߭Ā‍ؗ‏Ş뺯ćԚĆ?Nj‍׼‏ Ä˜ÎŤŃźÄ„ČśÄ‘Ä€ëť&#x;ÄŚÓ?Ć”Ä€Ç‹ĘŒŠǤʿĀ‍ؼ‏ ĆşĆ™ÄŒÓ‚ŃŚëşŻĆ ÄŠȰਥÄ€͡ՔƝΗǭČťΎ Ě°á€?ɞĀŤÖ?Ä„ČśÄ‘Ä€ëť­Ę„ŕ°˛Ď ëť&#x;ŕŚ„ĹžŠŧ ǽ˭Ç?뺯á€?ÉžĢŕˇ…Äˆ Ó…Ć€Ä€Ę„ŕ°˛Ď Ĺ Č›ËŚ Ó…á‘ľÄ€â€ŤÜƒâ€ŹĹžëť&#x;Ěžŕ˛—ŕŚ„Ĺž뺯Č‹Ä“Č?Ě–Žť եΧŠʺϢĄȜđĀџНĀijȊëť&#x;̋ľ‍ڪ‏ǎ ģͳȪÄ…ÔšČ?â€ŤÍž×Ąâ€ŹëşŻĘ„ŕ°˛Ď ÉŹÄ?Ä…፲ɤá†šĹŒ Ä€ŕ œáˆ§ëťŽĘŻâ€ŤÝżâ€Źá ˆÇŒĹ á†¤ŕ˝–Ň&#x;ĄᆤnjฯҴĀˊ Č‘ĹžŇ&#x;띎ഹ‍×?â€ŹÄ€ŕŚ„ĹžҚˢąnjΘ띎ϯČ—Äƒâ€ŤÚ“â€Ź Ä€ŧǽ˭Ç?‍چ‏á?šÄ…೧೨ŠȺŴࡿŕŞ?ۡ뺯ǨĈ Ě–ŕŠ&#x;ƊԞ֗ᗹեŞĀ‍ף‏Ěʾ༟ɏÄ?Ä…â€Ťŕ ŤÝšâ€ŹëşŻ Ö?ФĹœÄ?Ā˗ĊϵૼĦͨĆ?‍܊‏٣Ā‍ף‏Ň&#x;‍ܙ‏Ę? ą̉ġѴĚ&#x;Ä€ĢƔ˭Ç?Ā̉ᓆŠȜđȥ뺯

Coastlines

Ę„ŕ°˛Ď

Natural ecosystems provide various types of benefits including environmental, social and economic. Though only a single component, coasts are essential to those systems. For cities, coastlines provide tourist attractions, increase property values and can help sustain local economies. Specific to Quincy, coastlines provide animal habitats, a robust hydrological cycle and a great attraction for local residents as well as visitors. Quincy’s coastline is a treasured amenity for the city and for the region.

ĢƔŀё͡Ő”ÍŽŕŁ‚Ä…ÄƒÇœâ€Ť×Źâ€ŹŐ?Ä€ʾ༟ëť&#x;̞ಗ ր‍ؗ‏Āëť&#x;‍ף‏ĚĀŠƿ࢔Ā뺯‍ٞ‏ϯŎĄĂĊ‍ز‏ ĹŞËŒĹ“ëť&#x;Ę„లťÄ“Č?͡Ő”Ä?ÄşÄ„ĎˆČ°ČśÄ‘ Ä€뺯ťÇ?Î?̤ëť&#x;Ę„ŕ°˛Ď ÍŽŕŁ‚Ä…ʺϢբŽëť&#x;Lj ǤĹžĐťÍŒҲëť&#x;‍؟‏ĊщՎΎ̰ȋŞƿ࢔뺯ԾÉ… Ä—á€?ɞĀૼĹ”ëť&#x;Ę„ŕ°˛Ď ÍŽŕŁ‚Ä…Ć˜Ë€á—ąŐĄĹžëť&#x; ĂĊԞ֗Ānj͡ՔŠĂĊȋŞեΧŠʺϢÄ€ ӄʺŞ뺯á€?ÉžÄ€Ę„ŕ°˛Ď Ä„Ä“ÄŠÎ?̤ŠŃ’ÄŠĹž Ň&#x;ɹۤĀࢎĉƼˀ뺯

36

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Hurricane Inundation Zone FEMA Flood Area 2050 sea-level-rise 2100 sea-level-rise Residential buildings

1850

1900

1950

2016

Topical Research

(Left) Historic Wetland Extend

Ů—âłľ ×‚â€ŤÜˆâ€ŹÄ˜ŕŚ„ĹžÄ€ŕ¸‹Ö?

37 While the coast is an important asset, it also presents challenges for the city as well. Quincy is quite susceptible to hurricane inundation from all categories of storm. Rising sea levels will exacerbate storm surges and impacts from flooding. During a Category 1 hurricane 15% of Quincy’s land area will be affected, Category 2 hurricane will inundate 23% of land area, Category 3 will flood 28% of land area, and a Category 4 hurricane will impact 32% of the entire city. Specifically, in a Category 4 hurricane approximately 2,700 structures will be inundated, mostly residences. Sea level rise highlights a sizable challenge for the city of Quincy. Scientific projections range from up to 1 foot by 2030 and 4 to 6 feet by 2100. Though these dates may seem quite far out, it is imperative that the city plan for resilience before the flood waters rise.

ȋʄలĄȜđџНĀijȊëť&#x;Ě‹ÄŁÇœijČÎ?̤ ÉŹÄ?‍͞ץ‏뺯á€?ɞĄĂĊćǨÄˆâ€ŤÝ•â€ŹÉ¤Ć?‍׏‏ĥȤ ÖˆĚ—ͲɊ፲ɤá†šĹŒĚŠâ€ŤÚ•â€ŹÄ€Î?̤뺯Ä˜Î‹Ä€Ę„Ë? ÇšĹ‚Ä‡ÇˆČ€â€ŤÝ•â€ŹÉ¤ŕŽĄŕŤŁĹ ÉŠÄ—á†¤ÇŒÄ€ĚŠâ€ŤÚ•â€ŹëşŻÄ‡ ፲ɤ ‍׏‏ĥëť&#x;á€?Éž ëť˜Ä€â€Ť×˘â€ŹĹžÄšĆťĚŠâ€ŤÚ•â€Źëť&#x;፲ ɤ â€Ť×Źâ€ŹÄšá†šĹŒ ëť˜Ä€â€Ť×˘â€ŹĹžëť&#x;፲ɤ â€Ť×Źâ€Źá†šĹŒ ëť˜Ä€â€Ť×˘â€ŹĹžëť&#x;፲ɤ ‍׏‏Ě̊‍ڕ‏ђĊÎ?̤Ä€ ëť˜ 뺯ԾÉ…Ä?Äşëť&#x;ć፲ɤ ‍׏‏ĥëť&#x;ę‍ כ‏Ċઔ ๼Ë€ÄšĆťá†šĹŒëť&#x;Ó’Ä™Ä Ä„Ä„եΧÖ›뺯Ę„Ë?Çš Ä˜Î‹Ô†Ç†Ä…ĹĄá€?ÉžÄƒĹ‡Ä€â€ŤÍž×Ąâ€ŹëşŻâ€ŤŘ˜â€ŹĆ’ŮŞÔŽČŞ Фć Ĺ­ÇĄĘ„Ë?ǚĚĘ΋ Ó…ă•›ëť&#x;Ä— Ĺ­ĆĽÇĄÄ˜Î‹ 슎 Ó…ă•›뺯‍ٞ‏ϯēČ?ĹŤĘżÄ&#x;Ĺ‘Ä? Ĺ‚Äˆŕ˛›á?˘Ôźëť&#x;ČšÄ„Ä‡á†¤ÇŒÄ—Ä?ĆĽÇĄĹĄÎ?̤ť Ň?˅ĊƺĀ‍܎܊‏łĄĂɍȋӊƼߤ뺯

Open Spaces

ŧǽ˭Ç?

Quincy boasts over 60 different parks and recreational activities, these spaces are fundamental for Quincy’s existing and growing community. Numerous benefits have been attributed to the abundance of green space, including; improvements in health and mental wellbeing, ecological benefits, carbon sequestration, reduction of the heat-island effect and lastly the creation of social value. Therefore, the continued preservation and investment in these open spaces is essential for their continued success.

á€?ÉžĢŕˇ…Äˆ ÄŠÄƒÇœÄ€Č”ԟŠŕŞžÇ‘ĆœĆ˜ëť&#x; Ä“Č?Ë­Ç?ĹĄÇ?á€?ÉžĆŒÄ‡Ä€Ĺ ÇˆǤĀ‍ף‏Ň&#x;Ä?Äş Ąπˊ‍ן‏ǕĀ뺯â€ŤÜƒâ€ŹĹžÄ€ŕĄ”Ö˛Ę‡ÄšÉŹÄ?ĆƒĚźÄ€ ÄŒĚ?ëť&#x;̞ಗ띭ǝɅŠġȗԞ֗Āϑ‍ړ‏ëť&#x;ŀё в༟ëť&#x;ŕŽƒੰǭëť&#x;ɾ҉вË…Ä€યĚ›ëť&#x;Ĺ–ŸÄ„‍ף‏ Ě͌ҲÄ€Ő†Ň?뺯ǨĹ˜ëť&#x;ҎυćēČ?ŧǽ˭Ç? ƀɗDŽĚ?Ö”Š΍џťÇ?ËˆÄŞÄ?Ä€ŪβÄ„ĎˆČ° ȜđĀ뺯

Despite the abundance of parks, certain areas in Quincy lack proximity to open spaces and many of the areas prone to flooding have the highest percentages of impervious surfaces, particularly surface parking lots. These surface parking spaces adversely impact ecological systems and add to the heat island effect. Most of Quincy’s parking does not meet the expected optimum occupancy rates, generally 85% - therefore our research recommends for the city to minimize storm-water runoff by reducing the footprint of impervious surfaces.

‍ٞ‏ϯȔԟʼn֌Ӗëť&#x;á€?ɞĀԚČ?ĹžŇ&#x;ł݀ఆť ŧǽᖊᅑĀ‍̇ڄ‏ɪëť&#x;Ĺ˜Ó?Đ Ä Ě—ͲƝᆚĀŞ Ň&#x;Ń‡ÄˆĹ–ƬȤૼÄ€ÄƒŰœÇŒČŞÇ†ëť&#x;Ě–ČŽÄ„Ĺž ČŞÄ€Ó•ÇŞÉ€뺯Ä“Č?ŞȪӕǪɀťŀё͡Ő”Äˆ Ĺ?ÄƒĎ™ĚŠâ€ŤÚ•â€Źëť&#x;â€ŤŘźâ€ŹÇˆČ€Ä…ÉľŇ‰вË…뺯Ó’Ä™Ä Ěź á€?ÉžÄ€Ó•ÇŞÉ€ĹŒÄˆĐĄÄ—ŮŞĘżĹ–â€ŤŢ‰â€ŹÄ€Ó•ÇŞß ëť&#x; ɟɅÄ?ÄşÄˆ ëť˜ëť&#x;ǨĹ˜Ä ÄľÄ€ŕ •â€ŤŢŒâ€ŹÓšâ€ŤÚ°â€ŹÎ? ̤ʙĽ‍×?â€ŹÉşÄƒŰœÇŒČŞÇ†Ä€ĚŠâ€ŤÚ•â€ŹÄ?Ŗӣ͔Ο ÇŒ໷ȹ뺯

Wetlands

ŕŚ„Ĺž

Wetlands typically increase water quality, they capture pollutants and filter the water. However, in the case of Quincy, the estuary has seen considerable damage and pollution.

ŕŚ„ĹžÄ‚á†ˆĹžÍŽĆŹÇŒÎ˜ëť&#x;Ě‹Äľŕş—ŕž‡Ä—Ä…ࡿŕŞ?ۡ Ć”Ÿâ€ŤÍ”Ř´â€ŹÇŒ뺯Ɣƌëť&#x;ćá€?ɞĀૼŔĥëť&#x;‍Ë?ޖ‏ Ě?ÄťĹ˜Ä&#x;Ä—Č Č‹Ę”Ä€ধҴŠ෿ŕŞ?뺯

38

InQuincy

(Below) Renters vs. Owners Percentage Comparison

(Below) Housing Typology Breakdown

ëť›ÄŞĘŽëťœಜӎČˆË Ç‚ȤૼȤÖˆ

ëť›ÄŞĘŽëťœÓŽŕ§žâ€Ť×Źâ€ŹŐ?Ć’Ĺ“ŕ­–

Far more owners in Quincy!

‍࣊יŢ&#x;â€Źăł°ĐžÖ§â€ŤÍœŕŠ‹Ţ‚â€Ź

70%

60%

10,473 total Medium-High Density

50%

30%

Renters

Renters

ल‍ۑ‏

ल‍ۑ‏

Renters

ಜӎ 20%

Đ— ள‍࣊څؤ‏Ѻ؉

16,300 total Single Family

40%

Owners

Owners

ăł°Đž

ăł°Đž

⎞㛪Ѻ‍ۑ‏ Owners

Ë Ç‚

15,121 total Low-Medium Density

10%

Ńš З‍࣊څؤ‏Ѻ؉ 0% Boston

Somerville

Quincy

े‍×?â€Źć Œ

ĺœ‡ŕŻ‚äžłä”Ś

�ɞ

(Below) Median Home Values 2011 - 2015 (in thousands)

ëť›ÄŞĘŽëťœÓŽŕ§žÄĄĘžÍŒҲ Ďˆ Ĺ­ëť›˲Ęžëť­ÔŽëťœ $300

Values start to rise in 2013

‍پ Ö§â&#x;•Ű‘‏旇‍֚ל‏Ԟ $273

$245

$219 2011

2012

2013

2014

2015

Topical Research

39

Housing Ę?௎ In many ways, Quincy finds itself blessed by its position within Metropolitan Boston. As the region’s real estate markets continue to boom, Quincy is well positioned to capture some of the growth. However, with this growth comes a myriad of challenges that directly affects the housing stock of Quincy’s residents.

á€?ÉžĎ?Ç?Ä‡ŕĄŒŐ‚ŕ ĄÄ™Ä?̤ްĀŞȗʞŮ?ëť&#x;ć Ĺ‰Ä ĆśÇšÄ?Ĺ‰ÄˆŃžĎŠ뺯ȋ˿ŞŇ&#x;Ä€ÓŽĹžН̤ ɀҎυΖ‍ڞ‏ijëť&#x;á€?ÉžÄŁÍ•Ä˜Ä…ŕ¸?뺯Ɣƌëť&#x;Č‹ ŤÖ?Ň›Ä—ĆƒĚźÄ€â€ŤÍž×Ąâ€ŹÄłëť&#x;á€?ÉžեΧĀӎНϔ ÉŠÄ—Ä…ˢËˆĚŠâ€ŤÚ•â€ŹëşŻ

The following analysis seeks to delve into the changing landscapes of Quincy’s housing: give a quick snapshot of the existing condition, and then further explore the current vulnerabilities and the opportunities moving forward.

ĪǚĀœୖ੫ɇۥÉ?á€?ÉžĘ?௎Ƚ͔Āբҋ ĥ띭ҚđÖ?ФĆŒâ€ŤŢ”â€Źëť&#x;Ć”ŸÉ—Ä‚ϳ੦अȋǥĀ ÉœĘ›Ĺ â€ŤÍž×Ąâ€ŹĹ˜Ë‹ÇĄÄ&#x;뺯

The Housing Landscape in Quincy

á€?ɞĀĘ?௎բŇ‹

After years of moderate development, in recent years the city has experienced a boost in construction, particularly for new housing. Currently, Quincy’s housing stock is comprised of 42,124 units. Over 1/3 of those units are single-family homes. The rest of the homes are a combination of low to medium density multi-family dwellings. Meanwhile, new construction has placed greater emphasis on high density residential units.

ƿĽÄ…̟ŭÄ€Ň?ʇŤÖ?ëť&#x;ËŚČ?Ĺ­Î?̤ƿׂą ӚѴĀ୒ધʿëť&#x;ਯȺćļĘ?௎ƜÇš뺯Č‹ÇĄëť&#x; á€?ɞĀĘ?௎ԪĘ”Äˆ ëť&#x; ÄŠË˛ĘťëşŻÉ¸Ä˝Ć Ĺ“ĆĽÄ‚Ä€˲ʝČњдĘ?௎뺯ŕ§?ÄŞÄ€Ę?௎Ä„ÓŁ ÄĄâ€ŤÝ§â€ŹĘ‡Ä Ĺ?༪Ę?௎Ä€ʊʸ뺯ČˆˤÇœÄłëť&#x;ÄĽÓš Ń´Ć‘Ĺ?ČśÇ?Ə‍ݧ‏ʇեĘ?˲ʝ뺯

Quincy’s homeownership is relatively high within the region. According to Census figures, 47% of units in Quincy are owner-occupied, in comparison to 34% in Boston and Somerville. Median home prices hover around $290,000, which has been constantly increasing since 2012. Meanwhile, rental units make up 53% of the housing stock, with a median monthly gross rent of around $1,200.

á€?ɞĀĘ?௎Ń‡ÄˆÄ‡Ň&#x;ŕŠœĆ€Ä?ÄşÄ„Č ĹĄĆŹÄ€뺯 ֎֏ĉË?Ő”Ě&#x;ĚźÖŹëť&#x;á€?Éž ëť˜Ä€˲ʝÄ„Ë Ç‚ ĢůÄ€ëť&#x;Č Č¤Ç˜ŕĄŒŐ‚ŕ ĄĹ ŕŹ–՚ΎŮ?Ä€ ëť˜뺯 Ę?௎ĥĘžÍŒĎœČ­ ŭŧ˨Ä?Ě°Ď…ÇˆǤëť&#x; ĆŒÄ‡Ä‡Ä™â€Ť×›â€Źëť‘ ëť&#x; ̥‍ׇ‏á‹?á‹Œëť&#x;ČˆˤÇœ Äłëť&#x;Ę?௎ԪʔĀ ëť˜Ä„Ĺœಜ˲ʝëť&#x;Ęƒಜ̇ĥ ʞ̟ę‍כ‏ć띑 ëť&#x; ‍ޣڽ‏뺯

40

InQuincy

(Below) Active Subsidy Expiration Timeline

ëť›ÄŞĘŽëťœĆœĆ˜Ű˜ÝˆÄ—ʿijÇ?ČŞ

2800

7.5% of all SHI units will expire by 2025!

2400

‍޼ے‏9./‍׍‏Ѻ‍ ࣊ۑ‏ Í Ó° â€ŤŮľâ€Źă…šÓ°ŢŤÍœ

2000 1600 1200 800 400

2015

2020

2025

697 units

‍׍‏Ѻ‍ۑ‏

2045

0 (400)

‍׍‏Ѻ‍ۑ‏

463 units 818 units

‍׍‏Ѻ‍ۑ‏

(800) Source: National Housing Preservation Database (2015)

Housing Vulnerabilities Affordable Housing

Ę?௮Ͳধȡ çś“ćż&#x;é Šç”¨ćˆż

4,093 of Quincy’s housing units are listed as subsidized according to the Department of Housing and Community Development’s Subsidized Housing Inventory. Of these units, roughly 3,000 are Quincy Housing Authority properties and Section 8 voucher users. Presently, 9.6 percent of Quincy’s housing inventory is designated as affordable – falling short of the 10 percent threshold required under Chapter 40B. As Quincy continues to feel market-rate development pressure, closing this deficit has proven challenging.

ä˝?ĺŽ…ĺ’Œ礞ĺ?€ç™źĺą•éƒ¨çš„čŁœ貟ä˝?ĺŽ…ć¸…ĺ–Žä¸Šćœ‰ć˜†輿 çš„4ďźŒ093ĺĽ—ćˆżĺ­?ĺ??ĺˆ—ĺ…śä¸­ă€‚ĺœ¨é€™äş›ĺ–Žĺ…ƒ中ďźŒ 大ç´„3ďźŒ000ĺĽ—ć˜Żć˜†輿ćˆżĺą‹ĺ§”ĺ“Ąćœƒçš„ćˆżç”˘ă€‚ç•ś ĺ‰?ďźŒ9.6ďź…çš„ć˜†輿ćˆżĺą‹ć¸…ĺ–Žč¨­ĺŽšç‚şäş†çś“ćż&#x;é Š 用的──比Chapter 40BčŚ?厚的門檝借低了 10ďź…ă€‚ç”ąć–źć˜†輿é‚„ĺœ¨ć„&#x;ĺ?—ĺ¸‚ĺ ´çŽ‡ç™źĺą•ĺŁ“ĺŠ›ďźŒ ĺ˝ŒčŁœé€™é …ç&#x;­ć?żäť?ç„śĺžˆćœ‰ćŒ‘ćˆ°ć€§ă€‚

Senior Housing

č€ ĺš´ä˝?厅

As the senior dependency ratio increases, as it is expected to do in Quincy, the elderly population will consume a larger proportion of the entire population. This will have implications for the city’s tax base due to senior’s reduced incomes. A heavier burden will fall on government to meet growing health care expenditures.

ç”ąć–źč€ äşşć’Ťé¤ŠçŽ‡é™?ä˝ŽďźŒé ?渏ć˜†輿çš„č€ 齥人ĺ?Ł ĺ°‡ćˆ?為總人ĺ?Łä¸­čźƒ大的一個羄ćˆ?éƒ¨ĺˆ†ă€‚ç”ąć–ź č€ ĺš´äşşçš„ć”śĺ…Ľć¸›ĺ°‘ďźŒé€™ćœƒĺ°?ĺ&#x;Žĺ¸‚的稅產ç”&#x;役 é&#x;żă€‚ć”żĺşœĺ°‡ć‰żć“”ć›´ĺ¤šçš„ĺŁ“ĺŠ›äž†ćťżčśłĺ˘žé•ˇçš„čĄ› ç”&#x;äż?ĺ ĽčŠąč˛ťçš„éœ€čŚ ă€‚

Further, none of the development projects in the city’s pipeline are geared towards the elderly population in particular. By 2030, the anticipated shortage of housing for seniors will be 19,000 units.

