Davis Street Redevelopment Study Redevelopment Options for the City of Greenfield
141 Davis Street Greenfield, MA 01301 Annie Cox - Josiah Simpson Conway School of Landscape Design Spring 2010
Index of Sheets
The Conway School of Landscape Design is the only institution of its kind in North America. Its focus is sustainable landscape planning and design. Each year, through its accredited, ten-month graduate program just eighteen to nineteen students from diverse backgrounds are immersed in a range of applied landscape studies, ranging in scale from residences to regions. Graduates go on to play significant professional roles in various aspects of landscape planning and design. www.csld.edu
Project Overview. . . . . . . Context . . . . . . . Existing Conditions . . . . . Historical Analysis . . . . . Site Analyses . . . . . . Drainage . . . . . . Sun & Shade . . . . . . Vegetation . . . . . . Views . . . . . . . Circulation . . . . . . Zoning & Setbacks . . . . Parking . . . . . . . Site Conditions Summary . . . Existing Elements . . . . . . Design Concepts . . . . . . Low Density Alternative . . . . Medium Density . . . . . . Medium Density Alternative . . . High Density . . . . . . High Density Alternative . . . . Design Comparison . . . . . Possible Design Elements . . . . Rehabilitation Costs and Energy Savings . RFP Recommendations . . . .
. . . . . . . . . . . . . . . . . . . . . . . .
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Looking east from the corner of Pleasant and Davis Streets. The former grammar school faces south with views across a large open lawn. Nearby residents like to stroll and walk their dogs across the lawn and garden.
Project Goals
Potential Elements
1. Explore a wide range of possible uses for the property and assess their potential implications for the city
1. New buildings
2. Generate recommendations for a redevelopment RFP
3. Energy generation
3. Emphasize sustainable design opportunities 4. Provide information and analyses to help redevelop the site as a community asset
2. On-site parking
4. Stormwater management 5. Public places & access
141 DAVIS STREET GREENFIELD, MA 01301
Not for construction. This drawing is a student project and is not based on a legal survey.
CITY OF GREENFIELD Project Overview
Analysis of site conditions, including drainage, sun and shade, views, access and circulation, vegetation, zoning, and legal setbacks, coupled with the goals and needs of the city have informed explorations of possible future uses of the site at different development densities.
Looking west from the corner of Pleasant and School Streets. The neighborhood’s community garden is in the foreground with the former grammar school building behind it.
DAVIS STREET REDEVELOPMENT STUDY
Interviews were conducted with local developers, realtors, county economists, neighbors, architects, planners, engineers and community members to establish the financial and social needs of Greenfield. These needs help shape what the existing building and site three blocks from downtown could support economically and socially.
PREPARED FOR THE
The City of Greenfield proposes to sell a 1.9-acre property on Davis Street, home to a historical 1902 brick grammar school building and ten-year-old community garden in the downtown area. The city has requested design redevelopment alternatives for the site that could inform a request for proposal (RFP) for developers. These alternatives are meant to explore a wide range of land use possibilities that could benefit Greenfield.
CONWAY SCHOOL OF LANDSCAPE DESIGN SPRING 2010
ANNIE COX - JOSIAH SIMPSON
Project Overview
N 1 19
Route 2 Greenfield City Boundary Downtown Greenfield Commuters Amherst Northampton
Highway Connecticut River
Railroad
Region: Greenfield is the largest urban center in Franklin county, an important destination for many hilltown residents for work and shopping.
Deerfield River Greenfield: Three rivers come together at Greenfield. Interstate 91 and Route 2 and a rail line also meet in Greenfield.
Hillside Neighborhood Downtown Davis Street Property Multi-Modal Train Station Public Parks 1/2 Mile Neighborhood: The Davis Street Property is within
a half-mile of downtown Greenfield and the future site of the city’s new multi-modal train station.
CONWAY SCHOOL OF LANDSCAPE DESIGN SPRING 2010 Not for construction. This drawing is a student project and is not based on a legal survey.
Green River
The city of Greenfield has an ambitious redevelopment plan, backed by federal stimulus funds, to attract new employers and professionals, and to create cultural venues in the existing downtown buildings. Major projects include a performance center, movie theaters, upscale apartments, a pedestrian street, and a nightclub with upstairs galleries. Greenfield, as the first city in Massachusetts to qualify for funding under the Green Communities Act, just received technical and financial assistance from the state for energy efficiency and renewable energy efforts. Federal funds have been allocated for a new train station in downtown Greenfield and track upgrades that will provide northsouth connections within the Pioneer Valley and to Vermont, Connecticut, and New York. The Davis Street grammar school building sits within the Hillside neighborhood, three blocks north of the present downtown revitalization projects and proposed multimodal train station. Two public parks with open space are within a half mile from the property.
Interstate 91
141 DAVIS STREET GREENFIELD, MA 01301
Rail Road
CITY OF GREENFIELD Context
The region has a rich agricultural and industrial history. Northampton and Amherst to the south have had success transitioning from their industrial and agricultural pasts to become cities that are desirable places to live and work. While Greenfield is the county seat and one of the largest urban centers in the region, it has had difficulty transitioning from the economic recession that began in the 1960s, with the closure of some of its major factories and other industries. The potential for Greenfield to emerge as an entertainment, arts, and commercial center in the Connecticut River Valley is high because of its definable and compact downtown, unique historical buildings, and passenger railroad connection capabilities to cities to the north and south.
Route 2
ANNIE COX - JOSIAH SIMPSON
ocated in the Connecticut River Valley, Greenfield sits at the confluence of the Deerfield, Green, and Connecticut Rivers. The city of 17,000 inhabitants is situated at the intersection of highways Interstate 91 and Massachusetts Route 2, and provides employment to 7,000 daily commuters from the surrounding hill towns.
DAVIS STREET REDEVELOPMENT STUDY
Interstate 91
PREPARED FOR THE
L
Context
N 2 19
Shed
Kiosk Compost Station
Parking
Community Garden
The former grammar school building viewed from the east. The property’s parking lots can be seen on the south, east, and north sides of the building.
Community garden information kiosk. Residents post announcements about the garden and other happenings in town.
Lawn
Pleasant St.
Handicapped Entrance
Not for construction. This drawing is a student project and is not based on a legal survey.
3
70’
The Davis Street property is in a neighborhood setting.
141 DAVIS STREET GREENFIELD, MA 01301
N
Main Entrance 0’ 15’ 35’
DAVIS STREET REDEVELOPMENT STUDY
The community garden from School Street. No fence or other obstacle blocks public access to the garden.
CITY OF GREENFIELD Existing Conditions
Davis St.
Former Grammar School
School St.
Parking
The lawn from Davis Street. Many neighborhood homes look on this part of the property.
PREPARED FOR THE
T
he Davis Street property is 1.9 acres bordered by Davis, Pleasant, and School Streets. There are two abutting properties to the north. Located in the northwest corner is a three-story 1902 former school building with three 5,000-square-foot floors, currently housing the public schools administrative offices. Greenfield-based architectural firm Margot Jones Architects estimate building upgrades will cost 1 to 3 million dollars, including ADA-accessibility upgrades. Next to the building is a 40-car parking lot of approximately 25,000 square feet. Thirty feet from the building is a 1/3-acre (36-plot) community garden created in 2000 and run by Pleasant Street Community Gardens, a neighborhood group. Associated with the community gardens are an information kiosk, tool shed, and compost station on the lawn north of the gardens. 15,000 square feet of flat, open lawn occupies the southwest corner of the property. The lawn in enjoyed by neighborhood residents.
CONWAY SCHOOL OF LANDSCAPE DESIGN SPRING 2010
ANNIE COX - JOSIAH SIMPSON
Existing Conditions
The community garden compost station.
The community garden tool shed.
19
B
PREPARED FOR THE
CITY OF GREENFIELD
Looking northeast from the intersection of Davis and Pleasant Streets. In 1902 the site was a campus with three buildings for Greenfield’s elementary and high school students.
The property has been the site of homes and schools. Given the long history of development of this property, there may be undesirable remnants of these former uses persisting on site. The City should have a phase 1 “all appropriate inquiry” evaluation done to reveal if the site has any contamination from past uses. According to the Franklin Regional Council of Governments these studies will be legally required for the resale and finance of the site and building.
Not for construction. This drawing is a student project and is not based on a legal survey.
Historical Analysis
1902
DAVIS STREET REDEVELOPMENT STUDY
1896
141 DAVIS STREET GREENFIELD, MA 01301
efore 1896, homes stood on the site. In 1896 two houses were replaced by two schools (below left), meeting the demands of the growing population. In 1902 the current grammar school building was built, making the Davis Street property a campus for Greenfield’s elementary and high school students (below right).
CONWAY SCHOOL OF LANDSCAPE DESIGN SPRING 2010
ANNIE COX - JOSIAH SIMPSON
Historical Analysis
N Today there is almost no visible trace of buildings that were formerly on the site. Members of the community garden claim to find bricks in the soil, which has high levels of calcium from many years of chalk use in the past.
4 19
CONWAY SCHOOL OF LANDSCAPE DESIGN SPRING 2010
CITY OF GREENFIELD
PREPARED FOR THE
School St.
Davis St.
Davis St.
School St.
The community garden and lawn infiltrate most stormwater. o Water that does not infiltrate drains to the streets.