ĺ?Śĺ¤–ďźŒć˛’ćœ‰ä¸€ĺ€‹é€˛čĄŒ中çš„ĺ&#x;Žĺ¸‚ç™źĺą•é …ç›Žć˜Żç‰š ĺˆĽé‡?ĺ°?č€ 齥人ĺ?Łçš„ă€‚ĺˆ°2030ĺš´äš‹ĺ‰?ďźŒé ?č¨ˆçš„ č€ ĺš´ä˝?厅的矺ĺ?Łĺ°‡ćœƒć˜Ż19ďźŒ000ĺ€‹ĺ–Žĺ…ƒă€‚

Topical Research

41 (Top Left) Mixed Use Corridor Possibilities on Billings Rd (Right) Properties zoned ‘Business C’ with potential for residential density. (Bottom Left) An incremental approach, using ADUs

ٗІ⳾ ७Ő&#x;Ô„ŕ§—â€ŤÚŠâ€ŹŕŹ‚ ȤÖŠŮžɢĘĀĝĊȥ Ő—âłľ 卅⤆䎰Č?Ö‹ăł°)Č‘࣊‍ۑ‏ ä&#x;–࣊â€ŤŮƒâ€ŹŃşâ€ŤÚ…ؤ‏ ͣٗЇ⳾ͤâ– â›ťćƒžâ€ŤŕŤˇŕŁŠ×Œâ€Źă‘ĽÍ§ ćƒŽŕŁ?'*;Y

Moving Forward

Ë‹ÇĄÄ&#x;

The future development of Quincy depends on the implementation of new and innovating housing strategies that will meet the needs and vulnerabilities of the city and region. A combination of interventions and strategies that include inclusionary zoning reform, diversity in the topology of the local housing stock (for example through accessory dwelling units), greater emphasis on transit-centered, mixed-use development, and higher density will help create the framework under which the city can begin to address the shortcomings and opportunities outlined in this report.

á€?ɞĀΝÄ?ŤÖ?ȿљÇ?ÍžÓ–Ä…Î?̤ŠŇ&#x;ŕŠœĚ€ đĀՆļĀӎ৞༸ß”Ä€Ű˜֌뺯Ń?٪Š༸ߔĀ ʊʸëť&#x;༸ߔ̞ಗąŇ&#x;‍܎‏ϑொëť&#x;Ç•ĹžĘ?௎ԪĘ” ვ੨Ä€Ä Ć ČĄëť›ૼƧʙĽŕŞ?ȀĀեĘ?˲ʝëťœ ëť&#x;ĹĄČ”դΚĘ™뺎࣡ʸβĊŤÖ?Ä€Ȝˡëť&#x;Ĺ˜Ó? Ć‘ĆŹÄ€â€ŤÝ§â€ŹĘ‡ÄťĹ˜Ń‰ŐŽŐ†ÓšÄ‚ÄŠÎ?̤ĝĹ˜ŧ˨ ćēΎΤгĥË’ĐŽÝ€ŽŠƎĚĀᅣߑ뺯

Given Quincy’s history and location, embracing these and other tools will help ensure the city’s comprehensive development and place as a regional hub moving forward.

Ď?Ç?á€?ÉžÄ€×‚â€ŤÜˆâ€ŹĹ Ň&#x;Ęžëť&#x;ˈɊēČ?ŠȺŴĘ• ԾțĚщՎ‍Ě?ڪ‏Î?̤Ä€ࡠʸŤÖ?ëť&#x;ŕ ˇÇĄÄ&#x;á€? ɞțĚĄĂĊŇ&#x;ŕŠœȥᣲŕť—뺯

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InQuincy

Economic Development ǁ࢖ş֐ Quincy is a middle-income city, as suggested by the 2014 median household income (MHI) of $62,000. This is lower than Somerville’s ($65,000) and Cambridge’s ($75,000) MHI, but ahead of similarly diverse Gateway Cities like Everett and Chelsea (around $50,000). Quincy aspires to attract the technology investment that propelled cities like Cambridge to be innovation and economic centers. However, the city is increasingly home to many first-generation immigrants; a population which contains numerous opportunity-generators, but for which cultural and language barriers to integration remain. Team members approached economic development from different angles, but our research was motivated by a desire to understand which strategies would attract investment and create well-paying jobs for all Quincy residents.

ဝɞĄĂĊġDžʵɍΝ̤뻟 ŭŝ४ɼʵ ɍġʞ̼뻛/*+뻜Ħ뻑 뻟 뺯ēӣǏଖ չήُ뻛뻑 뻟 뻜Š‫ٸ‬ৱ뻛뻑 뻟 뻜/*+뻟ȚĄȤȠٔĀɟдΝ̤ႅ៓૔̖Š Оُɞ뻛ę‫כ‬뻑 뻟 뻜đƬ뺯ဝɞَƺ Ǐ‫ڐؘڇۃ‬ΫѼ뻟‫ڐؘ‬ΫѼӠϊɏ‫ٸ‬ৱĂƠ ĀΝ̤ŪĦąՆĥŠƿ࢔ġķ뺯ƔƦ뻟Ν ̤ȢćˈઙʼnĠljĂͳࡡΧ뻮ēĊĉˍ‫׻‬Ʌ чĈ̼ăʓĀƮĚ뻟ȚĄঞĈNJ͔ŠДҶૻ ហ뺯֤ӾŪ˳ʙĽăǜԴʇˈਛąƿ࢔Ť ֐뻟ȚĄāĵĀࠕ‫ތ‬ƻĞđư̑Ƈįॸߔĩ Ѿ‫ڇۃ‬ΫѼŠĦƽˌဝɞաΧՆҝƬʵɍʕ ǟĀĞʒǨպ्뺯

Walkability and TOD Growth Quincy Center was once a vibrant commercial core for the region. Today, parking lots cover much of the land near transit nodes. This land would be better utilized for economic opportunities and place-making. Quincy’s population is expected to increase 20% by 2030, generating $224 million annually in potential retail spending. Wollaston, for example, could support at least 15,000 square feet of additional retail space with this growth.

ϳDŽȡŠ61&Ť֐ ဝɞġķӊƿĄēĊҟੜĀĈƜƺĀԅˠ ġķ뺯ƧƎ뻟ӕǪɀవࣦąӒęĠ̼ιʙᣲ ໗̡‫ׇ‬Ā‫ע‬Ş뺯ēՁ‫ע‬ŞĻŘƑČŞƻů Ǐƿ࢔ƶǚĀƮĚŠŞƶ‫ؿ‬ҝ뺯ဝɞĉˍț ć ŭƥǡLjǤ 뻘뻟țćλčĀতߊ ˠՆҝŭߴ뻑 뻟 뻟 Āʵɍ뺯ૼ Ƨ뻟ᅠӘٞࠡďĩѾж̰ψɺ 뻟 ːƶ Ӆ㕛Ā૙ʌĀতߊ˭Ǎ뺯

Quincy seeks to match Cambridge and Somerville’s development, but is limited by its “car culture.” Those cities have a much lower share of employees who drive to work (42% and 30% respectively) compared to 67% of Quincy residents. Given

ဝɞ੫ɇҐ˅‫ٸ‬ৱŠଖչήُĀŤ֐ƶК뻟 ȚĄƻ̋Ār‫ޱ‬ǪNJ͔qǨՄ̑ʐą뺯Ŧȏ Ν̤ĈƑɺĀŧǪĘΊĀĉ뻛œȎĄ 뻘Š 뻘뻜뻟ȠȤǘ 뻘ĀဝɞաΧ뺯

Topical Research

43

The Asian population has risen from 5,000 people to over 22,174 in 2010, making up 25% of the total, the highest per-capita concentration of Asian residents in Massachusetts. ć Ĺ­ëť&#x;‍ۇ‏िĉË?Ǣƿȭ ĉĘ΋ėɸĽ ĉëť&#x;പɟ̟Ä€ ëť˜ ëť&#x;‍ۇ‏ᤆեΧĹ–Ä â€Ť×žâ€ŹÄĄÄ‡Ň‡ŕŹ–ŕ¸”௚Ó†뺯

Boston Scientific 554 Employees State Street Bank 4,033 Employees BlueCross Blue Shield 1,911 Employees Quincy Medical Center 1,195 Employees Boston Financial Data 1,523 Employees Harvard Pilgrim Health 631 Employees

Households Speaking a Language other than English in Quincy and Massachusetts

Socioeconomic Indicators 50.00% 45.00% 40.00% 35.00% 30.00% 25.00% 20.00% 15.00% 10.00% 5.00%

Percentage of Population Living Below Poverty Level Quincy

738 Employees

І⳾ �ɞŖęĀᭀ˳ʎ

І⳾ á€?ɞĀতߊܝߊʔ

B.A. Degree or Higher

Arbella Mutual Insurance

(Above) Largest Employers in Quincy

(Above) Retail Sales Volume in Quincy

0.00%

Stop & Shop 1,489 Employees

Language Spoken at Home Other than English

40.00% 35.00% 30.00% 25.00% 20.00% 15.00% 10.00% 5.00% 0.00% Quincy

Massachusetts

(Above) Quincy: Main Socioeconomic Indicators

(Above) Households Speaking a Language other than English

І⳾ á€?Éžëť­Ç‚Ä‘Ä€â€Ť×Łâ€ŹÄšĆżŕ˘”ĎąË‹ŕ ˆ

І⳾ πӅДĀĹ?༪

MassachuseĆŠs

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InQuincy

Parking Lots and T-Stations in Quincy (Mina)

â€ŤŕŁŠŕŠ‹Ţ‚â€ŹŇ&#x;垎⡲ո֊撗༊

the high cost of car-travel, transit-oriented development would generate new jobs, reduce travel expenditures, and increase disposable income.

Ď?Ç?ŧǪĀƏɓܝëť&#x;Č”դΚʙ֥ˋĀŤÖ? ÄťĹ˜ĐťĹ€ÄĽâ€ŤÜ â€ŹË ëť&#x;‍×?‏ɺΚʙŪǕëť&#x;ÇˆČ€ĝМ ÔœĘľÉ?뺯

Opportunities for Small Business Growth Quincy’s unemployment rate (3.9%), similar to the Boston metropolitan area’s, remains below the national average. From 2006 to 2014, small businesses accounted for the bulk of employment growth in Quincy: the number of businesses with fewer than twenty employees grew by 44%, while businesses with greater than 20 employees has declined.

ĥŇࢨ˥ŪǼÄ€ĆŻÄœ á€?ÉžÄ€ËŤË ß ëť› ëť˜ëťœÍšŕĄŒŐ‚ŕ ĄÄ™Ä?̤Ň&#x; Ä€Č ËŚëť&#x;ćƽřË?ß´Ď Ĺ˜Ī뺯ȭ Ĺ­Ä— Ĺ­ëť&#x;Ĺ‡ŕ˘¨Ë ĹŞÄŚá€?ÉžÄ?Ë ÇˆǤĀǂđ Č‚ŮŒëť­ ÄŠá­€ËłĹ˜ÄŞÄ€ŕ˘¨Ë ĚźĘ”ÇˆǤÄ… ëť˜ëť&#x;ĆŚ ÄŠá­€ËłĹ˜Ä˜Ä€ŕ˘¨Ë Ä‡â€Ť×?‏ɺ뺯

Multiculturalism as a Development Strategy Quincy has seen an influx of immigrants from many parts of the world, but this hasn’t necessarily translated into places where people from these different backgrounds can mix and experience this diversity. There has been a growth of Asian restaurants, but some residents complain there isn’t enough variety in type of restaurants. Also, while many Asian immigrants have opened small businesses, they remain underrepresented certain

Ä ĘťÇŠÍ”Ç&#x;ÄŚÄ‚Ć?ŤÖ?༸ß” á€?ÉžËˆŕŞ™Ä…Č™Ę†ͨŞĀ॥ΧȚëť&#x;ČšÄ„Ä“ŐŠÄƒ ͳȪȭÄƒÇœÓşŐ˘Ä?Ä€॥ΧĝĹ˜ŕŞžĘ¸ÍąÍ É…Ô¤ Ä“Ć?Ä Ć ČĄëşŻâ€ŤŰ‡â€Źŕ¤żÔ‘ࢲÄ‡ÇˆÄ ëť&#x;ȚĄĂČ?ŐĄ Χ̺৪Ô‘ࢲÄ€Ć?â€Ť×Źâ€ŹĹ‚ÄƒŃžÄ ëşŻÔ¨ĘŒëť&#x;Č‹Ĺ‰Ä â€ŤŰ‡â€Źá¤†॥Χŧ˨ąŇŀNjŜëť&#x;ČˆŴľǨപĉË? Ä€ĚźĘ”Č Č¤ëť&#x;ŴľĀŀNjłĄΝƝ֌Ĺ“ͳȪ Ä€ëşŻÄ ĘťÇŠÍ”Ë’ĐŽĘ™ĽѢ֯Ä€â€Ť×Łâ€ŹÄšâ€ŤŢŠâ€ŹĆ˜Ô•Ëˆ ÇŠÍ”ëť&#x;‍×?‏ɺܞÓ?ëť&#x;ÇˆČ€â€ŤŮşâ€ŹŕŞżëşŻĹĄÇ?ɟՔƼ Î?Ä?Äşëť&#x;Ä Ć Í”ŤÖ?ĚĄĂĊњ̖Āëť&#x;Äˆâ€ŤŰƒâ€Ź

Topical Research

79% non-Asian-owned

25% of Quincy’s population is Asian 2.5% of Quincy’s full-time city employees are Asian

Businesses in Quincy

21% Asian-owned

45

47% of all brick-and-mortar businesses that applied for licenses in 2013 were Asian-owned

(Above) Persistence of Gaps in Business Ownership in Quincy

І⳾ á€?ÉžÄ€ŕ˘¨Ë Ç¨Äˆâ€ŤÜ§â€Ź ÄĄÄ€Ç?áŽˆÄ€áŠĽŕŠ°

industries compared to their share of the population. Multiculturalism emphasizes connecting cultures through repeated social intersections, diminishing tension and increasing familiarity. Diverse development would be a unique, attractive cultural amenity for the City of Presidents, and would be achieved with amenities for all cultures.

‍ڇ‏ƺĀNJ͔ϔϙëť&#x;ƌ‍؟‏ĚťǨĈNJ͔Ä?ÄşÄ? Ĉ༟Ě?뺯

4466

InQuincy In nQu Quin incy in cy

Topical Research

47

Davis Alewife

Porter

Harvard Central Kendall/MIT Charles/MGH Park Street

South Station Downtown Crossing Broadway

Andrew JFK/UMass

North Quincy Ashmont

Wollaston

Quincy Center

(Left) Map of the Red Line Quincy has four T Stations along the Life Sciences Corridor.

Quincy Adams

Braintree

Ů—âłľ Ĺžâ€ŤŰžâ€ŹÎ´Ď ĹžĘŽ ीŕŁ?աयăƒľŕŞŠâ€ŤŢĽŕŠ‹Ţ‚ͧڊ‏ ֙⛝֊撗༊

Transportation ΚĘ™ Transit-oriented development (TOD) is the creation of dense, walkable, and mixed-use communities around high quality public transit nodes. Generally speaking, the areas surrounding the transit stations include a mix of uses such as housing, shopping, employment, and recreational facilities. TOD prioritizes transit users and pedestrians in the design process, ultimately making it possible for commuters to move without dependence on automobiles.

Č”դΚʙ֥ˋĀŤÖ?ëť›61&ëťœÄ„Ä‡ĆŹÎ˜Ę”Č” դΚĘ™ᣲŕť—ĚĄâ€Ť×‡â€ŹÄ€ÓśŕżľÄ€ëť&#x;ĝϳÇ„Ä€࣡ʸβ Ċ‍ף‏Ň&#x;뺯ɟÄ€Ä?ĎŽëť&#x;ΚĘ™ᣲŕť—ĚĄâ€Ť×‡â€ŹÄ€ĹžŇ&#x;Ěž ß’Ä…࣡ʸÄ€βĊëť&#x;ૼƧĘ?௎ëť&#x;‍×&#x;‏ˀëť&#x;Ę•Ç&#x;Ĺ ŕŞžÇ‘Ń´ŕŠŒ뺯ćѴĚ&#x;Ľԙĥëť&#x;61&ŃžϾҨŕŚ?Č” դΚĘ™ĚšĹŻÍ Ĺ Ç„Ä‰ëť&#x;Ĺ–ͧČĘ™ŕŽľÍ ÇŽĆŒÄƒ ů‍޹‏ǪĀĀʙவ٣Đš뺯

In the context of the city of Quincy, TOD represents an opportunity to turn parking lots and underutilized land around the T stations into vibrant mixed-use districts with diversity in housing, public amenities and commercial spaces.

ćá€?ɞĀŰ‍ؗ‏Īëť&#x;61&ͳȪąțŞ‍۞‏ν̥‍ׇ‏ Ó•ÇŞÉ€ŠΝƝĎ™ĹŻÄ€â€Ť×˘â€ŹĹžĘźÍ”ÄŚÄˆĆœĆşÄ Ć ČĄÄ€࣡ʸβĊ‍ى‏Ň&#x;ĀƎĚëť&#x;βĊ̞ಗĘ?௎ëť&#x; Č”Ő¤Ö—Ç‘Ń´ŕŠŒĹ Ô…Ë Ë­Ç?뺯

This section addresses the topic of transportation to, from and around the T stations in Quincy. The analysis herein identifies current vulnerabilities and potential improvements. Moreover, the evidence presented is incorporated into our site plans and recommendations for the facilitation of TOD.

Ä“ËŒĹ“Ë’ĐŽÄ…Κʙƚʛëť&#x;ėŞ‍۞‏νņëť&#x;Č­ Ş‍۞‏νÄ?ëť&#x;Ĺ˜Ó?Ş‍۞‏ν̥‍ׇ‏뺯œୖŇ&#x;Ĺ“Ä…Č‹ ǥĀ݀ŽŠĝĊĀў͔뺯ԨĘŒëť&#x;Ö?ĆŒÄ€Ő˝ ֏ģʊʸÄ—Ä…Ä ÄľÄ€Ë?ǚʎŠť61&Ń´ŕŠŒÄ€ Ӛ‍ڰ‏ĥ뺯

48

InQuincy

Bicycle Lanes (Left) Map of Transportation System in Quincy There are few bicycle lanes that are fragmented across the City. Not having a complete bicycle network increases probability of accidents.

Ů—âłľ â€ŤŕŁŠŕŠ‹Ţ‚â€ŹŃ€ૹॸ佷⳵ ăżœâ€ŤŢĽâ€ŹăŽ‰㰹১ਜĺžŽŕŹ‚༠ćƒ?Öź Ů ćžžăżœâ€ŤŕŁŠÝŚŘŽâ›ťâ– ŢĽâ€Źŕ§§ŕ¨ś 垎䞸佧ͧâ€Ť×Œâ€ŹÔ…гМâ€ŤŕŁŠÝœâ€Ź Քৗ㓏枞

Road Network Quincy’s dense road network encourages residents to rely on automobiles as the primary mode of transportation.

â€ŤŕŠ‹Ţ‚â€Źäż?â€ŤŕŁŠŘ¤â€ŹŕŹ‚ડ䞸佧ŕŻƒ⼊ ‍Ţ&#x;ŕ ¨Ůƒâ€ŹÔ…Ňˆ塍㡚⼊垎Ҁ䎰 Ń”âœ€ĐžŕŠŒ࣊Ń€ૹŕ †â€ŤÚ“â€Źćžž

Bus Routes There are 21 MBTA bus routes that run through the City. These lines also connect residents to neighboring Boston and Braintree.

‍ ޼‏㰹3(:'ҡŃ€äż ŕŞˇŕĽ ćƒ?֟٠ćžžć‚¤Đžäż ડբ㨺ă…š 憥‍×?े࣊Ůƒâ€Źć Œո٥✕ࢤŕŹ› 悪‍ܯ‏гઍ⚅枞

Subway Lines

Quincy has four T Stations along the Red Line that connect the City to the rest of the metropolitan region. Quincy can and should leverage this public transit asset for future urban developments.

ीäź?äż Í§â€ŤÖŠâ›ťÖ™ŢĽŕŠ‹Ţ‚â€Ź 撗༊ͧă…š֟٠ոâ€Ť×œâ€ŹŕŹ’٠⌨ ࣊ҞŃ”ŕŹ‘Ó˘ć‚ŞÖ§Đłâ– ઍćžž â€ŤŕŠ‹Ţ‚â€ŹŐ”Ń˜ৠЋ㚇厞҄ҡ Һрૹ嶾ä&#x;–‍ڌ‏ć&#x;¸Ţ­âš…Öź ٠䤙‍ى‏枞

Topical Research

49

Boston

Massachusetts

Car

69.6

45.3

80

Public transit

25.4

32.1

9

Walk

2.2

15.2

4.7

Bike

0.1

1.8

0.7

Other

0.6

2.1

1.2

Worked at home 2.1

3.7

4.3

(Left) Mode of Transportation In comparision to Boston, Quincy has a higher dependency on cars relative to other modes of transportation. Alternative modes of transport such as walking and cycling are lower in Quincy than in Boston and Massachusetts overall.

Ů—âłľ Κʙ٣К ČˆŕĄŒŐ‚ŕ ĄČ Č¤ëť&#x;Č ĹĄÇ?ȺŴΚʙ٣Кëť&#x;á€?ÉžĆ‘Ö™ŕ­˜Ç?ĆŽ Ć˜Ǫ뺯á€?ɞĀȺŴΚʙ٣КૼƧϳÇ„Ĺ ŕĽœÇŞÄ€ȤૼÄ‘ÓŁ Ç?ŕĄŒŐ‚ŕ ĄĹ â€ŤŢ Ű“â€ŹÉźÉ…ÇŒË?뺯

Median Household Income Comparison

Number of Vehicles Owned per Household Comparison

90,000

60%

$82,500

80,000

$71,000

70,000 60,000

$53,000

50,000

Boston

40,000 30,000 20,000

Percent of Households

HOUSEHOLD MEDIAN INCOME ($)

Quincy

50% 40% 30% 20% 10% 0%

10,000

No Vehicles

0

Cambridge

Quincy

1 Vehicle

2 Vehicles

Cambridge Cambridge

(Above) Median Household Income Comparison Quincy has a lower median household compared to Cambridge but is higher than that of Boston. There were 41,968 households in Quincy in 2015.

І⳾ Ĺ?༪ʾÉ?ÄĄĘž̟ťȤ á€?ɞĀĹ?༪ʾÉ?ÄĄĘž̟Ȥ‍ٸ‏৹ӣȚĄȤŕĄŒŐ‚ŕ ĄĆŹëşŻ Ĺ­á€?ɞĈ ëť&#x; ÄŠĹ?༪뺯

3 Vehicles

4+ Vehicles

0 Number of Vehicle Owned per Household

Quincy Quincy

(Above) Number of Vehicles Owned per Household Households in Quincy on average own more vehicles than households in Cambridge.