Not for construction. This drawing is a student project and is not based on a legal survey.
The area directly north of the school building is in full shade most of the day. o Cooler temperatures allow ice to form earlier and melt later. o In the winter, sun does not reach ice and snow on the driveway and could create slippery driving conditions.
Drainage - Sun & Shade
Current drainage is directing water to the northern driveway exit. This water flow is causing erosion of the asphalt during storm events. o Damaged asphalt necessitates expensive, reoccurring maintenance.
141 DAVIS STREET GREENFIELD, MA 01301
Roof and parking lot stormwater is directed off site to the street storm drains. o The water enters the city stormwater system.
Most of the site receives full sun throughout the year. o Summer sun has the potential to overheat the building. o Radiant heat from much of the parking lot increases building and surrounding temperatures. o Winter sun passively heats the southern face of the building. o Vegetation must be able to tolerate hot microclimates.
DAVIS STREET REDEVELOPMENT STUDY
The roof directs water and snow off the building overhang in all directions. o Falling water and snow present inconvenience to people, particularly at entrances.
ANNIE COX - JOSIAH SIMPSON
Sun & Shade
Drainage
Roof Drainage
Pleasant St.
Pleasant St. Drainage Direction
Full Sun
Erosion
Shade
Asphalt 0’ 15’ 35’
70’
Drip Line Main Entrance Handicapped Entrance
Asphalt 0’ 15’ 35’
70’
N 5 19
Linden Trees
Pleasant St.
Pleasant St. Lawn
View in
Community Garden 0’ 15’ 35’
70’
Tree Mass
No view in 0’ 15’ 35’
70’
CONWAY SCHOOL OF LANDSCAPE DESIGN SPRING 2010
CITY OF GREENFIELD
PREPARED FOR THE
School St.
Davis St.
Davis St.
School St.
Norway Maple
Not for construction. This drawing is a student project and is not based on a legal survey.
There is a 15,000-square-foot Community Garden. o The Pleasant Street Community Gardens have been on site for ten years. o The community gardens has thirty-six plots. o People within the neighborhood have plots.
Vegetation - Views
Some of the areas behind the former grammar school building are not easily visible from the neighborhood or street. o These areas are possibly unsafe or may feel unsafe to visitors, but may provide a sense of privacy.
Most of the site is lawn. o Turf requires ongoing maintenance. o Turf provides a place for recreation.
141 DAVIS STREET GREENFIELD, MA 01301
There are four linden trees in the south. o The trees provide shade on the site.
The site is highly visible to surrounding properties. o The views in may negatively affect the sense of privacy. o Preserving a public view into the property may be important for security. o The open space area (1 acre) contrasts with the densely developed neighborhood. o The southern parking area is highly visible from Davis, Pleasant, and School Streets.
ANNIE COX - JOSIAH SIMPSON
There is a deciduous tree mass mostly growing on abutting properties to the north. o The tree mass creates a visual screen between properties in the summer.
DAVIS STREET REDEVELOPMENT STUDY
Views
Vegetation
N 6 19
Davis St.
Davis St.
School St.
Setbacks Front
Side
25 Ft.
10 Ft. 30 Ft. 35 Ft.
65 Ft.
Davis Street Property
Rear
Max. Bldg. Minimum Height in Landscaped Ft. Open Space 40%
Vehicle Circulation
Pleasant St.
0’ 15’ 35’
70’
Pleasant St.
Pedestrian Circulation Asphalt
Setbacks
Bicycle Route
Central Commercial
Busy Intersection Building Entrance Handicapped Entrance
0’ 15’ 35’
70’
Urban Residential
CONWAY SCHOOL OF LANDSCAPE DESIGN SPRING 2010
ANNIE COX - JOSIAH SIMPSON
N 7 19
Not for construction. This drawing is a student project and is not based on a legal survey.
Urban Single-fam. 8,000 sq ft Residential Multi-fam. 10,000 sq ft
Minimum Lot Frontage & Width
Zoning & Setbacks
Minimum Lot Area
Circulation -
The intersection of Davis and Pleasant Streets is busy and loud. o The southwestern corner of the site is unpleasant.
District
141 DAVIS STREET GREENFIELD, MA 01301
Davis Street is a city-recommended bikeway. o It is a short, flat ride from downtown and within the neighborhood to the site.
The south side of Pleasant Street is zoned central commercial.
CITY OF GREENFIELD
People walk by the site to view the community gardens. o People use the property as a shortcut to go downtown or through the neighborhood.
DAVIS STREET REDEVELOPMENT STUDY
The parking lot is heavily used during office hours, Monday through Friday. o The parking lot is infrequently used after office hours and on weekends.
The property is zoned urban residential. o Uses permitted: single and two-family dwellings and greenhouses. o Uses permitted with special permit: farm, multi-family dwelling, nursing home, private school, daycare, shared housing, bed & breakfast, cemetery, utility or substation, transmission communication station, funeral home, hospital, parking lot or garage, boarding house, animal kennel or veterinarian office, assisted living center. o The zoning would need to change for the property to accommodate commercial mixed use, retail, or offices. o Setbacks limit potential buildings’ connections to street and reduce the number of buildings that can be built on the site.
PREPARED FOR THE
Vehicles enter, exit, and travel one-way around the building. o There may be conflicts between pedestrians and cars at the building entrances. o The building is surrounded by asphalt, providing convenient vehicle access. o There is a separate handicapped entrance.
Zoning & Setbacks
School St.
Circulation
2/4
Elderly housing
1.5/room
home for 25
38
Museum
1 per 200 sq ft
first & second floor of grammar school (10,000 sq ft)
50
Retail/office/commerical use
1 per 300 sq ft
first & second floor of grammar school (10,000 sq ft)
33
Higher education institute
1 per teacher, 1 per 5 students
school of 4 teachers and 20 students
8
Community center
1 per 40 sq ft
first & second floor of grammar school (10,000 sq ft)
250
Hotel
1 per room, 3 per 200 sq ft meeting rooms, 1 per 4 employees
Hotel with 10 rooms, and 1500 sq ft meeting room, four employees
19
Parking
Davis St.
School St.
Parking
Davis Street Property
Pleasant St. Free Parking
0’ 15’ 35’
70’
0’ 50’ 100’
200’
Not for construction. This drawing is a student project and is not based on a legal survey.
1 house / duplex
Parking
2 spaces per unit
CONWAY SCHOOL OF LANDSCAPE DESIGN SPRING 2010
Dwellings
141 DAVIS STREET GREENFIELD, MA 01301
Total Spaces
CITY OF GREENFIELD
A large, free public parking area is one block away (see map right). o This could accommodate spillover parking for the site.
Example
ANNIE COX - JOSIAH SIMPSON
There are two parking areas accommodating up to forty vehicles (25,000 square feet), more than enough for the building’s current use. o After 5 PM and on weekends, the site’s parking area is almost completely empty. o City requirements for parking spaces are dependent on the site use (see table to the right). o These requirements will help to shape how much space on site is set aside for parking.
Requirements
DAVIS STREET REDEVELOPMENT STUDY
Use
PREPARED FOR THE
Parking
N 8 19
• •
• •
Community Garden • • • •
Remove More available space to develop Greater immediate financial return for the city Increases the property’s privacy by removing a public element Easier to sell the property because it is not encumbered by public use
• • • • • •
Retain It is a place for public stewardship Provides a community venue for collaboration and social interaction Source of recreation Local food source Unique neighborhood element builds community Supports green city initiatives
Open Space
Existing elements include the former grammar school building (center), a thirty-six-plot community garden (foreground), and a 15,000-square-foot lawn (left). Each of these elements are unique and have social, environmental, and economic value.
Remove • More available space to develop • Greater immediate financial return for the city • Open space may attract vandalism and derelict behavior
•
• • •
Retain Provides one of the few open green places the public has access to near downtown Encourages pedestrian traffic to and from property Adds to street and neighborhood security Increases neighborhood property values
CONWAY SCHOOL OF LANDSCAPE DESIGN SPRING 2010
ANNIE COX - JOSIAH SIMPSON
N 9 19
Not for construction. This drawing is a student project and is not based on a legal survey.
•
• • •
Retain Culturally and historically valuable Neighborhood icon More sustainable to fix up, insulate, and reuse Unique space for creative new uses Irreplaceable once removed
141 DAVIS STREET GREENFIELD, MA 01301
•
Remove Cheaper “bottom line” to demolish than to fix up Opportunity to build more energy efficient building More new buildings can be built on site Possibly easier to sell the property without the building
Site Condition Summary - Existing Elements
Future redevelopment of the site will need to take account of these site conditions. Any future redevelopment project will also have to address whether to keep or remove three existing elements on site: the former grammar school building, the community garden, and the public open space (see tables right).
Former Grammar School Building
CITY OF GREENFIELD
The property has few trees, making it feel open and exposed to the hot sun and public views. Neighborhood residents walk through the site and tend the community garden.Vehicles enter and exit one way around the building. There is more parking than the current building use needs, and there is additional parking one block south on Davis Street. Drainage from the roof and parking lots flows west to Davis Street.
T
he Davis Street property has three major existing elements: the former grammar school building, the community garden, and a lawn serving as neighborhood open space. These existing elements all have a social, environmental, and economic value; if the site is to be redeveloped, removing, retaining, or changing these elements will have various costs and benefits.