І⳾ á€?ÉžË?ߴƲĹ?༪Ń‡ÄˆÄ€â€ŤŢąâ€ŹÇŞĚźĆŹÇ?‍ٸ‏৹

50

InQuincy

NORTH QUINCY

47%

of Quincy residents live in a transit station area WOLLASTON

56%

of Quincy businesses are in a transit station area

QUINCY CENTE

52%

of Quincy jobs are in a transit station area

31%

of station area residents are transit users QUINCY ADAMS

17%

of station area residents do not own a car

(Above) 0.25 and 0.5 mile radius around T Stations

І⳵ Ş‫۾‬ν̡‫ ׇ‬ӅƀŠӅƀͤ໷

Topical Research

51

(Above) Zoning and businesses in 1/2 mile radius of North Quincy

(Above) Zoning and businesses in 1/2 mile radius of Wollaston

332 Businesses 5,791 Jobs

354 Businesses 2,172 Jobs

І⳾ ćЀá€?Éž ͤ໷ʯÄ€Ň&#x;â€ŤÜŽâ€ŹĹ Ô…Ë ÄŠÔ…Đ´ ÎŽĘ•Ç&#x;

І⳾ Ä‡á… Ó˜Ůžŕ Ą ͤ໷ʯÄ€Ň&#x;â€ŤÜŽâ€ŹĹ Ô…Ë ÄŠÔ…Đ´ ÎŽĘ•Ç&#x;

(Above) Zoning and businesses in 1/2 mile radius of Quincy Center

(Above) Zoning and businesses in 1/2 mile radius of Quincy Adams

950 Businesses 8,784 Jobs

277 Businesses 4,147 Jobs

І⳾ ćá€?Éžĥġ ͤ໷ʯÄ€Ň&#x;â€ŤÜŽâ€ŹĹ Ô…Ë ÄŠÔ…Đ´ ÎŽĘ•Ç&#x;

І⳾ ćá€?ɞ‍ۇ‏ȋٞ ͤ໷ʯÄ€Ň&#x;â€ŤÜŽâ€ŹĹ Ô…Ë ÄŠÔ…Đ´ ÎŽĘ•Ç&#x;

52

InQuincy

Public Realm ȔդĘ&#x;ŕŠœ

Access to Open Space ŧǽ˭Ç?Ä€ĝХȥ The public realm around Quincy’s MBTA stations is characterized by an abundance of surface parking and, with the exception of Quincy Center, a lack of central green space. Within a quartermile radius of each station, about a five-minute walk, areas that one would expect to serve as central hubs are often the opposite, filled with cars and lacking in retail and street life.

‍פ‏ąá€?Éžĥġ݀ఆĥġâ€ŤÜƒâ€ŹĹžĆĽĘŒëť&#x;á€?ɞŞ‍۞‏ ν̥‍ׇ‏ĀȔդĘ&#x;ŕŠœÄ?Ĺ˜ŕĄ”Ö˛Ä€ČŞâ€ŤÚœâ€ŹÓ•ÇŞÉ€ÄŚ Ě–Ž뺯ćƲĊŞ‍۞‏ν˗œƼĂӅƀͤ໷ƥ ĘŻëť&#x;ę‍ͅכ‏œҙϳDŽɢÔ™ëť&#x;ĉľʿιŪČĥ ġᣲŕť—Ä€ĹžŇ&#x;ϰϰ˂Ą‍޹‏ǍĀŞָëť&#x;ģ݀ఆ তßŠĹ â€ŤŮ‰â€ŹĆ†Ĺ€Ćœ뺯

North Quincy Station has the most land devoted to both surface parking and green space. Two large lots immediately east of the train tracks and a multistory parking structure immediately to the west are owned by the MBTA and were the focus of the majority of the studio’s planning studies.

Đ€á€?ÉžĹžâ€ŤŰžâ€ŹÎ˝ĚĄâ€Ť×‡â€ŹÄ€ČŞâ€ŤÚœâ€ŹÓ•ÇŞĹ â€ŤÜƒâ€ŹĹžË­Ç?Ä„ Ĺ–Ä Ä€뺯/$6#Ń‡ÄˆÓśŕš—ǪཨĘ€ྍĀƊĊę Ó•ÇŞÉ€Ĺ Óśŕš—ǪཨÉžྍÄ€Ä‚ÄŠÄ â€ŤÚœâ€ŹÓ•ÇŞÖ›ëť&#x; ̋ľĄѴĚ&#x;Óœâ€ŤŢŒŕ •ÜŽÜŠâ€ŹÄ€ȜŽ뺯

Wollaston Station is the stop with the least amount of green space in Quincy. Two large, MBTA-owned lots to the east of the Wollaston station are segregated from Newport Avenue by a large wall on the western side of the tracks.

á… Ó˜Ůžŕ ĄĹžâ€ŤŰžâ€ŹÎ˝Ä„á€?ÉžĹžâ€ŤŰžâ€ŹÎ˝ÄĄŃ‡Äˆâ€ŤÜƒâ€ŹĹžĹ– ɺĀ뺯á… Ó˜Ůžŕ ĄÇŞÎ˝Ĺ˜Ę€Ä€ĆŠÄŠǨÍ?/$6# Ä€Ó•ÇŞÉ€ƝǪཨÉžྍÄ€Ä‚ÇšÄ™ŕżšČˆŕť—ŕĄŒĚ–Ä™ Ɔ঴ŧ뺯

Quincy Center has been the focus of the city’s development efforts, and thus has many desirable characteristics absent from Quincy’s other T stops. A main green space is located directly in front of the T station and City Hall and is the first space pedestrians encounter when exiting the station to the east.

á€?ÉžĥġÄ‚ˢÄ„Î?̤ŤÖ?Ä€ȜŽëť&#x;ǨĹ˜ÄˆĹ‰ Ä Íšá€?ÉžȺŴĹžâ€ŤŰžâ€ŹÎ˝ÄƒÄ‚Ć Ä€Ě–Ž뺯Ä‚ÄŠÇ‚ Ä‘Ä€â€ŤÜƒâ€ŹĹžË­Ç?ˢËˆĘžÇ?Ş‍۞‏νŠ̤ŘˆŕĽ&#x;Āǥ Çšëť&#x;ƌ‍؟‏ĄljĂĊDŽĉĚқėĀ˭Ç?뺯

The final stop on the Red Line in Quincy traveling south, Quincy Adams, is embedded in a labyrinth of highway on and off-ramps, surrounded by impervious surfaces. Green space is minimal and located at the very edge of the quarter-mile radius buffer.

ćá€?ÉžÄ€Î´Ď Ä€Ĺ–ŸÄ‚νÄ—Ä…Ď“ËŒëť&#x;á€?ɞ‍ۇ‏ Č‹Ůžëť&#x;༖‍چ‏ćÉ?‍เ×?â€ŹÄ‚Ć Ä€ĆŹß‘ɢĘëť&#x;ĆťÄƒ ŰœÇŒÄ€ČŞâ€ŤÚœâ€ŹÇ¨Ěžâ€Ť×‡â€ŹëşŻâ€ŤÜƒâ€ŹĹžĹ‰Éşëť&#x;ĘžÇ?Ë—Ĺ“ĆĽ Ä‚Ó…Ć€ͤ໷યܾŇ&#x;Ā˕՛뺯

(Right) Quincy Parking Lots and Open Space MassGIS, Google Earth

Ő—âłľ â€ŤŕŠ‹Ţ‚â€ŹŇ&#x;垎⡲ոć—‡ ‍ݚ‏ༀć—? 3GYY-/9ͧŕŞˆŕ ’ÖŠŕŁ

Topical Research Reesseear arch ch

53

North Quincy 41% surface and structure parking 10% green space

Wollaston 19% surface and structure parking less than 1% green space

Quincy Center 15% surface & structure parking 6% green space

Quincy Adams 30% surface and structure parking 3% green space Blue Hills Reservation

green space existing buildings parking

54

InQuincy

T

T

T

K-12 Schools (Public and Private)

T

Pedestrian Accidents (2011-2013) Car Accidents (2011-2013)

T

T

T

T Commercial Land Uses

Topical Research

55

Encourage Safety in Core Areas भķŞҟਇɗȫƽȡ

(Left) Density of Pedestrian and Car Accidents (20112013) and Schools. Source: MassDOT, MassGIS

ͣٗ⳵ͤਸ਼ъ‫څؤ‬ ͣٗ⳵ͤਸ਼ъ‫څؤ‬ո࠷ 徎ж‫ ͣݜ‬焝 ͤ Ղヵߜ澞 ⚅ࡼ͵ 3GYY*5: 3GYY-/9

(Left) Retail corridors along main streets in Quincy. Source: MassDOT, MassGIS

ѷ֧ߏо㖊䀄Їͧ▕࣒ 㧎嶣џॺ巗‫ۋ‬Ѣ㳰ࣩ兴 ⥍ͧ؈㫣侙‫ٮ‬䤙࣏х㶀‫ڶ‬

Quincy is not a particularly walking-oriented community; fewer than 3% of adults walk to work. Furthermore, despite the presence of four MBTA stations within the city, only 10% of residents rely on public transportation. When compared to other communities along the Red Line, Quincy residents commute by walking at a rate substantially less than their neighbors. The city also has a lower walkability score than similar municipalities. This is potentially due to Quincy residents’ perceptions of pedestrian safety.

ဝɞăĄĂĊ̖ȎĀŘϳDŽĦ֡ˋĀ‫ף‬ҟ뻮 ɺǏ 뻘ĀŪĉϳDŽĘΊ뺯Ԩʌ뻟‫پ‬ϯΝƏ Ĉ˗Ċ/$6#Ş‫۾‬ν뻟ŮĈ 뻘ĀաΧ֙୘ Ȕդιʙ뺯ȋȈδϠĘĀȺŴ‫ף‬ҟȤֈĀij Ȋ뻟ဝɞաΧϳDŽʙவĀȤૼȤŴĵĀ๗ա ӣąʼnĠ뺯Ν̤ģȤȺŴ‫ٔ׬‬Ν̤ĀĻϳDŽ œ̼đӣ뺯ēĻĩĄύǏဝɞաΧȰǏDŽĉ ȫƽĀğʒ뺯

The majority of pedestrian-related accidents occur along the transit corridor that extends from North Quincy MBTA Station to Quincy Adams MBTA Station, on well-trafficked arterial roads such as Hancock Street, Newport Avenue, Washington Street, and Quincy Avenue. The majority of these events took place in close proximity to the North Quincy, Wollaston, and Quincy Center Stations.

ęˌœȈDŽĉĈȰĀƂтŤŀćȭЀဝɞŞ ‫۾‬νėဝɞ‫ۇ‬ȋٞŞ‫۾‬ν๹ϠĀኄƆ̍뻟ć Ăȏιʙ୒ԸĀ۹ϠĘૼƧࢥҨՍ‫ى‬뻟໗ ࡌ̖Сė뻟ϻ঍ࠡ‫ى‬ŠဝɞęƆ뺯ęˌœƂ тŤŀćЀဝɞ뻟ᅠӘٞࠡŠဝɞġķŞ‫۾‬ νઐ˦뺯

The severity of this issue is magnified by the fact that 15 of 18 of Quincy’s K-12 schools are located within a mile radius of the four MBTA stations. Without adequate transportation infrastructure, school children are at risk of being struck by vehicles.

Ċဝɞ-슎 ƒҁġĈ ĊʞǏ˗ĊŞ‫۾‬ νĂӅƀͤ໷ġĀƂǮģȀ‫ن‬ąēĊɜʛĀ ߘȶȡ뺯ȂĦŌĈӖѾĀιʙ‫໇׼‬Ѵੌ뻟ƒ ҁĀˏŔ̍Ǐƻ‫ޱ‬ǪਣԧĀɤٖġ뺯

These corridors are also where most of the city’s retail activities are located. Along Hancock and Newport Streets, both of which run parallel to the T, most of the retail is dedicated to local stores and restaurants. Although they are oriented to commuters and residents from the area, not all of them are pedestrian friendly.

ēȏኄƆģĄӒęĠ̼Ν̤তߊƜƘǨ̍Ā Şƶ뺯๹ōːDŽǘŞ‫۾‬ϠĀࢥҨՍ‫ى‬Š໗ࡌ ̖‫ى‬뻟ęĠ̼তߊĝĄȋŞԅдŠԑࢲ뺯 ؔƔŴĵĀϝԆϢдĄʙவ͠ŠҟੜʯĀա Χ뻟ȚŴĵăĝĄDŽĉƤČՏĀ뺯

Sound urban design guidelines are necessary to guide the development of Quincy around its transit stations, particularly as it relates to the streets, sidewalks and plazas that exist between and around new developments. Street improvements, both short-term and long-term solutions, are necessary in eliminating pedestrian accidents for residents of all ages. Walking friendly communities have continually been shown to also be retail friendly communities.

ʸȗĀΝ̤Ѵ̟֡‫צ‬šϱ֡ဝɞć̋Āιʙ ᣲ໗̡‫ׇ‬ĀŤ֐ĄĈκđĀ뺯ਯȺĄȋȰ۱ ė̍ǏĥŧŤŞҟƥǍͱĄćĥŧŤŞҟ ̡‫ׇ‬Ā‫ى‬Ɔ뻟ĉDŽƆŠИɀĀijȊ뺯‫ى‬Ɔϑ ‫ړ‬뻟ҽʿͱǤʿĀ̛љƶޯšͨĊŭ੔ьĀ աΧ‫׏‬ɺDŽĉƂтĝĄʈœκđĀ뺯ϳDŽƤ ČՏ‫ף‬ҟģ˩˩ĄতߊƤČՏ‫ף‬ҟ뺯

56

InQuincy

North Quincy Station ᐒ՝‫ۖܚ‬

North Quincy Station

ᐒ՝‫ۖܚ‬

Just across the Neponset River from Boston’s Dorchester neighborhood, North Quincy can be considered the gateway to Quincy. While Quincy Center traditionally has been the city’s downtown center, North Quincy also has a strong commercial and retail presence. Several of the city’s largest employers, including the State Street Bank and BlueCross BlueShield, are located in the Heritage Plaza office park just northwest of the station. The area adjacent to North Quincy Station is home to Quincy’s highest concentration of Asian residents. The Hancock/Beale St. intersection a block south of North Quincy Station is a vibrant cluster of Asian restaurants, small businesses, and other neighborhood services. Yet among North Quincy’s myriad dynamics is one that developers, planners, and residents seem least prepared to confront: the fact that nearly all of North Quincy lies in the federally designated 100-year flood plain. North Quincy Station presents a complex challenge but also an opportunity to create a more walkable, resilient, and diverse community.

ԩமࡲ஀Єܷট‫߅ھ࢒ئ‬ቄО৸೨՝‫ئ‬૯䩟 ‫ܚ‬ᐒ՝НйЃюϥᐒ՝ϡ՞‫ݏ‬䦚‫ࢃة‬ϼ‫گ‬Њ ᐒ՝ЅКϥ‫صڵ‬ϡ‫ص‬ЅК䩟Ԕ‫ܚ‬ᐒ՝ϡ࠱‫׬‬ фജତ‫׬‬ЇӎҊϤНЩ⇦䦚‫صڵ‬ϡзϽӫϫ ῶҰ䩟‫د‬၉ѬࣥુҲфঢᅌ䩟Ё֧ҿсੌۖ ‫נܚ‬ϡ+HULWDJH 3OD]D RIILFH SDUN䦚Όረᐒ ՝‫ۖܚ‬ϡ߅෢ϥᐒ՝ਐᶜз઼ओϡ࢒֙с䦚 ‫ڐ‬ᐒ՝‫נ۪ۖܚ‬ϣϫঅ߅ϡఈߎࡽঅфԝঌ অϡ‫ے‬ᑭ‫ט‬ϥਐರ࠼ఖ䩟Щ࠱‫ݏ‬фԷјረѦ ‫ࠔע‬ϡϩ҅ҨϡओЅс䦚Ϩ‫ܚ‬ᐒ՝ѩُϡҁ ‫ݯ‬Ѕ䩟ыч࠱䩟੺੿ؓф࢒‫އߪ؏׎ھ‬ӌх ϡϥ䩭ӫল‫ܚ‬ᐒ՝ϡӛϩс߅Ё‫؛‬ҿ ё ϡᧃ፭‫֍כ‬ϼϡѨӢ䦚ᐒ՝‫ܾࣁۖܚ‬Ϧϣϫ ౳૝ϡख‫ڕ‬ԔϥӎЖϥϣϫࡶ߃Н‫܌‬Ҳ䩟ϩ ҅ҨфЄҊԛघ߅ϡҚϾ䦚

The studio’s recommendations for North Quincy attempt to build on the area’s aforementioned assets while mitigating, as much as possible, the risk posed by sea level rise. Walkable, mixed-use development that creates a sense of place around to the station would help connect existing commercial and retail corridors to residential areas. North Quincy could be a model of transit-oriented development that is both ecologically sensitive and accommodating of the diverse cultures of the neighborhood.

‫ࠆذޗ‬х‫ܚ‬ᐒ՝ϡࠃ৶ϥෲՅࠃ‫ޗ‬ϼ਎‫ޞ‬ ੅䩟ӎЖ࠰НЌ฾‫כ֋ۥث‬ӌϼ‫ڢ‬ծϰϡ գঔ䦚Н‫܌‬Ҳϡ䩟ౢׁ‫ۋ‬ЌϡычϨӝۖ‫ر‬ ࣹࡶ߃Ϧϣ҆сҤҀ䩟϶҆сҤੇϾ‫ࡾݧ‬ԕ Ӕϩϡ࠱‫׬‬фജତᚮѬӿ࢒֙߅ࡀ಻вϰ䦚 ‫ܚ‬ᐒ՝НйюЊ‫ז࣒֡ے‬чࣁϡথࡿ䩟Ϥ ঍ϥТ‫์ݯ‬Ҁϡ䩟ЇНйઌՙ࢒֙߅ϡЄ Ҋҹ٩䦚

North Quincy Station

57

58

InQuincy

Existing Housing Stock Much of the housing stock near North Quincy Station is low density single family homes.

Ͻ‍ח‏дϨá?’Ő?‍ۖܚ‏ป‍ײ‏ϥ Ö™ŕžŽŕĄ–Ö?ĎĽŕ ?ટÖ?ϥ‍Ý?ݝ‏ Ö™ŕžŽäŚš

Infrastructure Improvement Plan

N

The East/West Squantam intersection added pedestrian friendly crosswalks in Fall 2015 with a cost of $6,000,000

Ϩ Ń‘â€ŤÚ â€ŹĎłäŠ&#x;Ö† Ő?ŕŚ&#x;ᡔ ‍،‏á?›Ö?â€ŤÜ’â€ŹŐ˘â€Ť×˜â€ŹŇśÓ¸ĎŚŇ˛ĎŞ ŇŽώॿϥϪҲมяäŠ&#x;Ő?‍َ‏ό 䧞

Surface Parking Lots

Commercial Corridor

North Quincy Station has large surface parking lots with over 900 spaces for commuters.

+DQFRFN 6W KDV VLJQÂżFDQW retail on the street, with varying levels of pedestrian friendly streetscape. 柢č€ƒĺ…‹čĄ—ä¸Šćœ‰é‡?čŚ çš„é›śĺ”ŽćĽ­ďźŒ䝼 ĺ?Šä¸?ĺ?Œ幤揥çš„čĄŒäşşĺ?‹弽型襗景。

á?’Ő?â€ŤŰ–Üšâ€ŹĎŠĐˇĎ˝ĎĄŃ ÓŒßžÓ? ÔžäŠ&#x;ĐŠÖĄŕ˝•â€ŤŢ‡ŕĄˆ١‏ό ĎŤ КϟϥߞÓ?֧䌚

North Quincy T North Quincy Station has a weekly ridership over 4,500

á?’Ő?‍ۖܚ‏Ň&#x;â€ŤÚŹâ€Źŕź”Ó?ĎŞŮ?Ő˝ Đž 䌚

North Quincy Station

59

Demographics Ӱ (Right) North Quincy’s demographic composition

Racial/Ethnic Composition :KLWH

ÍŁŐ—⳾ͤâ€ŤŕŠ‹Ţ‚â€ŹÔ—ŕĽŠ࣊ŃŠ ŐŒä˝Šâ€ŤŰ‰â€Ź

%ODFN

$VLDQ

7ZR 5DFHV

+LVSDQLF RU /DWLQR

North Quincy

Citywide

Commuting Method

Age

1RUWK 4XLQF\

4XLQF\

DQG XQGHU

&DU

3XEOLF 7UDQVLW

:DON

7HOHFRPPXWH

The population surrounding the North Quincy MBTA station constitutes roughly 30% of the city’s total, and it possesses a number of unique characteristics relative to Quincy as a whole. North Quincy’s residents are younger and less white than the city average, with slightly larger household sizes and incomes. Of particular importance to the TOD discussion, North Quincy residents rely far more heavily on public transportation and walking as a means of commuting than do their counterparts in other Quincy neighborhoods. Below, the studio identifies these and other conditions pertinent to the future development of North Quincy and synthesizes them into guidelines for planning and design in the neighborhood.

Boston

Quincy

á?’Ő?â€ŤŰ–Üšâ€Źŕ¸›â€Ť×˛â€ŹĎĄĎŞâ€Ť×˜â€Źŕ¸źâ€ŤŘľÚľâ€ŹÖ€ĎŞâ€Ť×˜â€ŹĎĄ 䊘äŠ&#x; Ň‘༸‍ݣؚ‏ϊٰá?’Ő?ÔšÔŹĎĄĎŁÔˆâ€ŤŘŚŘŚÝťâ€ŹŃĄäŚšâ€ŤÜšâ€Ź á?’Ő?ϥ࢒‍ڞ‏Ô?‍ŕ­?כؾھ‏ϴѸё‍ڳ‏äŠ&#x;Ń¸Ď¤Ő ĎŞäŠ&#x;ϊЯᆄϽϥр೛੺থф֟Պ䌚х72' ŕĽ˜â€ŤŘŚÚşâ€ŹÔ‡ԳϴϥϼäŠ&#x;‍ܚ‏á?’Ő?࢒‍ڞ‏Ô?á?’Ő?ÔˇŃ˜ ŕ˘’â€Ťß…Úžâ€ŹŃ¸Ó¸ŕŁŠŕť°Ô?ŕ˘•â€ŤÖĄŰ’â€ŹŃ„â€ŤÜŒâ€ŹŇ˛Ó‘ĐŠÖĄŕ˝•Ѳ ‍ݍ‏䌚ϨĐŽÓŒäŠ&#x;â€Ťŕ †Ř°Ţ—â€Źá—™ौόф‍ܚ‏á?’Ő?‍۔‏ϰч ࣠ϊԏϥϜÔˆŃ„ÔˇŃ˜૬ŕ­„äŠ&#x;ĐšßľÔ•â€ŤŘšâ€ŹĐ˜Ö€Ö° Ő”ĎŚŕ¤˜ß…੺੿ф‍࣒܋ذޗ‏Ѕ䌚

60

InQuincy

Existing Context

ѳϩҹኾ

North Quincy is home to vibrant low-rise commerical areas, many detached two-to-threestory homes, and a growing Asian-American population. The area’s existing assets include North Quincy High School, the Neponset River Estuary, and an array of community based organizations.

‫ܚ‬ᐒ՝ϥࣘ‫҅ٴ‬Ҩϡࠍৡ࠱‫߅׬‬䩟ϩЪЄд ‫ڐ‬ϡԏ۠ѧৡ֙ྎ䩟фϣϫҶӕϡਐᶜѤл Ϫ‫ט‬䦚϶ϫс߅ϡѳࡖ‫د੅ޞ‬၉‫ܚ‬ᐒ՝ҙ Ѕ䩟৸೨՝‫ئ‬૯૯‫ט‬䩟йߵϣ‫࠶ڍ‬ऴҿघ߅ ϡ६௾䦚

Guiding Principle: Development in North Quincy should visually and contextually align with the existing fabric of the neighborhood by paying attentiontothearea’swiderangeofbuildingheights, its young and growing Asian population, and its local institions.