DAVIS STREET REDEVELOPMENT STUDY
T
he Davis Street property is located in a residential neighborhood three blocks from downtown along a bicycle route. The proximity to downtown makes the property potentially very valuable for redevelopment. Current zoning, urban residential, will allow single- and two-family dwellings or a greenhouse.
Existing Elements
PREPARED FOR THE
Site Conditions Summary
Existing
Low Density Development
Medium Density Development
The building is currently used as the public school offices. The lawn and community gardens are open to the neighborhood. The existing site provides more parking than is needed.
The existing building is redeveloped for a single or multi-purpose use with a reduced parking area. Open space has been enhanced, and the community gardens have been increased.
One to two buildings are added to the site, and the existing building is redeveloped. The new buildings and additional parking reduce the open space and community garden.
High Density Development
Three buildings are added to the site. Having four buildings on the site creates the greatest requirement for parking and leaves the least room for open space. The community gardens are greatly reduced or eliminated.
CONWAY SCHOOL OF LANDSCAPE DESIGN SPRING 2010 Not for construction. This drawing is a student project and is not based on a legal survey.
Design Concepts
The spatial relationship of the site has been explored at different development densities. The diagrams below show how the relationships of open space, community gardens, new parking, and buildings might change with different development strategies. The strategies shown in concept below are illustrated in detail in the following pages.
CITY OF GREENFIELD
DAVIS STREET REDEVELOPMENT STUDY
141 DAVIS STREET GREENFIELD, MA 01301
put on the site, there will be required parking spaces based on Greenfield’s zoning bylaws (see parking table, sheet 9). Free parking a block from the property provides an opportunity for on-site parking to be reduced with a variance. Reduced parking would help retain a greater area for open space.
PREPARED FOR THE
A
list of future site uses allowed under current zoning that could be supported economically and/or socially within the neighborhood was developed through speaking with landscape planner Peter Flinker, developer Jordi Herold, and John Waite of the Franklin County Community Development Corporation. These uses include a daycare center, a private school, a community center, business incubator space, assisted living, and a hotel. Uses that would entail a zoning change include office and mixed-use development that incorporates commercial activity. Currently, housing may not be a viable option for the property because there are more houses for sale than there is demand in Greenfield, though this situation may change in the future. Depending on the use of the building, and whether additional buildings are to be
ANNIE COX - JOSIAH SIMPSON
Design Concepts
N 10 19
B
Stormwater Management
Stormwater is directed to a vegetated infiltration basin.
C
Forest Garden
A low maintenance food garden that mimics the patterns of the forest using perennial vegetables, shrubs, and trees. The forest garden provides shade and edible fruits for the community and property occupants.
D
Parking Lot Trees
Trees provide shade over the parking lot to decrease the parking heat-island effect. The trees also screen the building from views of traffic.
E
Plaza
A
F
G
E
Community Garden
A’
H
F
Open Space G
Benches
Permanent benches are located along paths and in the open grassy areas to invite the public to linger.
Open Space
A low-mow species replaces the turf lawn to decrease maintenance cost and increase stormwater infiltration. The open space remains public for the community.
H
0’
15’
35’
70’
Pleasant St.
A
CONWAY SCHOOL OF LANDSCAPE DESIGN SPRING 2010
N
Community Gardens
The community gardens are expanded to make room for aspiring urban gardeners.
Not for construction. This drawing is a student project and is not based on a legal survey.
Plaza
B
Community gardeners, neighbors, and tenants of the building can gather together in the central location of the site near the building and enjoy the moveable seating.
141 DAVIS STREET GREENFIELD, MA 01301
Vegetated Infiltration Basin
DAVIS STREET REDEVELOPMENT STUDY
C
Low Density Alternative
Parking
D
CITY OF GREENFIELD
A
The northern parking has been upgraded for doubleloaded parking and fits 22 vehicles. Keeping the parking in the north means that land for open space and community gardens is preserved.
A
PREPARED FOR THE
Developing at low density may revitalize the neighborhood, and the site could become a model for sustainable landscape design. If the community gardens were kept they could continue supporting the neighborhood, but the city would not collect as much property tax revenue as it would if subdivided and developed. The new owner of the site would need to be committed to a private-public partnership that allows the community to use the open space and gardens.
Parking
School St.
This low density development alternative for the Davis Street property assumes that the existing school building is redeveloped and upgraded, and no new buildings are added to the site. The redeveloped building has a new use, perhaps as
a private school, a recreation hub for the county, or an assisted living center. Different uses require different outdoor spaces. For instance, a daycare center might require a fence, or a private school may need an outdoor classroom.
Davis St.
T
he existing building has been renovated with rooftop photovoltaics and solar water heaters. The landscape accommodates greater public circulation and expands the community gardens for greater city use. Eliminating the existing parking from the front of the grammar school building allows for a gathering area with a plaza and a stormwater infiltration basin at the building entrance. The remaining parking lot in the back provides for twenty-two vehicles, enough for a school or hotel.
ANNIE COX - JOSIAH SIMPSON
Low Density Alternative
A’
Section A-A' Not to Scale: The view west from Davis St. to School St. shows people sitting behind the infiltration basin and people working in the garden
11 19
Alternative A The school building is repurposed as a multi-use or residential structure. Two new structures for multi-use or residential purposes are street oriented towards the south with two new parking areas for an additional twenty vehicles. The community gardens are reduced to twenty 200-square-foot plots and open space is reduced considerably; however, there is opportunity for the creation of a central plaza that connects all three buildings on the site.
t.
lS hoo
Sc
ol Scho
St.
Alternative B
Alternative C
A new 5,000-square-foot building is oriented towards Davis and Pleasant Streets. If the city’s minimum parking requirement is reduced, it would allow for greater open space (compared to Alternative A) and the existing garden size could be retained.
The school building doubles its footprint with an addition and the site provides parking for fifty. (Depending on its use, more would likely be required.) The community gardens remain and the open space is reduced. An addition to the existing building would provide the opportunity to use the space for multiple purposes. Depending on the building, the community gardens and open space could be integrated with occupant activities (e.g., assisted living residents could have garden plots).
CONWAY SCHOOL OF LANDSCAPE DESIGN SPRING 2010 Not for construction. This drawing is a student project and is not based on a legal survey.
Former Grammar School
141 DAVIS STREET GREENFIELD, MA 01301
Community Garden
Medium Density
Sch
Parking
CITY OF GREENFIELD
St. l o o
Open Space
DAVIS STREET REDEVELOPMENT STUDY
permitted with special permit include farm, multi-family dwelling, nursing home, private school, daycare, shared housing, bed & breakfast, cemetery, utility or substation, transmission communication station, funeral home, hospital, parking lot or garage, boarding house, animal kennel or veterinarian office, assisted living center, or a combination of several of these uses.
PREPARED FOR THE
T
he medium density development alternatives below include either one or two new buildings, and explore changing the sizes of public open space and the community garden. The primary role of the landscape is to support the uses of the buildings, and to generate connectivity between buildings (e.g., an outdoor gathering space that is shared between buildings). Under current zoning, single and two-family dwellings and greenhouses are allowed. Uses
ANNIE COX - JOSIAH SIMPSON
Medium Density
N 12 19
C Garden The community garden is reduced to 3,000 square feet. D Trees A massing of trees and shrubs visually screens the open space from the southwestern parking lot.
B Plaza
E Stormwater Vegetated detention basins intercept and infiltrate stormwater, reducing the site’s impact on the city’s stormwater system and the watershed.
G
New Building
H
Garden Shed
Plaza
Kiosk
F Benches
New Building
F Central Plaza The 60-square-foot central plaza attracts visitors and tenants to enjoy the moveable seating.
C
Vegetation
I Parking
G Seating Permanent seating is located on two plazas along Davis Street for the use of the southwestern buildings tenants. H Arbor An arbor is located on the south side of the existing school building for shade and as a visual guide between plazas. I Planters Climbing gardens, creating a beautiful vegetated wall that filters the air and shades the building, grow from planter on the new building.
D
Open Space
Plaza G E
0’
15’
35’
Vegetation
70’
B
Not for construction. This drawing is a student project and is not based on a legal survey.
Former Grammar School
E
CONWAY SCHOOL OF LANDSCAPE DESIGN SPRING 2010 141 DAVIS STREET GREENFIELD, MA 01301
DAVIS STREET REDEVELOPMENT STUDY
A
E
CITY OF GREENFIELD
B Energy Photovoltaics and solar hot water systems on the roof of the redeveloped school, new buildings, and parking areas reduce on-site energy load and feed energy into the grid during periods of surplus generation.
Parking
PREPARED FOR THE
A Parking The northern parking lot is shared between the old grammar school building and the new northeastern building. It has a two-way entrance and provides 3 handicapped, 3 compact, and 24 regular spaces. The building in the southeastern corner provides 12 spaces.
B’
Medium Density Alternative
T
his medium density alternative envisions a mix of uses within the property. A centrally located plaza unifies the three buildings on site and welcomes the public to walk through, sit outside, and shop. Planter boxes are added to the existing building and the two new buildings (each 2,400 square feet). There are a total of 41 parking places on site. The new main entrance is also handicapped accessible. Depending on the use of the buildings, there will have to be variances made to the current zoning to decrease the required parking. The community garden has been reduced but remains as an asset to the neighborhood. The garden is bordered by an open space for passive recreation. The planters on the new buildings nourish climbing gardens that create a beautiful vegetated wall that filters the air and shades the building.