‫֍࣒܋‬छ䩭‫ܚ‬ᐒ՝ϡыч‫؏׎‬Ϩ؆ңϼфҹ ኾϼӿ࢒֙߅ѳϩϡഢԑԚϣঊ䩟֡О‫ڀ‬Һ ߅෢Ͻ౯ࣹϡࠃနҙ֏䩟ё‫ڳ‬ϡфҶӕϡਐ ರϪ‫ט‬䩟йߵԄсҚภ䦚

new TOD

HS LQ¿OO

Hancock St

Hancock St

Mix of Uses

‫ۋ‬Ќౢׁ

At 7,000 recorded entries a day, the North Quincy T Station has the opportunity to capitalize economically as well as socially on the its current vehicle and foot traffic by creating a node of ongoing activity immediately around the station.

ᐒ՝‫ۖܚ‬ҟϳϩ ҋ֮࠷ϡՔՊ䩟‫ݣ‬ϩϨ Ҭ௵ϼ‫ޞ‬ӆ٩йߵϨघϾϼ֡ОϨӝۖ‫ࣹر‬ ࡶ߃ϣϫ‫۝ف‬ϡ҅ҁ‫ڞ‬ѡϰх‫ؚ‬Ԅӓଋӝф ‫܌‬Ҳ‫ޞ֡ے‬ӆ٩ϡҚϾ䦚

Guiding Principle: Create a diverse set of programming options to appeal to commuters, students, and local residents, such as health and fitnessspaces,weekendfarmer’smarketsonoutdoor parking spaces, an amphitheater, art centers, labs, parks and nature centers.

‫֍࣒܋‬छ䩭ࡶࠃϣࠇЄҊϡ࣯۵‫ࡸק‬ϰ਌৉ ֡ཕ‫ٷ‬䩟ѹТфԄс࢒‫ھ‬䩟ຎҒ‫׺࡬خ‬Ҽ䩟 Ϩ‫߾֔ݏ‬ӝԾϼϡ‫ڬ‬ઃహ‫صھ‬ओ䩟ϣϫஅ ࣏ਗ਼ϳঁԾ䩟ਲफЅК䩟Ӣࡐॣ䩟ԍࡩфІ ѼЅК䦚

North Quincy Station

61

Connectivity

Ԕ‫זૅۓ‬ϧ‫ث‬

The Red Line bifurcates North Quincy geographically into eastern and western segments. Traversing this barrier is difficult and dangerous for both pedestrians and automobiles. Expansive parking exacerbates this inhospitable pedestrian connection.

ܷӯதϡЂ֚ϥҒ‫ح‬ᅈТфϾѰϧϡ‫ࢃڍ‬ϡ ԟ‫ݏཬݱ‬䩟࢚ᶽ਎ѐԑϡ໖Ͻϡ෬ঔрϡӢ গ‫ڌ‬ệ䩟Ұࠃ‫ٷޗ‬Ϫढϡ؄‫׫‬䦚ЭϩϪϾ །ߺ䩟Ϯॱ䩟‫ڈ‬೬‫ݪ‬ьҀӆӱ䩟ӹЊ‫ؚ‬ϥӀ ঙ䩟ґϥӹЊъԈՈϤҌѬ؏՘ВଵӨӑӀ ׁԑ߁ϺࡗԷ‫ܿڔ‬ϡћҝ䦚

Guiding Principles: Development should create connectionsacrosstheRedLine,createapedestrian link along Hancock Street to existing commercial activity,connect the Neponset River with its estuary to the south in order to mitigate flooding issues, improve pedestrian safety, and activate walkways with vibrant ground-floor retail.

ЇӐҋϩ‫حڗ‬ϪՈД‫ڈ‬৪ؒ‫ֳܨڈ‬ԠЏІѝ ϡ‫ܿڔ‬䩟ӹЊ‫ؚ‬ϥ‫ܿڔ‬ϡ䩟ԔઢঌϡєୄЎ чТϡ䩟ԷЅϡొఫф‫ܿڔ‬Нй඄ٍјϣԈ ۘ‫׶‬ҙࣱ䦚

k

oc

nc

Ha St

green roof

swale aquifer

retention basin

Environmental Resilience

ࢰ॒޶‫׎‬ЌҨ

North Quincy T Station rests within a sensitive ecosystem. In the 1950s, this site was a low lying salt marsh. It’s now designated as a 100-year flood plain and susceptible to Category 1 hurricane inundation. Due to these hydrological conditions, the site is regulated under city zoning as a Flood Plain Overlay District with development limitations.

ᐒ՝‫޻ܩۖܚ‬Ϩϣϫ์ҀϡТ‫ࢃڍݯ‬Ѕ䦚Ϩ ё‫ڊ‬䩟϶ࡰगсϥϣәࠍᾚϡೡᶳс䦚 ѳϨ‫ؚ‬ҩ‫گ‬ӡЊ ёϡᧃ፭‫֍כ‬йߵ‫ډ‬ի ᾢգ ढ༽๳䦚‫ۥ‬ҿ϶Ԉһҹָխ䩟Ϩ‫صڵ‬ ੺੿Ѕ䩟сࡰҩ‫ء܉‬Њᧃ፭‫֍כ‬ᎲӸ߅䩟ϩ чࣁ঵ࡳ䦚

Guiding Principle: Utilize multiple scales of green infrastructure to alleviate flooding in North Quincy and support resilience. Implement hard and soft infrastructuretomitigatefloodriskwhendeveloping in the flood plain, such as at the northern tip of the North Quincy Station site.

‫֍࣒܋‬छ䩭۱ѓЄ੺থϡੑաऴኝ‫ޗ‬ැϰः ‫ܚڳ‬ᐒ՝ϡᖻ⏑ᇽߛ䩟ٍсࡰԺЏѸϩ޶‫׎‬ ЌҨ䦚ԄϨ϶҆ᧃ፭‫֍כ‬ычЖ䩟ϴҶӸఐ ϡфલϡऴኝ‫ޗ‬ැϰ฾‫ث‬ᖻ⏑գঔ䩟ຎҒϨ ᐒ՝‫ۖܚ‬ϡ‫ܚ‬ઉ䦚

62

InQuincy

Housing

֙ࠚ

Quincy will require over 5,000 new homes by the year 2030. A mix of housing typologies, services, and scales on and around the North Quincy MBTA parcels can be used to house the city’s aging population, young families, its growing Asian community, and homeless individuals. Singlefamily residential neighborhoods are appropriate for additional low-rise housing, whereas the areas near the T station could accommodate larger-scale multifamily housing.

ᐒ՝ԕϨ ёҏӓؑϴսО ‫ݏ‬Јр ೛䦚ᐒ՝‫ۖܚ‬сࡰߵсࡰ‫ࣹر‬ϡ֙ྎढࡿ䩟 ‫ࠔע‬ф੺থϡౢׁЌ‫ޡ‬ѓϰ‫ب‬ฤ‫صڵ‬ϡҡ෗ Ϫ‫ט‬䩟ё‫ڳ‬ϡр೛䩟Ҷӕϡਐᶜघ߅йߵѩ рН஑‫ٷ‬䦚‫֙࢒ݏݻ‬Щ߅޶ׁϩ๪֔ϡ݄ৡ ֙ྎ䩟ґсੌۖป‫ײ‬ϡ߅෢Нй‫ب‬ฤϽ੺থ ϡЄр೛֙ྎ䦚

Guiding Principle: Maximize housing density aroundNorthQuincybydevelopingandpreserving inclusiveandaccessiblehousingopportunitiesthat range from accessory dwelling units to larger scale multifamily buildings.

‫֍࣒܋‬छ䩭֡Оычф‫ࠚ֙ࣆخ‬ҚϾ䩟ٍᐒ ՝‫ۖܚ‬ϡࠚ൙઼֏зϽ٩䦚֙ྎҚϾԩปӸ ϡ࢒֙‫ׄ؁‬ϺϽႾ֏ϡЄр೛ࠃနϤҳ䦚

T

Han

cock

St

k oc nc Ha St

Placemaking & Public Realm

сҤॺ߃ 䩙 ԍ࢕֨෢

North Quincy’s built environment has a shortage of open space and public amenities, yet an abundance of users, including high school students, residents, employees, and commuters. Incorporating open space and public amenities into new development will meet community needs and make North Quincy a unique destination within the City.

‫ܚ‬ᐒ՝ϡࠃюࢰ॒ઑྩыӵ‫׺‬Ҽфԍ࢕ࣉ Ӏ‫ޗ‬ැ䩟Ԕϥ‫׌‬ϩϣϽ౓ٍѓ‫ٷ‬䩟‫د‬၉ҙЅ ѹТ䩟࢒‫ھ‬䩟ῶ‫؂‬ф֡ཕ‫ٷ‬䦚ԕыӵ‫׺‬Ҽ фԍ࢕ࣉӀ‫ޗ‬ැфЈычְׁԕϾ‫߿ٴ‬घ߅ ϡؑϴ䩟ӎЖٍ‫ܚ‬ᐒ՝Ժю϶ϫ‫ئݻصڵ‬ ϡсѡ䦚

Guiding Principle: Incorporate open space to connect different areas of use within North Quincy. Development should be capable of cultivating relationships between North Quicy’s residents and its natural systems.

‫֍࣒܋‬छ䩭ְׁыӵ‫׺‬Ҽй‫ܚבۀ‬ᐒ՝ֶϤ ӎϡс߅䦚ыч‫؏׎‬ϩЌҨഷड़‫ܚ‬ᐒ՝࢒‫ھ‬ фԷІѼ‫ࢃڍ‬ҏҼϡԬ਽䦚

North Quincy Station

63

Commercial Clusters

࠱‫׬‬६ࣗ

Transit-oriented development in North Quincy presents an opportunity for commercial growth. Many of the existing retail spaces in the area are singular and lack continuous street frontage. A mix of uses that incorporates commercial and retail use not only capitalizes on the number of people at the station on a daily basis, but has the potential to activate the street through ground-floor retail.

Ϩ‫ܚ‬ᐒ՝йԍ࢕‫֡ے‬Њ࣒‫ז‬ϡычࣁѳϦϣ ϫ࠱‫׬‬чࣁϡҚϾ䦚‫ܛ‬Є߅෢ֶѳࡖϡജତ ‫׺‬Ҽϥ‫؁‬ϣϡ䩟ॸઑྩ‫۝ۀ‬ϡঅѬ߹ӌ䦚ְ ׁ࠱‫׬‬фജତ‫ۋ‬Ќϡౢׁ‫ۋ‬ЌϤ঍Ќ֡Оҟ ϳϨӝۖϡϪИϰᒭ۱䩟ґॸϩЌ֡Осӌ ജତϰࢫ҅অѬϡၚҨ䦚

Guiding Principle: Incorporate commercial and retail use into TOD, such as links to existing retail along Hancock Street or through the creation of a new commercial cluster.

‫֍࣒܋‬छ䩭ԕ࠱‫׬‬фജତ‫ۋ‬ЌְׁՔ72' থܴ䩟ຎҒቋఈߎࡽঅѳϩജତ‫׬‬ϡࡀ಻‫ڈ‬ ‫֡ٷ‬Оࠃ߃Јϡ࠱‫׬‬६ࣗ䦚

Hancock St

Increase Density

ҶӸ઼֏

Density surrounding a transit station is critical to the success of a transit-oriented development plan. The gross floor area (GFA) within a five-minute walk from a station is an indicator of density. The North Quincy Station captures approximately 1.025 million square feet of GFA, much lower than the 6.5 million square feet captured by peer neighborhoods such as Cambridge’s Central Square.

Ϩ‫֡ے‬ᶈኯ‫ࣹر‬ϡ઼֏хϣϫй‫֡ے‬Њ࣒‫ז‬ ϡыч‫੿ذ‬ϡю‫ۋ‬ϰМϥ۠ԬԳϴϡ䦚Ϩӝ ۖ д߀‫܌‬Ҳբࡄϡր࣍ୣ​ୣۭ䩛*)$䩜ϥ ઼֏ϡϣϫ‫׉ܾ܋‬䦚ᐒ՝‫ۖܚ‬Ͻएϩ ‫כݛ‬Ҥ߭㤋ϡ*)$䩟ԝԷј࢒֙߅ԝҒ঺൮ ϡЅКܰԾϡ ‫כݛ‬Ҥ߭㤋ϴࠍ䦚

Guiding Principle: Increase density adjacent to the North Quincy Station to make transit more convenient and encourage ridership.

‫֍࣒܋‬छ䩭ҶӸᐒ՝‫ူۖܚ‬ഢϧϡ઼֏䩟ٍ ‫֡ے‬ѸӸҤ۬䩟ೖಽϽр༔ӝоҲ䦚

64

InQuincy

Stakeholders 利益相關者

The MBTA, as landowner, and the City of Quincy, with approval rights, share the most power in allowing any development to progress. Local, state, and federal agencies control permits and can contribute funding. Near the site area, the relative organization of constituents – including students, families, commuters, landowners and their citycouncil representatives – around the plan can have an enormous impact on the outcome.

0%7$ӑЊगс‫ف‬ϩ‫ٷ‬䩟фϩ‫ݺ‬೫੸ϡᐒ՝ ‫ص‬䩟ϥኧ‫حڗܛ‬ычЌ‫ޡ‬ՔҲЎЧϡҔ੦Գ ϴҨ֝䦚Ԅсϡ䩟߮ϡ䩟фࡀᕹू௞Қภ ସ‫ކ౓ء‬йߵЌ‫ޡ‬٤ప‫ࡾޞ‬䦚Ϩсࡰ߅෢ ป‫ײ‬䩟ф‫ھק‬ԚԬϡ६௾䵋䵋‫د‬၉ѹТ䩟р ೛䩟֡ཕ‫ٷ‬䩟गс‫ف‬ϩ‫ٷ‬фјИϡ‫صڵ‬৶Ͼ ‫ڊ‬ԣ䵋䵋ϾхְҝϩैϽϡ‫ؙ‬৘䦚

Implementation Team 執行團隊

As most of the proposals involved the use of privately owned land, the implementation team had to be strategically formed to include those private owners. Jessica Jean-Francois’ proposal for North Quincy emphasized a strategy to inform the land owners about the benefits of the new program. She proposed an equity investment approach, in which the landowners become prorata shareholders in a development entity LLC that obtains unified ownership of the development. Land owners would receive shares based on the proportional value of their property, which would reflect the market value of the entire development. This market-based approach would allow the landowners to benefit from the development.

ӹЊߺϽЄُ٤ଈᇎߵϦ೙Ϫगсϡٍѓ䩟 వҲࣗࠫϤЏϤϩ೫ଯϡ‫ب‬ฤъԈ೙Ϫс ҰՔϰ䦚-HVVLFD -HDQ )UDQFRLVх‫ܚ‬ᐒ՝ϡ ٤ଈ‫݇ל‬Ϧ֡ҌगсӛϩϪԬҿЈ࣯۵ϡּ ೯ϡ೫ଯ䦚ԧ٤оϦϣ҆‫כ‬ҳ‫ޞۄ‬೫ଯ䩟Ϩ ԠЏхычϡࢃϣӛϩ੸ϡ//&ϡычӢՂ Ѕ䩟गсӛϩϪюЊϦੜԝຎдࡈϡ۱೯Ԛ Ԭ‫ٷ‬䦚गсӛϩϪԕऴҿјИс‫ݗ‬ϡԝຎ٢ ߚԠЏдю䩟ՂѳϦ‫ݱ‬ϫычϡ‫ص‬Ծ٢ߚ䦚 ϶҆ऴҿ‫ص‬ԾϡҤଈԕኧ‫ܛ‬गсӛϩϪԩы чЅԠ೯䦚

Timeline 時間線

In the example on the right, the project aims at creating a vehicular and pedestrian pathway across the MBTA railway, connecting the east and west of North Quincy, while activating the neighborhood with mixed-used development. The project emphasizes cohering the natural systems with existing opportunities of the site. The Gantt chart illustrates four phases, with steps including community engagement activities, research and permitting process. The Gantt also highlights the start date, duration and end date of each activity, showing key milestones for project completion, such as the approval of a Planned Unit Development (PUD) scheme by the Zoning Board of Appeals after the Visioning phase.

Ϩૼ‫נ‬ϡຎжЅ䩟࣯۵ঊҨҿࡶࠃϣϫቄл 0%7$сੌ۷ϡଋӝфҲϪѬ䩟ԕ‫ܚ‬ᐒ՝ϡ ֆ՝‫בۀ‬вϰ䩟ӿ‫ױ‬ӎЖйౢׁ‫ۋ‬Ќычࢫ ҅घ߅䦚࣯۵‫݇ל‬ԕІѼ‫ࢃڍ‬ӿԾсϼѳ ࡖϡҚϾ፝ుϨϣв䦚ಣ‫ئ‬ԣࣁѳϦ‫ף‬ϫ႓ ‫ݫ‬䩟‫د‬၉घ߅‫۾‬ӿ҅ҁ䩟୳ૢф౓‫ކ‬Оࡄ䦚 ಣ‫ئ‬ԣЇ‫݇ל‬Ϧҟ࣯҅ҁϡы‫״‬я‫׈‬䩟‫۝ف‬ ЖҼфְଚя‫׈‬䩟ࣁѳϦ࣯۵ԟюϡ‫ׅ‬ऽ ѡ䩟ຎҒϨ݃࢓႓‫ݫ‬њ੺੿ൾप঵ϡ੺੿‫؁‬ ׄчࣁ䩛38'䩜Ҥଈϡ౓‫ކ‬䦚

North Quincy Station

STAKEHOLDER

65

INTEREST

INFLUENCE

MBTA STATE OF MASSACHUSETTS CITY OF QUINCY Mayor Planning Board of Approvals Quincy Public Schools NORTH QUINCY HIGH SCHOOL Students Teachers Administration Funding and Resources COMMUTERS Drivers T Riders DEVELOPERS Private Non-Profit QUINCY RESIDENTS New Existing FUNDING SOURCES City State Agencies

(Top) Matrix of stakeholders in North Quincy’s redevelopment

（上圖）在北昆西再開發 中的利益相關者矩陣 DI SC OV ERY 1 / 16 2 / 16 3 / 16 C OMMUNI T Y ENGAGEMENT Community engagement kickoff event Commuter Survery Business Owners Survey Youth Engagement Community Activist Engagement Developer Engagemetns Governmental Engagement SI T E R ESEAR CH GI S Research Primary Data Research: Site Visits Secondary Data Research V I SI ONI NG Definition of Needs Establishing Vision and Goals Site Massing Create Implementation Plan Feedback from City of Quincy C ONT R ACT I NG Site Technical Analysis Prequalified Design Team RFP process Award of contract to design team Iterative Design Process PUD - approval by Zoning Board Feedback on Design from Community

DESI GN 4 / 16 5 / 16

6 / 16

PR E-C ONST UCT I ON 7 / 16 8 / 16 9 / 16 10 / 16

(Middle) Landowners operating as shareholders in an LLC redeveloping a site will play an important role in guiding the entire development process （中圖）在LLC再開發過程中 作為利益相關者的土地持有者 將在指導整個開發過程中起到 重要的作用 (Bottom) A project with multiple goals requires a carefully orchestrated timeline and delineation of milestones （下圖）有多重目標的項目需 要一個精心安排的時間表和對 轉折點的刻畫

66

InQuincy

Permits/Variances The North Quincy station plans largely focus on the site adjacent to the station. According to Lindsay 批准/變化 Woodson’s implementation plan, the development site is located in a Business C zone, which permits a maximum height of 6 stories and a Floor to Area Ratio of 3.5. To allow the development of multifamily residences in this district, a special permit must be issued by the Zoning Board of Appeals. Also, since the proposed development falls within the Floodplain Overlay District, it will require an additional special permit. The figure to the right highlights the additional state and city permits that should be acquired to complete the project.

Land Disposition Land acquisition methods differ depending of the type of land and its current conditions. A /Acquisition ground lease is advised for large privately-owned 土地部署/收購 underutilized parcels or those owned by the MBTA. A ground lease enables the MBTA, as owner, to have an ongoing stream of income and enables the developer, as buyer, to spread out the cost of the land over time. Creative site acquisition strategies for smaller privately-owned parcels which are currently in use include a ‘like property’ exchange, which relocates stakeholders during construction, or the equity investment approach, which enable landowners to participate in the overall success of the redevelopment in exchange for direct ownership of their parcel(s).

FInance 金融

Should the exclusive employment of private debt and equity prove inadequate in attracting developers, the next best alternative is government intervention in the form of soft debt such as lowinterest financing. This financing method serves to fill a capital gap, while incurring a relatively low level of risk to taxpayers. This was the model employed in financing the build-out of State Street’s campus in North Quincy. The introduction of a singular public subsidy significantly improved the development’s return measures, demonstrating that incorporating multiple financing measures into the capital stack can boost returns to a threshold which makes a project feasible.

‫ܚ‬ᐒ՝сੌ࣯ۖ۵Ұϴйсੌۖ೨ϡсࡰЊ Գѡ䦚࣠ࣞ/LQGVD\ :RRGVRQϡవҲҤଈ䩟 ычԾс֧ҿ࠱‫߅&׬‬䩟ъճኧ‫ܛ‬зҙ ৡ фзЄ ϡ‫ۭب‬ଛϡࠃန䦚ЊϦኧ‫ܛ‬Ϩ϶ ϫ߅෢Єр೛࢒‫ھ‬ϡчࣁ䩟੺੿ൾप঵‫ૅۓ‬ ֡Оϣϫ‫ئ‬ԇϡ౓‫ކ‬䦚ࡔ֔䩟ӹЊ٤ଈЅϡ ычϨᧃ፭‫֍כ‬ԳᎲ߅䩟Їؑϴࡔ֔‫ئ‬ԇϡ ౓‫ކ‬䦚ૼ֖‫݇ל‬Ϧ๪֔ϡ߮ϡф‫صڵ‬ϡ౓‫ކ‬ йԟю϶ϫ࣯۵䦚

गсּऔҤ֚࣠ࣞगсढࡿфԄӓ૬ୄϩ ӛϤӎ䦚хҿϽϡ೙Ϫ‫۔‬ычсࡰ‫ٷڈ‬ъԈ 0%7$‫ف‬ϩϡगс䩟ࠃ৶ϩϣϫगсၪए䦚 गсၪएЌ‫ٍޡ‬0%7$ӑЊ‫ف‬ϩ‫ݣٷ‬ϩϣϫ ‫۝ف‬ϡּՊԵ䩟ЇНйٍыч࠱ӑЊռр䩟 ҬОϣ‫ݫ‬ЖҼԕगсϡюӆд્оЧ䦚хЩ ϣԈϡԜϨٍѓϡ‫د‬၉ϣ҆䦧ढс‫ݗ‬䦨‫ډے‬ϡ ೙ϪगсϰМ䩟ϩࡶ߃Ҩϡсࡰּऔ೫ଯԕ Ϩࠃ߃ОࡄЅ‫ڈ‬ϥ‫כ‬ҳ‫ޞۄ‬ОࡄЅԳЈӡ֧ ۱೯ԚԬ‫ٷ‬䩟ٍगсӛϩ‫۾ٷ‬ӸϺ‫ݱ‬ϫ‫בׯ‬ ‫޽ے‬сࡰӛϩ੸ϡӐычϡю‫ۋ‬Ѕ䦚

Ғҝѓ೙ϪᏑࠔф‫כ‬ҳϡϤ߿ϰ਌৉ыч ࠱䩟ъВЎϣϫзϮϡ‫ࡸק‬ϲϥйલᏑࠔຎ Ғࠍ۱ᗒ‫ܝ‬ϡू௞‫ݾ‬ভ䦚϶҆‫๎ؖ‬ҤܴНй ቒਣ‫ޞ‬ӆઑ‫ט‬䩟ѰฤᇂϪ੷ঊϦϣϫԚхࠍ ৡҋϡգঔ䦚϶ϥ‫ܚ‬ᐒ՝ϡѬࣥओࣗ‫ࡩޥ‬Ҷ ࠃ‫ח‬д൵ѓϡ‫ޞۄ‬থࡿ䦚‫؁‬ϣԍ࢕ਣચϡ৉ ՊࡗϽࡄ֏ϼۨ৖ϦычϡҘ‫࠺ڻ‬ӡ䩟ԣҴ ԕЄ҆‫๎ؖ‬ᇯැӿϽ֝‫ޞ‬ӆְׁНйԕҘ‫ڻ‬ ϡ՞᮰ߚ٤ҙϺЌџ࣯۵НҲϡ૬‫ݯ‬䦚

North Quincy Station

67

CITY / Building Commissioner

CITY / Zoning Board of Appeal

OCCUPANCY PERMIT

CITY / Inspectional Services Department

CONSTRUCTION PERMIT

CITY / Planning Department

SPECIAL PERMIT (VARIANCE)

PERMITTING

SITE & BUILDING PERMITS

M.G.L. CHAPTER 21E

STATE / Dept of Environmental Protection

(Brownfields)

ENVIRONMENTAL IMPACT REVIEW

STATE / Dept of Energy and Environmental Affairs

Public

(Top) TOD will necessitate Special Permits due to the greater density and incorporation of mixed uses

Private

（上圖）由於更高的 密度和混合功能的合 併，TOD使特別批准變 得必要。

Percent of TDC

100%

0%

Hard Equity (Private Sources)

Developer Investors REITs EB-5 Investment Capital

Soft Debt (Public Sources)

I-Cubed Infrastructure Loans Gateway Cities Loans Tax-Exempt Bonds

Hard Debt (Private Sources)

Commercial Banks Investment Banks Insurance Companies

(Middle) Land acquisition strategies encompassing public and private land requires creative measures （中圖）包含公共和私人土地 的土地收購策略需要創造性 的衡量。 (Bottom) Quincy’s status as a “Gateway City” affords it a number of “Soft Debt” and “Soft Equity” options when it comes to capital acquisition （下圖）當觸碰到資本收購 時，昆西作為“門戶城市”的 地位提供給了它一些“軟債 務”和“軟平等”的選擇。

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InQuincy

Wollaston Station 沃拉斯頓站

Wollaston T Station is located directly adjacent to two surface parking lots owned by the MBTA and is a short distance away from another large surface parking on Beale Street. The underdeveloped parcels surrounding the T station lend themselves to a variety of possible development scenarios that integrate the surrounding community.

ᕲࠁট஀сੌۖΌረҔϫ0%7$ӛ‫ݣ‬ϩϡਗ਼ ϳ߾ӝԾ䩟‫ࡔڐ‬ϣϫԝঌঅϼϡਗ਼ϳ߾ӝԾ ђϩЪߦϡய‫ڐ‬䦚ࣹᄷЯсੌۖϡ๲ычϡ сࡰԕјИІѝѓҿϣ‫࠶ڍ‬НЌϡычє॒ Ѧ䩟ࡀְвϦ‫ࣹر‬ϡघ߅䦚

Wollaston Station

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Commercial Corridor Commercial activity along Beale Street and Hancock Street

ŕ ˘ä”Śŕ¨šŐ¸äˆ?িҰਹІ࣊Ö‹ 㳰ॕ⼊

Surface Parking Lots MBTA Owned Parking Lots with 550 Parking Spaces for Commuters

3(:'‍࣊޼ܕ‏Ň&#x;垎⡲ո â›ťäŽ°ŕŤšâĽ˜ŕ§€ÜśŇ‡࣊Ň&#x;垎ༀć—?

N

Wollaston Station

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Demographics ŃŠŐŒ

(Right) Wollaston’s demographic composition

ÍŁŐ—âłľÍ¤ŕ ¸â€ŤÝŻŰżâ€Źć Œ࣊ŃŠ ŐŒä˝Šâ€ŤŰ‰â€Ź

42% Asian

46% Owner occupied

The population in the half-mile radius around Wollaston increased by 2,000 residents between 2000 and 2010. The groups that grew the most were those between the ages of 18 to 24, 25 to 34, and 55 to 64. This indicates that young professionals and young families are locating in the area. The Wollaston T station area is also becoming increasingly racially and ethnically diverse, particularly with the 18% increase in the Asian population between 2000 and 2010.

ᕲŕ ŕŚ&#x;ŕŽ€â€Ťß­ŮťŕŁšŘąâ€ŹŃŚâ€ŤŮťâ€Źá‹’֜ϥϪâ€Ť×˜â€ŹĎ¨ Ń„ Ń‘ҟҜÓ•ĎŚ Ϫ䌚ҜӕСĐ„ϥळŐ‚ĎĽ ä´¨ â€ŤŰˆâ€ŹäŠ&#x; ä´¨ â€ŤŰˆâ€ŹäŠ&#x; ä´¨ â€ŤŰˆâ€ŹĎĄŃ‘ŕˇ—â€ŤÝŤâ€ŹäŚš ĎśÔŁŇ´Ń‘â€ŤŮˇ×ŹŕŠ°Úłâ€ŹŃ„Ń‘â€ŤÚłâ€ŹŃ€ŕł›֧ҿ‍߅׹‏ࡢ ֜䌚ᕲŕ ŕŚ&#x;ŕŽ€Ń ŕŠŒŰ–Ń ß…Đ‡ÔşĐ?քϰք҆ఓ ф‍ڞ‏ఓЄҊيäŠ&#x;‍،‏ԇϼϨ ä´¨ Ń‘Ňźŕ¨? áśœĎŞâ€Ť×˜â€ŹŇśÓ¸ĎŚ äŠ˜äŚš

With these trends in mind, the guidelines for the redevelopment of Wollaston are to: 1. Expand the housing supply and housing options; 2. Share spaces, share cars, and reduce required parking spaces; 3. Anchor development with a large public amenity; 4. Change zoning to allow for mixed-use development; and 5. Improve the public realm on streets leading to the T station.

ŇŒŃŹĎŚĎśÔˆäŠ&#x;ᕲŕ ŕŚ&#x;ŕŽ€Ó?ычϥ‍࣒܋‏Ҥఴ ϼ䊭 á‡•Ď˝ŕ šŕľ™ŕ°ŞŃ°Ń„ŕ šŕľ™â€ŤŕĄ¸×§â€ŹäŠŽ дҹ‍׺‏ҟäŠ&#x;Đ´ŇąŕŹ‹Ó?äŠ&#x;Đšßľŕ¤ƒŐžâ€ŤŰ“â€ŹĎ´ĎĄ ßžÓ?‍׺‏ҟ䊎 ч࣠ԳѥĐŠϽॿÔ?࢕ࣉӀ‍ޗ‏ŕˇ?䊎 ۨԺß…੿йáŠ§â€ŤÜ›â€Źŕą˘× â€ŤŰ‹â€ŹĐŒŃ‡࣠䊎 ۨ৖Чâ€ŤÜŠâ€ŹŃ ŕŠŒŰ–բϟϥÔ?࢕֨ࡢ䌚

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Mixed-use Development Quincy’s zoning code forbids mixed-use development, even in areas zoned for the most intensive use.

ᐒ՝ϡ߅੿֚੺๫ঝౢׁ‫ۋ‬Ќчࣁ䩟൬۠Ϩ з઼ओ‫ۋ‬Ќϡс߅䦚

Guiding Principal: New construction should be mixed-use with retail on the ground-floor level and residential above, in order to foster an amenityrich environment within walking distance of the T station. Buildings should be oriented towards the street with ground-floor transparencies of at least 40%.

‫֍࣒܋‬छ䩭Јࠃ‫؏׎ޗ‬ϥౢׁ‫ۋ‬Ќϡ䩟Њ ϦϨЧсੌۖ‫܌‬Ҳ౯ֶࣹॺ߃ϣ҆স޶ϡд Њ䩟ജତԥٕϨсӌৡ䩟࢒֙Ϩсӌৡҏ ϼ䦚ࠃန‫؏׎‬ӌசঅ䩟сӌৡϡਧҴ֏۠վ ܺϺ 䩘䦚

Supply New Housing Alternatives Quincy’s population is projected to grow 20% by 2030, with much of this growth from Quincy’s immigrant and aging communities. This translates to an annual demand of around 530 market-rate and 1,000 affordable homes per year. Building new housing near transit is the strategy best suited to serve these populations. Guiding principle: Increase the availability of housing within a one half mile radius of the Wollaston T station by shifting the housing supply away from single-family homes and toward medium-density residential complexes. ভ‫ذ‬ᐒ՝Ϫ‫ט‬Ϩ ёҏӓϾҶӕ 䩘䩟Ͻ ‫ח‬дҶӕϰІҿ௄‫ھ‬фҡ෗٩ϡघ߅䦚϶‫ڊ‬ ԣЯϽएё୐ ‫ص‬Ծଛϡؑؒфҟё ࠇ‫خ‬ᅣԛ֙ࠚ䦚Ϩ‫֡ے‬ᶈኯ೨ࠃЈࠚϥ‫ࠔע‬ ϶ԈϪ‫ט‬ϡз૟೫ଯ䦚 ‫֍࣒܋‬छ䩭֡Оԕࠚ൙పѰԩ‫ׅࠚ֙ݏݻ‬௄ ϺЅҳ઼֏࢒֙ᆩׁՂ䩟ҶӸϺᕲࠁট஀с ੌۖ‫߭ٻ‬Ѧ‫ٻ‬ዒֶϡࠚ൙‫ࡸק‬ԛ䦚

N

Creative Solutions for Parking Quincy has 2 million square feet of surface parking within a 1,000-foot radius of its T stations. The Wollaston MBTA parking lot is beyond capacity, and is mainly used by people who live within a fifteen-minute walk of the station or commuters from outside of Quincy. However, most residents don’t have regular access to a vehicle and the residents’ vision for Wollaston is of a multi-modal neighborhood. Guiding principle: Reduce the parking requirements for new developments to under one parking space per residential unit and one space per 500 square feet of retail; share parking spaces between T users, residents, and businesses; and supply shared vehicles in major parking lots. ‫֍࣒܋‬छ䩭ЊϦЈчࣁ䩟ԕ߾ӝؑؒःվϺ ҟϫ࢒֙‫ׄ؁‬ϣϫ߾ӝ֧䩟йߵҟ ‫כ‬Ҥ ߭㤋ജତ‫׬‬ϣϫ߾ӝ֧䩮Ϩсੌ༔‫ۺ‬䩟࢒‫ھ‬ ф࠱‫ݏ‬Ѕдұ߾ӝ‫׺‬Ҽ䩮ϨҰϴ߾ӝԾ٤ప дұϡଋӝ䦚

Be

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St

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Wollaston Station

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Amenities Around Wollaston, amenities are limited and business do not have broad variety. Of the businesses located within two blocks of the Wollaston Business Center intersection, sixteen are closed. Furthermore, large surface parking lots are more common than public and open spaces.

Ϩᕲࠁট஀‫ࣹر‬䩟ࣉӀ‫ޗ‬ැۘ‫׶‬ϩࡳ䩟࠱‫ݏ‬ ЇϤ݃ҺᇕϽ҆ढ䦚Ϩᕲࠁট஀࠱‫׬‬ЅК‫ے‬ ᑭ‫ט‬ϡҔϫঅ߅Ѕϡ࠱‫ݏ‬Ѕ䩟 ϫԬളϦ䦚 ࡔ֔䩟Ͻϡсӌ߾ӝԾԝԍ࢕фыч‫׺‬ҼУ ϴ‫׶‬Ԋ䦚

Guiding Principle: Anchor new development and draw people to the area with one large-scale amenity, such as a park at the corner of Beale Street and Greenwood Avenue, and diverse public amenities, like quasi-public patios and community amenities.

‫֍࣒܋‬छ䩭᧾ߪЈчࣁ䩟ѓϽႾ֏ϡࣉӀ‫ޗ‬ ැ਌৉ϪळϰϺ؏߅෢䩟ຎҒϨԝঌঅф۴ ৆ግख़ϽѬᘣࡠϡԍࡩфЄҊϡԍ࢕ࣉӀ‫ޗ‬ ැ䩟ԝҒߪԍ࢕ԛϡਗ਼‫ݡ‬фघ߅ࣉӀ‫ޗ‬ැ䦚

Neighborhood Identity Creation + Placemaking Quincy is deficient in parks and public open space within a half-mile radius of the four T Stations. This is also where 50% of the total population of Quincy lives. Currently, parks account for 3% ground coverage around the four T stations, while parking accounts for 14%. The low density and high residential land use make Wollaston a strategic site to locate public space and activate the area around the transit.

ᐒ՝Ϩ‫ף‬ϫсੌۖ‫߭ٻ‬Ѧ‫ٻ‬ዒֶϡԍࡩфԍ ࢕ыӵ‫׺‬ҼϼϥϤ߿ϡ䦚϶Їϥᐒ՝ 䩘ϡ րϪ‫֙࢒ט‬ϡсҤ䦚۵ӓ䩟ԍࡩ฼‫ף‬ϫсੌ ۖсԣ࿡౎ଛϡ 䩘䦚ࠍ઼֏фҙ࢒֙गс ۱ѓٍᕲࠁট஀юЊϦϣϫԥঞԍ࢕‫׺‬Ҽ ф‫֡ے‬ᶈኯ‫߅҅ࢫנر‬෢ϡϣϫࡢϩ೫ଯԛ ϡсࡰ䦚

Guiding principle: Improve streetscapes along commercial corridors and streets leading to the T. Landscaped streets with pedestrian and bike infrastructure will improve connections and ensure the visibility of proposed development.

‫֍࣒܋‬छ䩭ۨԺቋசсੌۖҤ‫ז‬ϡ࠱‫׬‬ᚮѬ ϡঅ࢓䦚Ѥ٩ϡঅѬ䩟ۨ৖ϡ‫܌‬ҲфІҲӝ ऴኝ‫ޗ‬ැԕϾ٤ҙ‫֡ۀ‬ଛ䩟‫ࢮخ‬৶ଈЅϡч ࣁϡН؆ԛ䦚

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Stakeholders ۱೯ԚԬ‫ٷ‬

InQuincy

At the forefront of potential development are the stakeholders who will be impacted by it and those who influence it. Their interests in support and opposed to proposed developments are shown on the page opposite.

‫؛‬ҿၚϨчࣁзӓ۷ϡϥъԈНЌϾҩ‫ؙ‬ ৘фНЌϾ‫ؙ‬৘ԇϪϡ۱೯ԚԬ‫ٷ‬䦚јИх ስ৶ϡчࣁ੺੿ϡ‫ބڈفݒ‬хҺԊϨх‫ޏ‬ Ѕࣁܾ䦚

Parking is perhaps the most contentious issue in this analysis, with the least support from any of the stakeholders. In many cases, the solution is decreased parking ratios given the TOD character of the site. In these cases, many of the stakeholders would have less access to parking for themselves and their customers. For the MBTA, depending on whether spaces were increased or decreased, the intervention might represent a benefit to them by increasing demand for spaces in their lots, or it might provide competition which would diminish their revenue.

Ϩ϶‫ڤ‬д໯Ѕ䩟߾ӝНЌϥзϩৎ৶ϡҧ֤ Ϧ䩟‫حڗ‬ϣҤ۱೯ԚԬ‫ٷ‬ЁѰ໹Ϧзվϡ‫ݒ‬ ‫ف‬䦚ϨЪЄєୄЎ䩟‫ݺث‬ҤଈЁϥ࣠ࣞсࡰ ϡ72'‫ئ‬ѡઁࠍ߾ӝଛ䦚Ϩ϶ԈଈຎЅ䩟 ‫ܛ‬Є۱೯ԚԬ‫ٷ‬хјИІѝ‫ڈ‬ϥ‫ݏۺ‬х߾ ӝϡНܺԛЁԺࠍϦ䦚хҿ0%7$ϰМ䩟Լ ‫ݺ‬ҿ‫׺‬ҼϥҶ‫ڈ‬ः䩟֡ОҶӸјИсࡰϼ‫׺‬ Ҽϡؑؒϡ‫ݾ‬ভОࡄхјИНЌ‫ڊ‬ԣϦ۱ ೯䩟‫϶ٷڈ‬ԺюϦჟৎ䩟НЌϾःվјИ ϡּՊ䦚

Mixed-use development is not likely be opposed by many of the stakeholders. Even neighboring businesses who may be opposed to new competition might find value in the additional residents and potential customers mixed-use development will bring to the area.

Timeline ЖҼ۷

ౢׁٍѓϡчࣁϤՌϥЪЄ۱೯ԚԬ‫ٷ‬ӛ‫ބ‬ хϡ䦚‫ۀ‬НЌ‫ބ‬хЈჟৎϡԚረϡ࠱‫ݏ‬ЁН ЌϨౢׁٍѓчࣁծѰ϶ϫсҤϡ๪֔ϡ࢒ ‫ھ‬фၚϨϡ‫ݏۺ‬Ѕଵ‫װ‬٢ߚ䦚

Neighborhood identity and placemaking efforts, like public amenities, are likely to be opposed by people who are forced to pay higher rent or property prices due to the increased value.

ረѦӱ‫ڤ‬фсҤॺ߃ϡझҨ䩟ՌϥԍੁࣉӀ ‫ޗ‬ැ䩟НЌϾҩӹЊҶӕϡ٢ߚҩྋ૳Ѹҙ ϡࠚ‫ݗ‬٢۴ϡϪИӛ‫ބ‬х䦚

The timeline for development will be dependent upon several factors: 1. Who owns the land (public vs private)? 2. What are the existing uses on site? Will any variances be required? 3. Will competitive financing be necessary?

чࣁϡЖҼ۷Լ‫ݺ‬ҿйЎӫѡ䩭 Ո‫ݣ‬ϩगс 䩛ԍϩ YV ೙ϩ䩜䩲 ѳϨԾсϼϡ۱ѓҤܴϥѮВ䩲ϴؒӑо ݇‫ݱ‬ӷ䩲 ϩჟৎҨϡ๎‫ޞ‬ϥ‫ؑۓ‬ϡӷ䩲

Depending on these factors, development will likely have to be phased. Engaging abutters, nearby Wollaston business owners, and other Wollaston and Quincy community members is the first step in redevelopment. Following initial engagement, design can begin, influenced by community input and market conditions alike. The requirements listed in the Request for Proposals (RFP) would reflect these influences, and the developer would

࣠ࣞ϶Ԉӹঈ䩟чࣁԕНЌϾҩд႓‫ݫ‬Ք Ҳ䦚‫۾‬ӿϡ‫׬‬Ұ䩟ረ‫ײ‬ϡᕲࠁট஀࠱‫ݏ׬‬ Ұ䩟йߵԷјϡᕲࠁট஀фᐒ՝घ߅ю‫؂‬ϥ Ӑычϡҷϣ‫܌‬䦚‫ב‬Ўϰϥ२‫۾܌‬ӿ䩟‫ذޗ‬ Нйы‫״‬䩟ϾիϺघ߅‫ۄ‬ՊфԚঐ‫ص‬Ծָխ ϡ‫ؙ‬৘䦚Ϩ෥ฏҤଈ䩛5)3䩜Ѕ࠶оϡϴؒ ԕ‫ྱބ‬о϶Ԉ‫ؙ‬৘䩟ॸыч࠱ԕϾऴҿ϶Ԉ ࠳ߪҩ‫ק‬Ѕ䦚Ϩ϶ҏћ䩟‫ק‬Ѕϡыч࠱֡О ϣ‫ۨࢗڤ‬Оϡ߅੿ф౓‫ކ‬Оࡄ䩟ঊҨҿቺओ

Wollaston Station

Supply New Housing

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Creative Parking Solutions

Public Amenities

Mixed-Use Development

Neighborhood Identity/ Placemaking

City of Quincy

Stakeholders ۱೯ԚԬ‫ٷ‬

Current Parcel Owners MBTA Neighboring Homeowners Neighboring Businesses Neighboring Renters Potential Renters Potential Homebuyers Quincy Residents

(Left) Stakeholder Matrix

ਅ֖ ۱೯ԚԬ‫ٷ‬ᗀಔ

For

Against

Implementation Team వҲࣗࠫ

City of Quincy

Developer

MBTA or Development Authority (site dependent)

Acquisition, Disposition, & Oversight Entity

Acquisition, Disposition, & Oversight Entity

Residents Community Engagement Team

(Left) Implementation Team

ਅ֖ వҲࣗࠫ

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be selected based on these criteria. After this, the selected developer goes through a revised zoning and permitting process, working towards securing financing and commencing construction.

Site Disposition/ The existing parking lots at Wollaston Station offer a unique opportunity to leverage public Acquisition land to spur development elsewhere. Using the गсࡈঞ ּऔ RFP process to embed the desires of community members into the developers’ submissions is one strategy for prioritizing community stakeholders’ interests in the development process.

‫ؖޞ‬фы‫ޗࠃ״‬䦚

ᕲࠁট஀ۖѳϩϡ߾ӝԾЊϨԷјсҤѓԍ ࢕गс଱ࢫчࣁ٤పϦϣ‫ئݻڤ‬ϡҚϾ䦚ٍ ѓ5)3Оࡄϰԕघ߅ю‫؂‬ϡؑؒቜՊыч࠱ ϡ٤ଈϥϨчࣁОࡄЅ‫܏ݿ‬घ߅۱೯ԚԬ‫ٷ‬ ۱೯ϡϣ҆೫ଯ䦚

In the scenario where acquisition of private land is necessary, as is the case with the CVS and Enterprise Car Rental parking lot on Beale Street, the City will have to play the lead role.

Ϩ϶҆೙Ϫगсּऔϥ‫ۓ‬ϴϡє॒Ў䩟Ԝ Ռϥ&96фϨԝঌঅϼఌ‫׬‬ၪӝ߾ӝԾϡຎ ж䩟‫صڵ‬ԕϤЏϤ҂֨Ӱࣅ䦚

Permitting ౓‫ކ‬

It is recommended that any redevelopment of Wollaston station include a variety of uses. Under current zoning laws, these projects would require special variances from the City of Quincy as spelled out under Massachusetts General Law, Ch. 40A. The City of Quincy should make it clear to potential development partners that needed variances will be forthcoming.