ANNIE COX - JOSIAH SIMPSON
Medium Density Alternative
N 13
B
Section B-B' Not to Scale: The view west from Davis St. to School St. shows people circulating toward and sitting in the plaza.
B’
19
l oo
Sch
Alternative A Two ten-vehicle lots are provided for each new building along School Street (6,000 square feet total). With a zoning change, the buildings could be mixed use. Current parking requirements demand that the mixed-use school building have parking for fifty, shown above at the intersection of Pleasant and Davis Streets.
.
l St
St.
o cho
S
Alternative B An addition expands the school building to double its current size for an assisted living center, with parking for fifty vehicles. The building at the intersection of Pleasant and School Streets is mixed-use with parking for twenty spaces. The mixed-use building could complement the needs of the assisted living center by providing a place for the elderly to dine, shop, or receive health care.
ol
o Sch
St.
Alternative C To maximize the development potential of the site, three (3,000 square feet each) multi-use buildings are added. If zoning were amended to allow the buildings to share twenty parking spaces for the entire site, it would allow for greater open space and an opportunity for a central shared space. The tenants from the four buildings could share the central outdoor space.
Not for construction. This drawing is a student project and is not based on a legal survey.
High Density
Former Grammar School
141 DAVIS STREET GREENFIELD, MA 01301
Community Garden
CITY OF GREENFIELD
Parking
CONWAY SCHOOL OF LANDSCAPE DESIGN SPRING 2010
ANNIE COX - JOSIAH SIMPSON Open Space
DAVIS STREET REDEVELOPMENT STUDY
hese three schematics explore some of the possibilities for developing the site at the highest density zoning will allow. If the site were used for office or commercial space (with a change in zoning). The city says it needs ADA-accessible office space and an assisted living center, so buildings to accommodate these needs were explored. Parking lot sizes of fifty and twenty were used. The amount of parking required hinges on the particular use of a building (see parking requirements table sheet 8).
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T
High Density
N 14 19
DAVIS STREET REDEVELOPMENT STUDY
Infiltration Basin
PREPARED FOR THE
Former Grammar School F Benches Plaza Infiltration Basin Kiosk
A
Expanded Parking Existing parking is regraded and expanded east for twenty-two vehicles and handicapped parking for two vehicles.
Vegetation
G Infiltration Basin
B New Parking Two new curb cuts allow two-way, single-loaded parking lots that each hold nine vehicles and one handicapped parking space. Parking lot stormwater drains into infiltration basins to treat the water.
C Infiltration Basin
B
B
Parking
Parking
C Garden A small community garden for twelve plots is located near the east entrance and connected with the outdoor gathering area in the center of the property.
New Building
New Building
F
D Plaza Each building has a small plaza (20’x20’) with permanent outdoor seating for tenant use.
F
D
D
Plaza
15’
0’
35’
Plaza
E
Infiltration Basin
E
Vegetation
70’
CITY OF GREENFIELD
Arbor
Vegetation
C
F New Buildings New buildings have a second-story balcony that overlooks the plazas. The buildings have planters for climbing vegetation.
Not for construction. This drawing is a student project and is not based on a legal survey.
G
A
Parking allotments with a zoning variance have been minimized to allow for four multi-use buildings to fit on the site. There are 44 total parking spaces on site. The sunniest parking areas have solar parking bays (see sheet 17). Trees shade some of the parking lots, plaza, and front of the old grammar school building and buffer unpleasant views of traffic. Stormwater is directed toward infiltration basins to manage stormwater on site.
E Vegetation Buildings, plazas and walkways are framed by plantings that provide beauty and shade.
141 DAVIS STREET GREENFIELD, MA 01301
Parking
CONWAY SCHOOL OF LANDSCAPE DESIGN SPRING 2010
C’
High Density Alternative
T
he two street-oriented buildings (each 3,000 square feet) to the south are designed with balcony space to look out onto their common area. A pathway, lined by vegetation that screens the parking lots, leads under an arbor to a shared plaza between the redeveloped building and a new building (2,000 square feet). The old building has been retrofitted with photovoltaics and solar hot water. The pathway leads people by the businesses—coffee shop, museum, and offices.
ANNIE COX - JOSIAH SIMPSON
High Density Alternative
N
G Pedestrian Circulation Paths invite pedestrians to enter the site, and enjoy the seating.
15 C
Section C-C'. Not to Scale: The view south from Pleasant St. to the northern property edge shows people enjoying landscape between the buildings.