ϩϪࠃ৶‫حڗ‬ᕲࠁট஀ۖϡӐыч‫د׎‬၉ϣ ‫࠶ڍ‬ѓಬ䦚Ϩѳϩϡ߅੿֚ಋЎ䩟࣠ࣞਝ૸ ϣડ֚&K $䩟϶Ԉ࣯۵ԕؑϴᐒ՝‫ص‬ϡ ‫ئ‬ԇϡ݇‫ݱ‬䦚ᐒ՝‫؏׎ص‬хၚϨϡычᘒଏ ᶽҴ䩟ؑϴϡ݇‫سݱ‬ԕо‫ݡ‬䦚

Financing ٤ప‫ؖޞ‬

The Boston metropolitan region has a strong real estate market. The asset types proposed for the Wollaston station are viewed as safe investments and require lower rates of return to stimulate private investment compared to other regions. As of 2015, the Boston metro is commanding low discount rates (“Viewpoint” 2015). Low discount rates – the theoretical rate of return needed by developers – mean that the City and the MBTA should be able to extract significant public benefit while still attracting strong private interest.

மࡲ஀ϽЁ‫ݣ߅ص‬ϩϣϫ‫ל‬Ͻϡࠚс‫صݗ‬ Ծ䦚‫ז‬ᕲࠁট஀ۖ٤৶ϡ‫ݗޞ‬ढࡿҩЃ҂ϥ ԥҪϡ‫ޞۄ‬䩟ॸԚԝӊԷјс߅䩟ؑϴѸվ ϡҘ‫ڻ‬ଛϰ଱ࢫ೙Ϫ‫ޞۄ‬䦚Ϻ ёЊঝ䩟 மࡲ஀сੌϴؒϦࠍऽ൥ଛ䩛䦧޲ѡ䦨 䩜 䦚ࠍऽ൥ଛ䵋䵋ыч࠱ؑϴϡԑ‫ں‬Ҙ‫ڻ‬ଛ 䵋䵋Һ‫ڏ‬ЯԄകѼϨ਌৉ाϺ೙Ϫࣱঙϡӎ Ѩ䩟‫صڵ‬ф0%7$‫؏׎‬Ќ‫ࢻޡ‬оЪϽϣદԍ ࢕۱೯䦚

The graphic shows the financial performance of a sample development on the existing MBTA parking lot, consisting of 59 residential units, 22,000 square feet of retail, 320 parking spots, and a community health center. The project still enjoys reasonable returns after paying for community benefits like health center and extensive parking; well above the threshold needed to trigger private interest.

֖ԣࣁܾϦϨѳϩ0%7$߾ӝԾЅϡычҊ ӆϡ‫๎ؖ‬ԣѳ䩟‫د‬၉Ϧ ϫ֙ྎ‫ׄ؁‬䩟 䩟 ‫כ‬Ҥ߭㤋ϡജତӌۭ䩟 ϫ߾ӝ֧䩟 йߵϣϫघ߅࡬ࣉЅК䦚Ϩ‫૳ݒ‬Ϧघ߅‫׫‬۱ ຎҒ࡬ࣉЅКфѸЄϡ߾ӝ֧ҏћ䩟϶ϫ࣯ ۵കѼϩϣϫׁԑϡҘ‫ڻ‬䩮սОϦؑϴࢫч ೙Ϫࣱঙϡ՞᮰ߚ䦚

Wollaston Station

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YEARS 1

2 2345

3

4

5 and on

Community Engagement Review of Existing Community Data Vision Meetings with Local Orgs. Feedback on conceptual designs from residents and local orgs. Community presentation on designs 2nd community meeting to discuss revisions

Design RFP Posted RFPs Reviewed Developer Selected Winning Design Reviewed Construction & Permitting Documents

Pre-Development Acquisition of Property(s) Environmental Site Assessment Zoning & Permitting

Financing Secure Funding Close on Construction Financing

Construction Phase 1 Phase 2 Phase 3

Marketing and Lease-Up Marketing Campaign Retail Tenant Lease-Up Residential Tenant Acquisition

Timeline ЖҼ۷

Finance: Example Scenario for MBTA Parking Lot ٤ప‫ؖޞ‬䩭ܾຎԾ࢓0%7$߾ӝԾ SOURCES Construction: $41m New Road: $540K New T Station: $4m Soft Costs: $8m

NPV: $8.5m IRR: 16% ROTA: 4.2%

Total Development Costs: $54m USES Supportable Debt: $35m TIF: $3.7m Parking Revenue Backed Bonds: $6m LIIF Health Clinic Program: $1m Private Equity: $8.6m Total Development Costs: $54m

(Above) Timeline Gantt Chart (Left) Sample Sources & Uses

ϼ֖ ЖҼ۷*DQWWԣ ਅ֖ Ҋӆϰ੅䩙ѓಬ

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Quincy Adams Station ć˜†輿äşžç•ść–Żĺœ°é?ľçŤ™

The Quincy Adams T Station and the neighborhoods surrounding it are in the middle of a transitional period. Outside interests and investment flowing into the area reflect anticipation of an increasingly lively and economically vital environment, from the continuing developments in the Crown Colony Office Park to the newly constructed Deco apartments adjacent to the T station. Community members have revived a 30-year debate over the inaccessibility of the T station for the eastern residents of the area, with a majority favoring its opening but with a substantial proportion voicing concerns over traffic congestion (Patriot Ledger, 2014). The area hosts one of the largest parking garages for riders of the T, yet MBTA’s insufficient repair efforts and the closure of other nearby parking garages, have left the Quincy Adams garage strained relative to historic norms (Patriot Ledger, 2015).

á?’Ő?ŕ¨?Ô„ŕŚ&#x;Ń ŕŠŒŰ–Ń„â€Ťß…Ö™ࣚعâ€ŹÔœâ€ŤŘ›â€ŹŇżĎŁĎŤâ€Ť×…â€Ź ॿâ€Ť×ˆâ€ŹĐ…äŚšÔŠß­ŮĽáœŠâ€ŤÚžâ€ŹŃ â€ŤŢ‹â€ŹÔ?༣Ô?ॊϥϤऄч ࣠ϺĐˆâ€ŤŢ—ŕ ƒײâ€ŹĎĄáżšáˆ¨Ń ŕŠŒŰ–ĎĄŕĽ™ॽÔ?áˆ?Đ?Đš ĐƒĐžäŠ&#x;â€ŤÚ€â€ŹŐŠŃ ß…ĎĄÖ”ϰ۹೯ф‍ޞۄ‏Ղѳόϣ ύϤऄϊ҅ҨŃ„ҏ௾ϟâ€ŤŰ“â€ŹĎ´ĎĄŕ˘°ŕĽ’ĎĄâ€ŤÖł×ˆâ€ŹäŚš ŕ¤˜ß…ŃŽâ€ŤŘ‚â€ŹŇ˜࣢όŃ…ß…ࡢÖ†â€Ť× â€ŹĎĄŕ˘’â€ŤÚžâ€ŹĎ¤Đ?Ϻܺ Ń ŕŠŒŰ–ĎĄ Ń‘ĎĄŕĽ˜â€ŤÚşâ€ŹäŠ&#x;Ͻ‍ח‏дϪ‍ֳܨ‏Đ?ĐšÓ‹ ÖĄäŠ&#x;Ô”ĎŠĎŁâ€Ť×—â€ŹĐ´ĎŞŕŽ‹Đšâ€Ťŕˇ•ÝŁÖĄŰ’â€ŹäŠ›3DWULFN /HGJHU äŠœäŚšϜύß…ࡢ‍ݣ‏ϊСϽϥϣύ ßžÓ?ᆞŇ?ĎŁäŠ&#x;Ԕϼ0%7$ϤϺ֧ϥࢗ࣢Ń„ ÔˇŃ˜áˆ¨â€Ťßž×˛â€ŹÓ?ᆞϥԏളŮ?á?’Ő?ŕ¨?Ô„ŕŚ&#x;ßžÓ? ᆞԚхҿࣾŕŠ—â€ŤÝŻ×śâ€ŹĎ°ĐœϤáƒşÔłŕŤ?䊛3DWULFN /HGJHU äŠœäŚš

(Right) Quincy Adams Garage David Parsons

ďźˆĺ?łĺœ–ďź‰ć˜†輿äşžç•ść–Żĺ œ 蝊庍 大襛帕棎ć–Ż

Quincy Adams Station

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InQuincy

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Flatley Company is the major landowner in Crown Colony (16.5 acres)

Lowe’s

Co ng res s

multifamily housing under construction

Str e

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Crown Colony office park

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BJ’s

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Surface parking (3,000 spots)surrounds Crown Colony buildings on all sides and create a barrier between street and entrance.

Home Depot

Major landholders around the T station include the MBTA and Home Depot

Quincy Braintree

Pilgrims Highway

Boston

Quincy

MBTA garage

Quincy Adams Station

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Area Demographics ĺœ°ĺ?€äşşĺ?Ł

South Quincy is underserved by open space compared to the rest of the City The MBTA garage has over 2,500 spots at a reported daily average 26% vacancy rate.

Residents of South Quincy have a median household income of $58,085, roughly $4,500 (or 8%) lower than Quincy at large. Compared to the rest of the city, they are also underserved by open space, which is heavily concentrated in the north of the city and along the ocean. Residents of South Quincy are also predominantly renters. Sixty-two percent of South Quincy are renters, 10% more than in Quincy at large. South Quincy also has a higher proportion of foreignborn residents than the City at large.

62% owner occupied

38% renter occupied

66% native-born

(Left) Existing conditions, Mass GIS (Right) Figure 3, South Quincy demographics, 2015 ACS 5-year estimate

ďźˆ塌ĺœ–ďź‰ç•śĺ‰?ç‹€ ćł ďźŒMassGIS ďźˆĺ?łĺœ–ďź‰ĺœ–3ďźŒĺ?—ć˜†輿人 ĺ?ŁďźŒ2015 ACS五嚴é ?č¨ˆ

34% foreignborn

ŰŞá?’Ő?࢒‍ڞ‏ϥр೛֟ՊЅ֧Ů?Њ䧞 äŠ&#x; äŠ&#x;Ď˝ŕ¤?Ô?á?’Ő?ŕ ?ό䧞 äŠ&#x; 䊛 äŠ˜äŠœäŚšÔšÔ? ÓŠâ€ŤŘľÚľâ€ŹĎĄÔˇŃ˜Ń Ň¤äŠ&#x;Ń˜Đ˜ĎĄŃ‹Óľâ€Ť×şâ€ŹŇźĐ‡Ϥ ‍ޥ‏äŠ&#x;දԷϥâ€Ť×—ÜšŘľÚľâ€ŹŃ„á‰‹Ö‹Ń ŐŽäŚš ŰŞá?’Ő?ŕ˘’â€ŤÚžâ€ŹŇ°Ď´ĎĽá Şâ€ŤÝ?‏䌚۪á?’Ő?ĎĄ äŠ˜ĎĽá Ş ‍Ý?‏äŠ&#x;Ô?á?’Ő?Đ„ĎŚ äŠ˜äŚšŰŞá?’Ő?ОТϨН֔ϥ ࢒‍ڞ‏Ô?á?’Ő?րՂϴҙ䌚

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InQuincy

Design Principles 設計原則 Densification Quincy Adams contains expansive, scattered surface parking lots that are currently underutilized. Within Crown Colony Office Park, 70% of the property consist of surface parking. The build-up of density through the development of mixed-use parcels and street frontage will draw greater numbers of residents, employees, and visitors toward the area, and contribute to a more robust local economy.

ᐒ՝ਐԄট‫د‬၉Ϧᇕࣁϡ䩟д્ϡ䩟ԄӓЭ ϩࣘдҩ۱ѓϡсӌ߾ӝԾ䦚ϩϦ߭٥ᜊ‫ھ‬ с‫ދ‬ԍॣԍࡩ䩟 䩘ϡс‫دݗ‬၉Ϧсӌ߾ӝ Ծ䦚֡Оౢׁ‫ۋ‬Ќсࡰфெঅӌϡыч䩟Ҷ Ӹϡ઼֏Ͼ਌৉Ͻ౓࢒‫ھ‬䩟ῶ‫؂‬фׂ‫ۺ‬ϰϺ ؏с߅䩟йߵНйѰѸϩТҚϡԄсҬ௵҂ оᕠຶ䦚

Green space and pedestrian friendliness were central components of many plans

There is a “void” in this neighborhood in between adjacent areas of density

Livable Streets Within a quarter-mile radius from the Quincy Adams T Station, a tangle of roads and highway ramps converge onto the Thomas E. Burgin Parkway. Proposals for greenways, multimodal transit paths, and open spaces address the challenge of navigating a site that contains such heavy vehicular traffic. The creation of greater accessibility and vibrancy in Quincy Adams is essential to reimaging the neighborhood and in providing safe streets that allow increased options for transportation.

Ϩᐒ՝ਐԄটсੌۖ‫ף‬дҏϣ߭Ѧ‫ٻ‬ዒֶ䩟 ԍբфҙ‫ݬ‬အׁϨ๛ެট䩡(䩡ᐑ‫ؖ‬գ࢓߅ ੇѬϼ䦚хੑѬ䦙Єথܴϡԍ‫ࢃڍے‬фыӵ ‫׺‬Ҽϡ٤৶‫݇ל‬Ϧ୙྾‫د‬၉϶В‫֡ے෕ݣ‬ϡ Ծсϡख‫ڕ‬䦚Ϩᐒ՝ਐԄটࡶ߃ѸϮϡНܺ ԛф҅ҨхԳЈᆡዻ֙߅ф٤పኧ‫ܛ‬ҶЄ‫ے‬ ֡‫ࡸק‬ϡԥҪঅѬϥ۠ԬԳϴϡ䦚

Quincy Adams Station

83

Connectivity At present, sprawling surface parking lots and a lack of walkways are at odds with a unified growth strategy for the neighborhood. The extension of roadways and walkable paths will benefit from more consistent and complementary corridors that improve wayfinding between different developments. A greater understanding of the neighborhood fabric will also encourage investment in the area as the site becomes more legible.

Ԅӓ䩟ᢙ෨ϡсӌ߾ӝԾ‫ؖ‬๪ϪҲѬϡ ઑྩӿ϶ϫ֙߅ࢃϣϡчࣁ೫ଯϥϤϣ ঊϡ䦚ԍբфϪҲѬϡᇕ‫פ‬ԕԩѸ‫۝ف‬ фࡈࠇϡᚮѬЅԠ೯䩟ᚮѬЌ‫ݿ‬٩Ϥӎ ыч߅Ѕϡբዒଵ‫װ‬䦚ԄԾсԺЏѸН ࢵЖ䩟х࢒֙߅ഢԑѸϮϡԑ‫ث‬Їԕ඄ ՔϨ߅෢ֶϡ‫ޞۄ‬䦚

All proposals suggest creating nodes of activity to enliven the Quincy Adams community

New street grids are essential when developing vacant or underutilized parcels

Active Nodes Currently, developments in Quincy Adams include big box retail, a small commercial corridor, a 145acre office park, and clustered residential units that do not promote an active core. Nodes can energize the foundations of a community, and can stimulate the local economy, as well as provide a range of social benefits to the public. Together with enhanced green spaces and an improved public realm, nodes are a way to revitalize underdeveloped parcels, and to create more cohesion in people’s experience of the area.

Ԅӓ䩟ᐒ՝ਐԄটϡчࣁ‫د‬၉Ͻࡿജତ䩟 ϣϫЩࡿ࠱‫׬‬ᚮѬ䩟ϣϫ ߭ᣅϡ‫ދ‬ԍԍ ࡩ䩟фϤϾ඄Ք࣏юϩ҅ҨಚКϡюळϡ࢒ ֙‫ׄ؁‬䦚ְѡНйࢫಽघ߅ϡ࣏ю䩟йߵН й଱ࢫԄсҬ௵䩟ЇНйЊԍੁ٤పϣ‫࠶ڍ‬ ϡघϾ‫׫‬۱䦚ӎЖۨ৖ϡੑс‫׺‬Ҽфϣϫ‫ݿ‬ ٩ϡԍ࢕֨෢䩟ְѡϥԳዄ๲чܺсࡰϡϣ ϫҤ֚䩟УЌϨϪИϡՂࡐЅࡶ߃፝ుҨ䦚

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InQuincy

Implementation 執行

Jurisdiction 管轄

One of the possible obstacles in large development proposals around Quincy Adams T station is the jurisdictional line between Quincy and Braintree. For one studio project, this was an issue, which complicated both the implementation as well as anticipated distribution of benefits. Multijurisdictional representation was crucial at every stage of the development project, including new parcel delineation, stakeholder analysis, schedule development, as well as terms of evaluation.

Ϩࣹᄷᐒ՝ਐԄটсੌۖϡϽࡿычՂਲफ ЅϣϫНЌϡᅣዏϥϨᐒ՝ф޿ൔ‫ئ‬ѦҏҼ ϡ‫܉‬᭔д֎۷䦚хϢИϡ‫ࠆذޗ‬ϰМ䩟϶ϥ ϣϫ՛֤䩟ӹЊ‫ٍؚ‬వҲфভ‫׈‬ϡ۱೯дࡈ ౳૝٩Ϧ䦚Є‫܉‬᭔хҿыч࣯۵ϡҟϣϫ႓ ‫ݫ‬Ё۠ԬԳϴ䩟ыч࣯۵‫د‬၉Јсࡰ੿д䩟 ۱೯ԚԬ‫ٷ‬д໯䩟Ք֏ԥٕф߰ຽָ‫ܝ‬䦚

Timeline 時間表

There was agreement among the proposals on the importance of accounting and preparing for substantive community engagement processes associated with potential development. In the case of the soccer stadium proposal, this time frame was extended to include a pre-engagement Community Assessment and Study, as well as ongoing community engagement even after construction commencement.

٤৶ЁӎҺϾ‫ཬذ‬۵ߵЊӿၚϨычϩԬϡ ԳϽघ߅‫۾‬ӿОࡄ҂ߪ‫އ‬ϡԳϴԛ䦚Ϩ߿‫ܧ‬ ఖ٤ଈϡຎжЅ䩟϶ϫЖҼᕴବҩᇕࣁЊ‫د‬ ၉ϣϫӓ‫׈‬घ߅‫۾‬ӿ߰ຽф୳ૢ䩟йߵ൬۠ Ϩࠃ‫ޗ‬ы‫״‬њϡԜϨՔҲϡघ߅‫۾‬ӿ䦚

Land Disposition 土地安排

One project focused its development proposal within the confines of a parcel for which a strong argument could be made that the current landowner might be willing to sell the parcel (the parcel being Home Depot’s secondary parking lot). The analysis details Home Depot’s parking capacity, the secondary lot’s underutilization and financial costs, as well as patterns of Home Depot parking lot sales in similar contexts elsewhere in the country.

ϣϫ࣯۵Ϩсࡰϡ‫ֶ֎נ‬Ԭ‫ڀ‬чࣁҤଈ䩟϶ ҊНйϩҨс‫ࢮں‬Ԅӓगс‫ف‬ϩ‫ٷ‬НЌ‫ֳܨ‬ ࢀगс䩛сࡰϥрЏմϡҷԏϫ߾ӝԾ䦚 䩜д໯࢜٩ϦрЏմϡ߾ӝ‫֝ب‬䩟ҷԏϫ߾ ӝԾ‫۔‬ҩࣘд۱ѓϡєୄф‫ؿ‬ϡыઍ䩟йߵ Ϩ϶ϫлрϡढঐԷјсҤрЏմ߾ӝԾઍ ତথܴ䦚

Quincy Adams Station

85

power

federal government

Raytheon Company

City of Quincy

Commonwealth of Massachusetts

Town of Braintree

MBTA

de fe ns e ind us try

Home Depot

residents & groups

interest

Terry & Curran LLC

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Mary and Hazzard Mannucci

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City of Quincy

Town of Braintree

(Left) Implementation Team and Stakeholders

（左圖）執行團隊和利 益相關者

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Meet with MLS & New England 5HYROXWLRQ RI¿FLDOV WR DSSURYH SODQ

Conduct interviews with local leaders & stakeholders

(Left) Community Engagement Timeline

（左圖）社區參與時間表

Conduct a Community Assessment & Study that includes local meetings and interviews

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3UHVHQW ¿QDOL]HG SURSRVDO WR ORFDO leaders and stakeholders

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Stakeholders 利益相關者

In the Adams Corner proposal, the analysis necessarily dives deeply into the various privatesector actors invested and operating in and near the Crown Colony Office Park. The capacity for Adams Corner to support future jobs growth in digital health care relies heavily on a solid understanding of the existing private entities and the potential for their operations to be complementary.

ϨਐԄটࡠϡ٤ଈѦ䩟д໯‫ٹૅۓ‬ՊϺ‫߭ײ‬ ٥ᜊ‫ھ‬с‫ދ‬ԍॣԍࡩϡϤӎϡ‫ޞۄ‬ф‫ॺػ‬ϡ ೙Ϫ‫۾‬ӿ‫ٷ‬Ѕ䦚Ϩُ‫ڸ‬ਙТ‫࡬خ‬Ѕ‫۔فݒ‬ ϰ֞ӑҶӕϡਐԄটࡠϡ‫֝ب‬ଲԳ࣊໰хҿ ѳϩ೙ϪӢ‫׬‬фјИૠ௑ϡ‫ॺػ‬ၚҨϡϣঊ ԑ‫ث‬ϼ䦚

Finances 金融

A major component of the Crown Common plan connecting Crown Colony to the T Station is affordable housing development. Multiple subsidy options were determined in light of the land acquisition costs, and it was determined that through a low-interest public agency loan and heavily subsidized disposition of city land, the developer could reach returns in a 10% affordable units case that were better than the baseline market-rate case (affordable for incomes at 70% of area median income).

‫߭בۀ‬٥ᜊ‫ھ‬сϺсੌۖϡ߭٥ԍсҰϴ६ ю‫ח‬дϥҬ௵޶ѓࠚыч䦚ЄҊϡਣચ‫ࡸק‬ ϥ࣠ࣞगсּऔՐ‫ٮ‬ϰ‫ݺ‬ӡϡ䩟ॸ‫ؚ‬ϥ֡ Оϣϫࠍ֥ϡԍ࢕Қภᗒ‫ܝ‬фիϺϽ֝ਣચ ϡ‫صڵ‬गсּऔ䩟ыч࠱НйϨϣϫԝऴߪ ‫ص‬ԾଛϮ 䩘ϡҬ௵޶ѓࠚຎжЅּ೯䩛ּ Պ฼с߅ּՊЅُ֧ϡ 䩘ϥНй൵ѓҬ௵ ޶ѓ䩜䦚

Permitting 批准

While the Crown Colony Office Park proved to be a site of strong potential for new kinds of development, the specifications in the Crown Common project required several layers of permitting processes. These spanned a range of issues (environmental, subdivisions, community review, and uses) and public levels of approval (municipal, state, and federal).

Ԅ߭٥ᜊ‫ھ‬с‫ދ‬ԍॣԍࡩࢮҴϦ‫ؚ‬ϥϣϫх Јчࣁϩ‫ל‬ϽၚҨϡсࡰЖ䩟߭٥֞с࣯۵ ϡࡢՂϴؒؑϴӫৡᅭ౓Ѳ‫۝‬䦚϶ԈѲ‫۝‬ዧ ౎ϣ‫࠶ڍ‬՛֤䩛ࢰ॒ϡ䩟࢜д䩟घ߅ᅭಚф ٍѓ䩜ߵԍ࢕ৡӌϡ౓‫ކ‬䩛‫ص‬ϡ䩟߮ϡ䩟ф ࡀᕹू௞ϡ䩜䦚

Quincy Adams Station

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The Quincy Regional Collaborative

Quincy Chamber of Commerce

Massachusetts Technology Collaborative State Street Financial

Business Improvement District Task Force

WPC Crown Colony Environmental Partner’s Group

Flatley Development Company

Cabot, Cabot, Forbes DECO Harvard Pilgrim Healthcare

GCP Crown Colony LLC O’Brien’s Baker

Arbella Insurance Group

John Mannix Boston Marriot Quincy Bright Horizon Children’s

Arbella Insurance Group

Home Depot

JC/SMP Quincy Work N’ Gear

BJ’s Wholesale Club

Bay State Milling Patriot Ledger

(Left) Private Stakeholders

Dev cost / sf

$215

Dev cost

$82.5 mil

Land cost

$3 mil

Total

$215

Dev cost

$82.5 mil

Land cost

$0

$85.5 mil

Total

$82.5 m

Apartments

396

Apartments

396

Market rent

$1,700

Market rent

$1,700

# Market units

396

# Affordable

40

Retail sf

25,300

Retail rent / sf

$18

LTV

75%

Term

30 yr

Rate

4.0%

396

# Affordable

0

Retail sf

25,300

Retail rent / sf

$18

LTV

75%

Term

30 yr

Rate

5.4%

Discount rate

6.25%

Cap rate @ yr 1

5%

Cap rate @ yr 10

5.5%

NPV @ yr 10: $7.6 mil

ROTA: 5.2%

ROE: 3.1%

Programming

# Market units

Leveraged after-tax IRR: 10.2%

Development

Dev cost / sf

Capital structure

Capital structure

Programming

Development

（左圖）私人利益相關者

Discount rate

6.25%

Cap rate @ yr 1

5%

Cap rate @ yr 10

5.5%

Leveraged after-tax IRR: 11.0%

NPV @ yr 10: $8.8 mil

ROTA: 5.1%

ROE: 4.4%

(Left) Returns with Affordability

（左圖）經濟適用性的 回報

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Individual Station Plans ‫ݻ؁‬ϡӝۖ‫כ‬ӌ

Once the students had a basic overview of the three stations, they each selected a station to develop individual plans in greater detail. Students used collectively agreed upon planning principles to create development guidelines that reflected what they felt was the best use of the area. Scale was decided upon individually; some students focused on a few specific parcels while others worked within a quarter mile radius of their chosen station. The following pages summarize each individual plan for North Quincy, Wollaston and Quincy Adams stations.

ԄѹТИхѧϫӝۖϩϦϣϫऴӆϡ‫ࡦگ‬ҏ ћ䩟јИҟϫϪ‫ࡸק‬ϣϫӝۖ䩟чࣁф࢜٩ ҟϫϪϡҤଈ䦚ѹТ‫ػ‬ѓओՂ֡Оϡ੺੿֍ छϰ‫ذޗ‬ыч‫࣒܋‬Ҥఴ䩟ՂѳϦјИ‫گ‬Њ϶ ϫ߅෢ϡѮВ۱ѓҤ֚ϥзϮϡ䦚ҟϫϪ‫ݺ‬ ӡІѝϡсࡰႾ֏䩮ϣԈѹТԬ‫ڀ‬ӿӫϫ‫ئ‬ ӡсࡰ䩟ґԷјϪԬ‫ڀ‬јИ‫ࡸק‬ϡӝۖ‫ࣹر‬ ‫ף‬дҏϣ߭Ѧ‫ٻ‬ዒϡ߅෢ֶ䦚‫ב‬Ўϰϡӫ‫ޏ‬ ԕ஑ฤրְх‫ܚ‬ᐒ՝䦙ᕲࠁট஀фᐒ՝ਐԄ ট‫ݻ؁‬ϡҤଈ䦚

Student Plans: North Quincy Station

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InQuincy

Student Plans: North Quincy Station

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North Quincy Plan Overlays ‫כ‬ӌᎲӸ

The North Quincy station area was handily the most popular site for transit-oriented development proposals. Students were drawn to the wide array of land uses, activities, and challenges presented by the station area itself, with its abundance of surface parking, and by sites all around the neighborhood. A first group of interventions populated their sites overwhelmingly with rental housing, hoping to ease some of the pressure off an increasingly tight market, as well as to provide a captive audience for a variety of existing and proposed ground-level retail and lifestyle amenities. Other proposals were oriented around the provision of green open spaces that could enhance the quality of public areas by offering aesthetic improvements to the mostly paved urban fabric as well as active areas like parks and functional ones like flood-mitigating streams and wetlands. A third group of projects sought to connect their sites to the economic geography of the area, most commonly playing off of Quincy’s inclusion in the so-called life sciences corridor of the MBTA Red line and offering proposals ranging from administrative and office support spaces to research laboratories.

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92

InQuincy (Left) Figure 1, Quincy Crossing re-imagines the poor pedestrian conditions surrounding the North Quincy Station. The proposal activates the street level with a variety of uses programmed over the course of the day.

North Quincy Crossing

Quincy Crossing is a mixed-use development with walkability and pedestrian safety at its core. As the frequency of pedestrian-automobile accidents has increased in recent years, particularly along Hancock Street, pedestrian safety in North Quincy should be a key priority for new development. Safety concerns are exacerbated by the fact that children, particularly the 1,207 enrolled at North Quincy High School, are often most at-risk for pedestrian-automobile accidents. The goals and overriding principles of the project read as follows: 1) Promote affordable TOD that capitalizes on Quincy’s proximity to Boston, while catering to its current residents and projected growth. 2) Increase walkability and pedestrian safety through infrastructure improvements, activated streets, and green space. 3) Provide a smart, attractive alternative to existing surface parking without disrupting the character and fabric of the neighborhood.

North Quincy Station Student: Cory Berg Instructor: Dan D’Oca

Key design elements emphasize safety throughout the plan, most notably the extension of Holmes Street and Hunt Street through the existing MBTA parking lots, over two acres of green spaces that guides users through the site, and activation of the street level through ground-floor retail and commercial space. Proximity to the high school plays a significant role as we consider future residents who may occupy the space. The site’s location along the Red Line makes North Quincy an attractive location for Boston residents as workforce housing becomes less attainable. This need, coupled with the site’s proximity to the high school and projected increases in school enrollment, shapes the proposed “Learning Commons,” 253 units of housing and over 60,000 square feet of community space.

Student Plans: North Quincy Station

93

Existing Conditions (Left) Figure 2, The intersection of Hancock and East Squantum Street is just one of the dangerous pedestrian obstacles in North Quincy.

(Left) Figure 3, Development should include street-scaping and pedestrian improvements that keep in mind the large number of schoolchildren walking to and from school along Hancock Street.

Program Elements

All existing parking spaces on surface lots will be replaced by structured parking. New residential development will include a 0.5 unit to parking ratio.

Infrastructure improvements include rehabilitation of existing entrances to the MBTA station and creation of one new entrance.

North Quincy’s “Learning Commons” will contain 52,500 SF RI ÀH[LEOH FRPPXQLW\ space and 200+ residential units.

New streets, open space, and JURXQG ÀRRU UHWDLO activate the street and increase walkability.

Commercial Residential 2I¿FH 6SDFH Open Space Structured Parking

(Above) Figure 3, A mix of uses activates the street throughout the course of the day.

126

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(Right) Figure 8, Phasing A possible approach to phasing the development of infrastructure and new residential, commercial, institutional and open spaces.

PHASE 1 $16.6M

PHASE 2 $170.8M

PHASE 3 $22.2M

PHASE 4 $157.6M

Hunt Street extension 3 acres open space 480-space garage

113 housing units 69,000 gsf retail JVI RIÂżFH 132,000 gsf lab 1.1 acres open space

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Student Plans: Wollaston Station

165

WOLLASTON PLAN OVERLAYS 平面圖疊加

Proposals for planning and design interventions around the Wollaston station reflected both the emphasis on transit-oriented development that the studio encouraged as well as concern for the unique character of the neighborhood. Wollaston is broadly characterized by low-density, residential development; most student projects took up one or both of those attributes, and virtually all of them prioritized plans that would highlight and reinforce, rather than fundamentally change, the fabric and composition of the Wollaston area. Several projects proposed public plazas, arcades, and cultural enclaves that would serve to bring the diverse residents of Wollaston out into their neighborhood while also attracting visitors from further afield. Other projects sought to restore vibrancy to commercial corridors such as Beale and Hancock streets through investment in infrastructure, streetscape, and greening improvements. All of the

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projects proposed to add residential density to the neighborhood, but some opted to concentrate it in iconic mid-rise developments, while others offered a more diffuse and less conspicuous vision of growth for Wollaston.

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166

InQuincy

Greenwood Avenue Plaza

In looking to create new development in Wollaston, I began looking for inspiration in the results from the “Tell Us About Quincy” through which we reached more than 900 respondents. Citing beautifying, creating open spaces and park, and providing entertainment option as some of the most important amenities needed in Quincy (see chart), the survey led me to propose the construction of a mixed-use development anchored by a public plaza at its center. Around the plaza would be located a movie theater, other ground-floor retail, and several residential buildings to activate the area with permanent residents. In order to see the project through from proposal to completion, I developed a stakeholder’s matrix to guage which local actors would have which vested interests in the aspects of the development. I additionally proposed the creation of a development authority charged with the acquisition and disposition of the property to the developer through and RFP process. Finally, I compiled a timeline to better estimate the progression of development throughout its lifetime.

Wollaston Station Andrew Alesbury Dan D’Oca

Student Plans: Wollaston Station

167

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Renovated Movie Theater (22,000 sqf) Pedestrian Square (25,000 sqf)

(Top Left) Figure 2, Site plan of proposed Greenwood Avenue Plaza development (Top Right) Figure 3, Graph of percent of survey respondents that said the below categories were most needed in Quincy (Bottom) Figure 4, Perspective view of proposed development

New and Renovated Retail (19,000 sqf)

168

InQuincy

Movie Theater Liquor Store Construction Renovation

Pedestrian Square

Pocket Park

New Retail Construction

Parking Garage Construction

Market-Rate Residences

Affordable Residences

City of Quincy Current Parcel Owners Neighboring Homeowners Neighboring Businesses Displaced Businesses Neighboring Renters

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City of Quincy

Development Authority

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Construction

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Student Plans: Wollaston Station

169

170

InQuincy

Quincy Arts + Culture District Wollaston Station Omar Carrillo Tinajero Kathy Spiegelman Arts venues play an important role as civic spaces that allow for social interaction and foster dialogue across age, gender and race. Audiences may come together because of their interest in a particular art form. Once engaged in conversation, however, they might discover shared concerns as citizens and neighbors. The arts can also play an important role in rebuilding community cohesion and neighborhood identity. From concerts, to theater, to large-scale mural projects, some arts and community leaders believe that their activities help restore a sense of history, belonging, and civic pride by celebrating a shared cultural heritage. All of these

are activities and attribues that the City of Quincy would greatly benefit from. The Wollaston Red Line T Station is currently surrounded by a sea of parking. An Arts and Culture District at the Wollaston Station Site would help accomplish these goals: - Community Integration and Cohesiveness; - Establish a Sense of Place; - Create a vibrant transit oriented community; and - Continue to attract new residents, including a younger generation, to work and play in the city.

Student Plans: Wollaston Station

171

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Owner: MBTA Total Sf: 251,341.2 Total: $1,573,200 Building: $0 Land: $1,421,600

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BNW Realty, LLC Total Sf: 18730.8 Total: $936,700 Building: $656,300 Land: $279,600

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Owner: COX Marjolain LLC Total Sf: 25,700 Total: $451,100 Building: $163,000 Land: $254,600

Owner: Chau Sok Ieng Total Sf: 3920.4 Total: $392,200 Building: $220,800 Land: $166,100

7

Owner: Quincy Adams, LLC Total Sf: 28,750 Total: $245,300 Building: $0 Land: $222,000

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Owner: L&H Patra LLC Total Sf: 26,136 Total: $1,034,600 Building: $710,200 Land: $295,600

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Owner: S-BNK Wollaston LLC Total Sf: 15681.6 Total: $800,000 Building: $474,700 Land: $272,100

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InQuincy

Existing

2. Theatre

1. Arts Plaza

Phasing Strategy 1. New Housing: 360 units Gallery Space: 57,600 sf Retail Space: 57,600 sf Plaza: 41,000 sf Parking: 920 spaces 2. Rennovated Theater: 4,000 sf Seats: 1,100 Open Space: 3,200 sf 3. New Housing: 105 units 4. New Housing: 156 units Retail Space: 18,000 sf Parking: 920 spaces Improved Streets: 895 ft

4. Housing + Retail

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East Nazarene College The Ford Foundation

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City of Quincy

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(Middle Left) Figure 3, Development Stakeholders The stakeholders include a variety of public, SULYDWH QRQSURÂżW RUJDQL]DWLRQV DQG UHVLGHQW groups. (Middle Right) Figure 4, Phase 1 and 2 Development Leadership (Bottom) Figure 5, Evaluation Framework

2. Retail Strategy + Implementation

1. Tactical Urbanism + Placemaking Strategies

Additional Planning Efforts

4. Retail + Housing + Parking Garage Construction

3. Street Construction and Improvement

2. Site Acquisition + Negotiation

1. Pressure Current Owners to Change Site Uses

4. Retail + Housing: Wollaston Square

5. Promote Loft Building to Artists and Arts Organizations

4. Loft Buildings Construction

3. Offer Incentives for Site Development

2. Pressure Current Owners to Change Site Use

1. Market Arts + Culture District

3. Artist Lofts

5. Repair + Renovate Theatre and Open Space

4. Pursue Philanthropic + Preservation Funding Sources

3. Acquire Wollaston Theatre

2. Secure Arts Company

1. Secure Interested Developer

2. Key Project: Wollaston Theatre

7. Parking Garage + Arts Plaza Construction

6. Second Gallery + Residential Building Permitting + Construction

5. First Gallery + Residential Building Permitting + Construction

4. Facilitate partnership with Quincy Art Association and other community groups

3. Select Development Team based on Goals and criteria

2. Release Request for Proposals

1. Develop Set of Goals and Criteria for Parcel with Community

1. Catalyst: Quincy Arts Plaza

Year

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5

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11

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Student Plans: Wollaston Station 173

(Above) Figure 6, Development Timeline

174

InQuincy

(Above) Figure 1, Prospective view of Wollaston T Station and retail from planned park (Above) Figure 2, 3D view of planned building massing from above Hancock Street facing Westward

ENLIVEN WOLLASTON business | open space | people Wollaston Station Student: Carissa Connelly Instructor: Stephen Gray Revitalize the Wollaston business district by connecting people to businesses through the use of open space. Plazas and parks activate the streetscape while homes and amenities for the growing, diverse population increases retail demand. Wollaston is economically challenged by the limited and declining amenities, high housing demand, and bleak built environment. The MBTA and CVS parking lots bifurcate the Beale and Brook commercial districts. This barren, unattractive landscape is detrimental to local business, but the lots are opportune development locations.

The MBTA should express an RFP for their current lot with mixed-income housing, community space, open space, retail, and an exercise facility (upper right). This program will draw current residents into the area, activate the streetscape, and provide for the aging and growing population groups. If the chosen developer also builds a residential and parking structure on the CVS lot while paying a ground lease to the MBTA, all parties benefit financially (lower right). Of the scenarios explored, city profits substantiate pedestrian and bicycle infrastructure improvements, and MBTA profits would cover station improvements.

Student Plans: Wollaston Station

175

VRFLDO EHQHÂżWV by square feet

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MBTA: $10.8 million enough for station improvements ÂżQDQFLDO EHQHÂżWV 10-year cumulative (Above) Figure 3, Relationship between proposed SURJUDP DQG ÂżQDQFLQJ

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city covers park & streetscape developer & MBTA split park expenses and profit 4% interest with tax-exempt bond financing $2 real estate tax ground lease

RETURN ON TOTAL ASSETS (ROTA) LEVERAGED AFTER-TAX IRR NET PRESENT VALUE (NPV) MBTA income, 10-year cumulaĆ&#x;ve DiÄŤerence City of Quincy, 10-year cumulaĆ&#x;ve

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6.7% 12.2% $27,745,016

6.8% 12.6% $28,502,914

6.6% 12.1% $27,287,180

$59,672,001 $10,648,487 $3,846,744

$59,783,840 $10,760,325 $5,379,923

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Development Cost/ft Total Development Cost

$153 $136,620,185

$56,852,752.47 $7,829,238.03 $3,846,744

$5,379,923

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$49,023,514

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176

InQuincy

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Student Plans: Wollaston Station

177

Final Site Plan beautify, densify

MBTA lot • 572 total apartments • 33,500 ft2 gym • 8,743 ft2 retail • 1.5 acre plaza, park, farm, playground • 16,200 ft2 community space H • 50 on-street parking an co c spaces k

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178

InQuincy

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Connectivity in Quincy Connecting Spaces | Connecting Uses | Connecting People

Connectivity in Quincy is a project that envisions a broader use of public spaces and infrastructure in order to improve the quality of life of Quincy residents. The project not only hopes to bring economic opportunities to the city by investing public realm improvements along the main business corridor but to also strengthen the overall sense of community, an aspect that is valued by the residents today. The vision is based on the proposed bicycle lanes and streetscape improvements along the Hancock Street corridor in an attempt to get residents out of their cars and to enjoy the urban setting they live in. The development project itself creates a space that would serve as a catalyst for growth, both in the built environment as well as in the culture and diversity of Quincy as a city. The project site was selected because it lies within a half-mile radius of both the North Quincy and Wollaston T stations.

North Quincy/ Wollaston Stations Howaida Kamel Kathy Speigelman

The project is comprised of two aspects. The first is the linkage of the existing bicycle paths in Quincy by adding a bicycle path along Hancock Street. The development of alternative transportation modes and public realm improvements would be fronted by the city. Approximately 2.3 miles along Hancock St. would be redeveloped to include a bike path and other streetscape improvements. The purpose is to link these transportation nodes by other means for the residents of Quincy and improve the transportation system within the city. The second aspect is a real estate development that is designed to increase the density and variation of uses along Hancock Street corridor between the two T Stations. The idea is to create spaces that function in more than one way during different periods of the day, particularly creating recreational activities in the evening. This particular parcel was recently bought by Kimco LLC and currently includes Hannaford’s supermarket and some other commercial tenants. The city should partner with Kimco to encrouage private finances for development in this area.

Student Plans: Wollaston Station

179

PROGRAM 330,000 SF Housing 34,000 SF Amenities 15,000 SF Gym 100,000 SF Supermarket 100,000 SF Retail 155,000 SF Open Space

2.3 Miles of Bicycle Lanes 450 Housing Units 20%Affordable Studio, 1 and 2 Bedroom Apartments

520 Underground Parking Spots 10 ZipCar Spaces Hubway Station on site

CQ Components and Timeline Year 1

Year 2

Year 3

Year 4

Year 5

Year 6

Preparation Create Project Coalition Team Smarth Growth Zoninng Overlay District Townhall Administration Secure Finances Liaise with Zipcar/Hubway Charette Breaking Ground Bike Path Construction Bike-A-Thon Construction Pop-Up Markets Building Construction

Figure 1. Visualization of Hancock Street with Bicycle Lanes

180

InQuincy

Evaluation Criteria for CQ

Affordable Housing

Costs

New Retail

After Work/ Weekend Transportation Mode Shift Activities

(Above) Figure 3, Title of Exhibit Experum, imus perum archili ctatus, que sitatia sitem in elit ommolor suntio. Perovid qui dolent (Above) Figure 4, Title of Exhibit Experum, imus pem in elit ommolor suntio. Perovid qui dolent

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North Quincy Diversity of Land Use

Bicycle Paths $150,000 Public Equity $ 75,000

Community Development Block Grant $ 75,000

CQ Development $180 million Private Equity $ 61,512,267

40R Smart Growth Zone Grant $ 870,000

Debt Finance $ 115,852,781

Student Plans: Wollaston Station

181

Hancock Street

Wollaston

182

InQuincy

Wollaston Heights Wollaston Station Student: Jorge Silva Instructor: Dan D’Oca

The project consists in developing an underutilized site owned by the MBTA, surrounding Wollaston Station in Quincy, into a mixed use and mixed income ensemble, targeting different audiences from within the community and new residents seeking for housing alternatives in the Greater Boston Area. The project is divided in different elements, which can be separated: - A structured-parking garage that will replace the existing spaces (550 parking spaces). - A commercial ground floor for local businesses, retail, and commuter oriented services. - Three residential buildings containing 244 units, 40% of them affordable. - An elevated open space for residents, commuters

and locals. - Spaces dedicated to community activities, leaving the programming of these spaces to be decided by local residents. During the length of the studio, I focused on the need for more housing, affordable and market rate, for Asian families who have been choosing this part of the city to settle and raise their families, whether through renting or by purchasing a house. Through a series of interviews and data that the entire studio prepared for previous assignments, I identified three reasons of why Asian families have chosen Wollaston: 1. Location along the Red Line: 2. Affordability: 3. Size of houses:

Student Plans: Wollaston Station

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SUMMARY OF BENEFITS

- Develop an underutilized site owned by the MBTA, located in an extremely good location in the Wollaston Area, which can serve to articulate the commercial area along Beale and Hancock Street and the residential portion around the Station - Contribute to supply the increasing demand for housing in the area, projected to grow steadily in the next 10 years, providing a wide variety of alternatives in terms of size and price, including a total of 244 units, of which 97 are affordable rental units. - Provide alternatives that are not being offered in the current housing market in Quincy, specifically for families and larger households. Larger households will be prioritized

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- Activate ground floor uses around Wollaston Station to provide services to the local population and commuters that pass through the site every weekday. - Create a weekend destination for families in Wollaston and in Quincy in general, offering a recreation alternative to Quincy Center. - Incorporate an experienced property manager in the Affordable Housing area like the Asian Community Development Corporation to keep the development with a community oriented mission. - Add approximately 81,500 sf of new Open Space in an area with low access to them. This space will serve families who live in it, as well as the existing community and commuters.

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Building 3 Residential 111,075 Sqf Community Space 1,100 Sqf Retail 1,100 Sqf

Structured Parking 192,500 Sqf

Building 2 Residential 81,454. Sqf Retail 1,100 Sqf

Building 1 Residential 56,164 Sqf Community Space 1,100 Sqf Retail 1,100 Sqf

Platform Convenience Store 1,801 Sqf Gym 5,039 Sqf 5 Local Stores 8,002 Sqf Covered Parking 81,486 Sqf Open Space 73,494 Sqf

Building 3 109 Units

(Above) Figure 3, Axonometric view indicating uses and surfaces of each building. (Left) Figure 4, Sections.

Covered Parking 200 Spaces

Private Terrace

Open Space

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Ground Floor Retail

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Greenwood Ave.

Community Space

Structured Parking 550 Spaces Access Plaza to MBTA Station

Building 1 43 Units

Building 2 92 Units Retail

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Student Plans: Wollaston Station

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Gross Square Feet

Total Units

611,005 $105,302,611 12% 6%

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Return On Equity - ROE

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Wollaston Square

Wollaston Square Student: Aly Stein Instructor: Stephen Gray

The new development at Wollaston Square seeks to take advantage of the existing sea of parking lots - close to 10 acres - to create a holistic community for current and future Quincy residents. Within a 10 minute walk from the Wollaston Station, there are two affordable housing complexes that house 384 elderly residents. At the same time, Quincy’s elderly population (65 plus) is expected to nearly double as the general Quincy population grows by 16%. With these population pressures in mind, Wollaston Square re-imagines the acres of parking lots as a mixture of retail, residential, and office uses, while also replacing the existing parking.

health center, while existing retail is amplified by a bettered connection from the T onwards to Beale Street.

Existing elderly residents are served by strengthened connections to the T and a new community

Student Plans: Wollaston Station

187 2010: 13,900 Quincy Residents Aged 65 +

2030: 22,145 Quincy Residents Aged 65 +

2030: 1 in 5 Quincy Residents 65 +

Total Households 5,000 4,500 4,000 3,500 3,000 2,500 2,000 1,500 1,000 500 -

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(Above) Figures 1 & 2, Existing Conditions Current parking lots at Wollaston Station

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(Above) Figure 3, Elderly Projections MAPC population projections for Quincy, showing pace at which elderly population is growing (Above) Figure 4, Engagement GSD student engages with Quincy resident at QARI event

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InQuincy (Below) Figure 5, Proposed Site Plan (Below) Figure 6, Financing Overview & Corresponding Phasing (Right) Figure 7, Axonometric of Site Plan and Use Breakdown

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Student Plans: Wollaston Station

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New Community Health Center & T Station 788 parking spots VT IW RI RIÂżFH 40k sq ft of retail 434 Homes

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Wollaston Square Wollaston Station Student; Kevin Symcox Instructor: Stephen Gray

Quincy is one of the most transit accessible suburbs in the United States. The Red Line has been an enormous boon for the city, but the large 1970s-era parking facilities that accompanied its extension have had unexpected negative effects. These include reduction of taxable real estate, automobile congestion, and an urban form that discourages walkability near MBTA stations.

This project returns the Wollaston parking lot to city tax rolls through the construction of a mixed-use, multifamily development with a small retail presence. The infusion of new residents will revitalize the existing commercial corridor and maximize accessibility of new housing to the T, thereby reducing congestion impacts. Finally, excellence in design will create a pleasant public sphere that enhance connectivity from the neighborhood to the T.

Student Plans: Wollaston Station

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Revenue Impact of MBTA Parking $50,000,000 $45,000,000 $40,000,000 $35,000,000 $30,000,000 $25,000,000 $20,000,000 $15,000,000 $10,000,000 $5,000,000 $0.00 Br

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Central Square $21 million

Taxable Real Estate

Pay Quincy’s entire debt service

Central Square 5,000,000 SF Davis 4,500,000 SF

$15 million gap could...

Double Quincy’s funding for human for Human Services and Culture & Recreation

Porter 4,250,000 SF Andrew 3,400,000 SF

Wollaston 2,750,000 SF Kendall/MIT 2,525,000 SF Harvard 2,500,000 SF North Quincy 2,475,000 SF JFK/UMass 2,225,000 SF Quincy Center 1,600,000 SF Quincy Adams 1,500,000 SF Alewife 1,000,000 SF

Charles/MGH 3,100,000 SF

Braintree 880,000 SF Broadway 700,000 SF

Auto Land Use

Cover 70% of the Quincy Fire Department Budget North Quincy $ 6 million

Pay all of Quincy’s administrative costs

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Student Plans: Wollaston Station

Buildings 6&7 33 Units 44 Parking

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Building 4 137 Units 158 Parking Restaurant/Retail

Building 2 148 Units 134 Parking Restaurant/Retail

Public Park Patio Restaurant Neighborhood Gathering Place

T Building 5 41 Units 31 Parking

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Return prime real estate to tax rolls Reinvigorate Wollaston commercial district Create attractive streets and public spaces Connect neighborhood to station

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Greenwood Plaza Wollaston Station Student: Antara Tandon Instructor: Stephen Gray

The proposal to develop Greenwood Plaza capitalizes on the constant flux of people around a transit station. The development will encourage use of transit instead of private modes of transport by concentrating all forms of activity next to it. With a variety of land uses from open space to residential and retail, it has the potential to transform into a 24 hour district. Greenwood Plaza is an attempt at place making, by creating activities and uses that encourage diversity and strengthen social connections. By integrating the public space next to a transit stop and linking it to the commercial Hancock Street, it improves access and visibility of the public realm. With the projected growth of the city of Quincy and the lack of affordable housing and community space, Greenwood Plaza brings all the elements together and lays them out around a vibrant and distinct public realm.

2.5 FAR 64% Open space 630 Apartments 25% Affordable units 110,000 sf Retail space 55,000 sf Community space 350 Parking spots

Student Plans: Wollaston Station

(Right) Figure 1, Panoramic view of existing parking outside Wollaston (Below) Figure 2, (YDOXWLRQ RI SURMHFW EHQHÂżWV The project aims to create a public realm and a sense of identity to Wollaston by creating mixed use development (Far Below) Figure 3, Aerial view of proposed development The proposal connects the T station from Beale street and

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1 Anchor development by redesigning T station

Residences Plot owner: Private Future Use: Condominiums (10 Weston Ave)

2 Create mixed use development for a 24 hour district

Community Center Plot owner: ExtraSpace Storage Future Use: Wollaston Child Care, Community rooms

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Student Plans: Wollaston Station

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Making Wollaston accessible

Wollaston is a diverse area: ethnically, in income, age and lifestyle. While the area has the potential to be a Transit Oriented Development (TOD), the density around Wollaston station, the public realm and the accesibility to the station prevent it from happening. This project presented here aims to make Wollaston a place, making Wollaston accesible in both a physical sense and in a financial sense. As Wollaston changes, the idea is to maintain its diversity and enhance it to transform it into a new center for the City, not just another stop on the red line. To realize that vision, this project has the following goals: • Ensure diversity o f the area, keeping it mixed and intercultural • Allow greater density near transit to accomodate seniors and families • Ensure safety and accesibility to transit and to Wollaston center. • Create a commons for the community and improve the open and public spaces • Minimize the effects of parking in the public realm.

Wollaston Station Jimena Veloz Stephen Gray

Student Plans: Wollaston Station

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Phase 1 Public realm

- Transit plaza - Street improvements - Park - Community center

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- Housing - Parking - Open space

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$52.2

Student Plans: Wollaston Station

Year 1 $19.2m

2 3 4 5 6 7 8

$96.5m 9 10 11 12 13 m

201

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Crown Colony is home to proposals for public space reinvigoration and a digital health care district.

The forty-acre south of the MBTA garage are home to proposals for mixed-use developments and a soccer stadium.

Student Plans: Quincy Adams Station

203

QUINCY ADAMS PLAN OVERLAYS ϬϪ‫כ‬ӌсԑѺ

5 The five Quincy Adams proposals focused primarily on two sites near the station, the first two focusing on the Crown Colony office park. Three other proposals focus on the area immediately adjacent to the Quincy Adams T Station. The last, in a radical reimagining of the space the station area, argues for the potential value of building a soccer stadium to provide an economic anchor where Home Depot currently stands. These varied perspectives all aim to promote a transition towards a Quincy Adams that better supports a range of activities and amenities for those living and working in the area.

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Soccer Revolution in Quincy

Since 2003, the area surrounding the Quincy Adams MBTA station has experienced steady growth, in large part by the opening of Crown Colony Office Park. The Home Depot, which was built in 1998, has also lured big box retail and luxury residential construction in the area. But despite such momentum and significant potential, overall the South Quincy corridor, particularly its large residential areas, has seen uneven economic attention and spatial change. A large part of such lukewarm reception may be due to the clear absence of an anchor institution near the train station to draw and keep people and development in the area. Thus enter the New England Revolution, the only Major League Soccer team in the region, which for over a decade has been unsuccessful in securing a site for a soccer-specific stadium. Based on land availability, parcel values, and accessibility to transit, the area near Quincy Adams Station provides the ideal opportunity for stadium-centered development. Moreover, such project will create a new anchor institution in the area to fill the current gap and spur economic and spatial growth.

Quincy Adams Station Cesar Castro Dan D’Oca

Student Plans: Quincy Adams Station

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2006

2007

NE Revolution asks for stadium bids.

2010

NE Revolution & Somerville begin talks.

2014

NE Revolution & Somerville talks go nowhere.

2015

NE Revolution & Boston Olympic Committe hold talks.

2016

Boston stops Olympic big and stadium idea.

Boston & Revolution start talks again. No progress made yet.

Community input for mix-use

New England Revolution Approval

New Youth Center

Quincy Adams Station Renovation

Site Assessment

Community Approval

City Approval State approval

Phase I

Phase II

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Mix-Use Construction

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Area Development

First Home Game Local business growth

RFP for Mix-Use Parcels

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6-9 months

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2-3 months

Present finalized proposal to local leaders & stakeholders

Discuss and finalize approval with state and county officials Meet with MLS & New England Revolution to approve plan

3- 4 months

Conduct interviews with local leaders & stakeholders

6-9 months

Conduct a Community Assessment & Study that includes local meetings and interviews

Level of Involvement & Role (by size and color)

The costs associated with the land acquisition and construction of the stadium complex may be an initial hurdle. Nonetheless, a comprehensive timeline and engagement plan that emphasizes the role of different stakeholders will ensure that Quincy receives the potential benefits of this development, including more housing, retail, and open space.

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Student Plans: Quincy Adams Station

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The construction of a new stadium complex in the nearly 20 acres next to Quincy Adams Station will catapult spatial and economic development in the area. By creating a large anchor institution and attraction in the region, the City of Quincy has the opportunity to create a new active and vibrant South Quincy corridor.

20,000 seats

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// 20,000 total seats // 34 suites // 1,000 club seats // 1 press box // $97-150 M to build

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Crown Common Greenway Quincy Adams Student: Clara Fraden Instructor: Stephen Gray Crown Common Greenway is a proposal to reimagine Crown Colony Office Park, currently overrun by 3,000+ surface parking spaces and disconnected from Quincy Adams T Station by a tangle of highway ramps. A 0.75 mile linear park starting directly across the station and tracing Crown Colony Drive can create a clear connection from the T through the site — improving pedestrian safety, anchoring

dense development and providing open space and recreational opportunities to the current and future residents of South Quincy. This proposal builds on existing features of the site, calling on the City to flatten, combine and expand existing medians along Crown Colony Drive to create a greenway. Crown Common will be largely financed with a TIF district capturing real estate taxes from any new development along the park.

Student Plans: Quincy Adams Station

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Student Plans: Quincy Adams Station

211 Pedestrian Paths Create connections for existing residents of South Quincy to the greenway and improve sidewalks pedestrian safety. Who? City. — $500,000 — 1 mile of paths

4 Quincy Adams

Mixed-Use Highrises Increase density along greenway to 14 stories, emphasizing residential and providing affordable options. Who? Developer. — $82.5 mil — 396 apartments, including 40 affordable units — 25,000 sf retail

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Adams Corner Digital Healthcare District Quincy Adams Station Student: Mina Kim Instructor: Kathy Spiegelman Capitalizing on the emerging digital healthcare sector, Adams Corner reimagines Crown Colony Office Park as a place where healthcare innovation provides job and educational opportunities, and fosters new spaces and networks for social, knowledge, and economic exchange. With the presence of over 22 healthcare entities, such as Beth Israel Deaconess and Tufts Medical, Crown Colony contains the necessary foundations to support a thriving digital healthcare center. In addition, many healthcare firms in Quincy exist along the MBTA Red Line. Investment in digital

healthcare has risen since the restructuring of the healthcare industry after the passing of the Affordable Care Act in 2010, leading to new models that depend on efficient, cost-effective digital innovations. Moreover, Governor Charlie Baker has announced his intention to make Massachusetts the leader in digital healthcare. Through strategic partnerships with state, regional, city, and community stakeholders, Quincy Adams is primed to join the digital healthcare industry as a key regional connector and incubator, and in doing so, will benefit its current and future residents.

Student Plans: Quincy Adams Station

213

Figure 1

New Intermediaries step in to coordinate and manage care

Mobile Apps Telemedicine Wearable Technology

New Healthcare Economy Data Analytics Customer Care

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Engaged Consumers drive demand for informational tools and support

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have largely only opened near the Wollaston and Quincy Center T stations. This project sought to investigate the area surrounding the Quincy Adams T Station in search of acquirable parcels on which to provide new land for small business development. Quincy Adams provides a unique opportunity to accommodate new small business development in ways that facilitate greater foot traffic, while mitigating resident concerns of commercial encroachment on adjacent residential neighborhoods.

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A Neighborhood for Quincy Adams ms Quincy Adams Station Student: Erica Rothman Instructor: Stephen Gray This vision for Quincy Adams was organized around a series of design and development principles to fulfill urban needs identified early in the semester’s research. Generating a neighborhood for the area immediately surrounding Quincy Adams requires that we generate a street grid, create accessible green space, significantly fulfill the city’s housing need, accommodate retail as an activating device, and provide parking adequate to all these uses while still promoting a transit-oriented lifestyle for residents. Grid: In an area enclosed by highways ramps with no inner access roads, the proposal extends Centre Street to the southeast and connects to the Burgin Parkway to the north and south. Green: A central green space functions as an urban respite from the proposed dense development.

Housing: The plan accounts for nearly 1,000 residential units at an assumed square footage of 1,200 square feet per apartment Retail: An existing Home Depot is demolished and a new store is built better integrated into the new street grid. Other buildings around the central green have ground-level retail. Parking: The parking demand generated by retail and residential development is fulfilled at the lowest “rule of thumb� thresholds in order to encourage pedestrian activity and use of the train.

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Selected Sources

“2014 Annual Report.” RTF. Resources for the Future, 2014. Web. Spring 2016. “Basic Housing Needs Assessment for Quincy, MA.” Housing MA: The Massachusetts Housing Data Portal. Metropolitan Area Planning Council. Web. <http:// www.housing.ma/quincy/report>. “Census / Demographic Data.” MassGIS. http://www. mass.gov/anf/research-and-tech/it-serv-and-support/ application-serv/office-of-geographic-informationmassgis/datalayers/layerlist.html. Raw data. Chan, Hann. Green Infrastructure for Los Angeles: Addressing Urban Runoff and Water Supply Through Low Impact Development. Rep. Los Angeles: UCLA Department of Urban Planning, 2007. Wiley. Web. City of Quincy, MA Office of Housing Rehabilitation. What Is the City of Quincy’s Housing Rehabilitation Program? Quincy: City of Quincy, MA Office of Housing Rehabilitation, 2013. City of Quincy. 2013. Web. Spring 2016. “City of Quincy, Massachusetts Zoning Code.” Rep. City of Quincy, Jun. 2011. Web. Spring 2016. Claritas, Inc. “PRIZM: The New Evolution Segment Snapshots.” tetrad, www.tetrad.com/pub/prices/ PRIZMNE_Clusters.pdf. “Community Profiles.” DataCommon. MAPC. Web. Spring 2016. <http://metroboston.datacommon.org/>. “Dangerous by Design Massachusetts.” Rep. Smart Growth America. Web. Spring 2016. <http://www. smartgrowthamerica.org/documents/dangerous-bydesign-2014/dangerous-by-design-2014-massachusetts. pdf>. Day, Benjamin, and Dr. Rachel Nardin. “The Massachusetts Model of Health Reform in Practice.” MassCare (2011): n. Pag. Healthcare Workforce Outlook To 2022. Oct. 2011. Web. Spring 2016. Department of Housing and Community Development (DHCD). “Department of Housing and Community Development Chapter 40B Subsidized Housing Inventory (SHI).” Metropolitan Area Planning Council, 5 Dec. 2014. Web. Edmondson, B. “The U.S. Bicycle Market: A Trend Overview.” gluskintownleygroup, www.gluskintownleygroup.com/downloads/The US Bicycle Market - A Trend Overview Report.pdf. Encarnacao, Jack. “Quincys Asian Population Surging.” The Patriot Ledger, Quincy, MA. N.p., 23 Mar. 2011. Web. Spring 2016.

ESRI business analyst 2014 data. Spring 2016. Flood Map Service Center. “FEMA 100 Year Flood Plains.” FEMA. N.p., n.d. Web. Spring 2016. <https:// msc.fema.gov/portal>. Functional Design Report for Adams Green Transportation Improvements. Howard/Stein-Hudson Associates, Inc., Spring 2016. “Gateway Cities and Program Information.” Housing and Economic Development. Executive Office of Housing and Economic Development, 2016. Web. Spring 2016. Guerra, Erick, Robert Cervero, Daniel Tischler. The Half-mile Circle: Does it Best Represent Transit Station Catchments? UC Berkeley Center for Urban Transport, 2011. “Guide to Senior Housing in City of Quincy.” Issue brief. City of Quincy, 2012. Web. Spring 2016. “Housing Production Plan for Affordable Housing (2010-2014).” Rep. City of Quincy. Web. Spring 2016. Labor Statistics, Bureau of. “Employment Projections: 2014-24 Summary.” U.S. Bureau of Labor Statistics. U.S. Bureau of Labor Statistics, 08 Dec. 2015. Web. 8 Feb. 2016. Spring 2016. Lebrun, Lydie A, and Lisa C Dubay. “Access to Primary and Preventive Care among Foreign-Born Adults in Canada and the United States.” Health Services Research 45.6 Pt 1 (2010): 1693–1719. PMC. Web. Spring 2016. Lloyd, Richard. “Neo-Bohemia: Art and Neighborhood Redevelopment in Chicago.” Journal of Urban Affairs J Urban Affairs 24.5 (2002): 517-32. Web. Manning, Elizabeth, and Stephen Connelly. “City of Quincy Demographic Analysis & Census Data Analysis.” QuincyMA.gov. City of Quincy. Web. MAPC. “Residential Parking Requirements: More than We Need? Datacommon, www.files.live.datacommon. org.s3.amazonaws.com/static_maps/maps/original/ MAPC-04 april.pdf?1429140843 Markusen, A., and A. Gadwa. “Arts and Culture in Urban or Regional Planning: A Review and Research Agenda.” Journal of Planning Education and Research 29.3 (2010): 379-91. Web. “National Flood Insurance Program Community Rating System.” FEMA.gov. N.p., 7 Feb. 2016. Web. Spring 2016.

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“Our Schools.” Quincy Public Schools. City of Quincy. Web. Spring 2016. <http://quincypublicschools.com/ schools/>. Powell, Alvin. “To Sample Climate Concerns, Look at Nature.” Harvard Gazette. N.p., 8 Oct. 2015. Web. Spring 2016. Pratt, A. C. “The Cultural Industries Production System: A Case Study of Employment Change in Britain, 1984 - 91.” Environ. Plann. A Environment and Planning A 29.11 (1997): 1953-974. Web. “Quincy Center Redevelopment.” The Quincy Chamber of Commerce. City of Quincy. Web. Spring 2016. <http://thequincychamber.com/economicdevelopment/economic-opportunities/quincy-centerredevelopment/>. “Quincy Neighborhoods on Walk Score.” Walk Score. Web. Spring 2016. <https://www.walkscore.com/MA/ Quincy>. Reardon, Tim, and Meghna Hari. Population and Housing Demand Projections for Metro Boston: “Regional Projections and Provisional Municipal Forecasts.” Rep. Metropolitan Area Planning Council, Jan. 2014. Web. Spring 2016.

“Re-Envisioning Wollaston: A Station Area Plan for Wollaston.” The City of Quincy. Rep. Metropolitan Area Planning Council. September 2013. Web. Spring 2016. <http://www.mapc.org/sites/default/files/2013-09-06_ Final%20Report_web_0.pdf>. Spanger-Siegfried, E., M.F. Fitzpatrick, and K. Dahl. “Encroaching Tides- How Sea Level Rise and Tidal Flooding Threaten U.S. East and Gulf Coast Communities over the Next 30 Years.” October 2014. Web. Spring 2016. “Spring 2015 Quincy Economic Development Snapshot.” QuincyMA.gov. City of Quincy Chamber of Commerce. Web. “Steward to Shut down Quincy Medical Center.” The Boston Globe, 6 Nov. 2014. Web. Spring 2016. “Subsidized Housing Inventory (SHI).” Housing and Economic Development. Mass Gov. Web. Spring 2016. “Subway Service: Rapid Transit System Ridership Map 2014.” Massachusetts Bay Transportation Authority, www.mbta.com/uploadedfiles/documents/2014 BLUEBOOK 14th Edition.pdf. “T-Projects and Transit Oriented Development.” Massachusetts Bay Transportation Authority, www. mbta. com/about_the_mbta/t_projects/projects_tod/.

“TOD Standard.” ITDP, www.itdp.org/tod-standard. “Top Crash Locations Report.” Traffic Engineering. Massachusetts Department of Transportation, Web. Spring 2016. <https://www.massdot.state.ma.us/ highway/Departments/TrafficandSafetyEngineering/ CrashData/TopCrashLocationsandMaps. aspx#resources>. United States Census Bureau / American FactFinder. American Community Survey. U.S. Census Bureau’s American Community Survey Office, 2016. Web. Spring 2016. <http://factfinder2.census.gov> Vision Government Solutions. City of Quincy, Web. Spring 2016. <http://gis.vgsi.com/quincyma/>. “Walkable Neighborhoods.” WalkScore. Web. Spring 2016. <https://www.walkscore.com/walkableneighborhoods.shtml>. “WalkBoston.” WalkBoston. Web. Spring 2016. <http:// www.walkboston.org/>. Watson, Donald, and Michele C. Adams. Design for Flooding: Architecture, Landscape and Urban Design for Resilience to Flooding and Climate Change. Hoboken, NJ: Wiley, 2011. Print. Weinberger, Rachel, John Kaehny, Matthew Rufo. “U.S. Parking Policies: An Overview of Management Strategies.” ITDP, www.itdp.org/u-s-parking-policiesan-overview-of-management-strategies. Xie, Philip Feifan, Halifu Osumare, and Awad Ibrahim. “Gazing the Hood: Hip-Hop as Tourism Attraction.” Tourism Management 28.2 (2007): 452-60. Web. Zegras, Christopher. “Comparative Land Use and Transportation Planning.” Components of Mobility Source, 2016.

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