C’
19
Infiltration basin Infiltration basin
Gathering Space
Gathering Space
Community Garden New Building
Open Space
• Expands the open space and community gardens. • Opens front of building for pedestrian use. • Active use of the community garden keeps eyes on the
open space. • Open space may be improperly used, encourage derelict behavior.
New Building Community Garden
Infiltration basin
Gathering Space
Parking
Community Garden
Parking
Parking Gathering Space
Gathering Space
• Pocket plazas create street-oriented gathering
places that enhance the neighborhood. • Increases impervious surface compared to existing conditions and low density alternative. • Parking prevents connecting buildings’ open spaces and plazas. • Community gardens are reduced because of new eastern building.
• Limited parking may promote walking and cycling. • More buildings increase traffic in neighborhood. • Greater increase in impervious surface compared to
medium and low density development. • High density alternative leaves the least area of public open space.
CONWAY SCHOOL OF LANDSCAPE DESIGN SPRING 2010 Not for construction. This drawing is a student project and is not based on a legal survey.
Parking
Design Comparision
Parking
Parking
141 DAVIS STREET GREENFIELD, MA 01301
High Density
CITY OF GREENFIELD
Medium Density
Low Density
DAVIS STREET REDEVELOPMENT STUDY
public gathering space to acknowledge the existing use of the site for social interaction and need for space within the community. The community garden is present in each design but in different sizes. Open space area varies considerably but all designs have some outdoor seating and plazas for occupant and public gathering. Stormwater is filtered and collected in infiltration basins to be treated on site.
PREPARED FOR THE
Each design keeps parking in the north to maximize solar potential for the building, and keep the parking from dominating the site. The sunny areas of the parking lots are fitted with solar parking bays to generate energy and provide shading. Parking lot sizes have been minimized; depending on the use of each building, a zoning variance will likely be necessary to have less parking than is currently required. Each design incorporates a
ANNIE COX - JOSIAH SIMPSON
Design Comparison
N 16 19
Photo copyright 2005, Pablo Mason Photography
A solar grove at Kyocera International office in San Diego, CA, generates electricity while creating a shady parking space. Food Forests This food forest (left) designed by Barrett Ecolgical Services in Portland, OR, provides edible fruits, perennial vegetables, and bird habitat.
CONWAY SCHOOL OF LANDSCAPE DESIGN SPRING 2010 Not for construction. This drawing is a student project and is not based on a legal survey.
141 DAVIS STREET GREENFIELD, MA 01301
Possible Design Precedents
Solar Parking
Planting Boxes Seated planting boxes in Willimantic, CT, frame walkways, provide a contrast to building materials, allow for a place to sit, and create spaces for vegetation to grow.
CITY OF GREENFIELD
Shade Structures The window shade structures from the Eric Carle Museum, Amherst, MA, provide passive cooling for the building by limiting sunlight penetration.
DAVIS STREET REDEVELOPMENT STUDY
Public Gathering Spaces This plaza in West Palm Springs, Florida, encourages community gathering within an urban environment.
Vegetated Infiltration Basins This rain garden in Hartford, CT, (left) filters and infiltrates stormwater. Grading stormwater over pervious surfaces towards an infiltration basin slows the velocity of stormwater and in the infiltration basin it percolates into the soil. Infiltration basins can also be located in plazas and along walkways (right); from Epler Hall Portland, OR.
PREPARED FOR THE
Climbing Gardens This climbing garden in West Palm Beach, Florida, extends the garden surface by allowing vegetation to grow up structures. Plants can create areas of privacy, make an outdoor space feel intimate, and make the structure they are growing on feel less large.
ANNIE COX - JOSIAH SIMPSON
Possible Design Elements
N Seating Outdoor benches constructed from various materials provide places for people to sit. Benches can also be combined with planter boxes (above left).
Arbor This arbor in West Palm Beach, Florida, creates a shady place to walk through.
17 19
Hard Costs Cost per Square Foot First & second floor Attic & basement Elevator
$110 $50 $100,000
Total Contingency (10%) Total hard costs
1,700,000 170,000 1,870,000
Soft Costs Permitting Design Fees (Architectural & Engineering) 21 E report Real Estate Taxes Insurance Legal Accounting Contingency (Soft Cost) 2% Total soft costs Total Costs
5,000 170,000 10,000 3,000 4,097 4,000 5,000 3,500 37,400 236,997 2,106,997
1
This assumes that the building has 2” of low-density insulation. Windows will be retrofitted with insulated vinyl double low-E high solar gain windows. There are 500 square feet of window area per side of building. The attic is not insulated. The thermostat is non-programmable set at 68 degrees. The heating system is a 60-year-old steam boiler with 52% efficiency that delivers 100,000 BTU/hr. There are window AC units.
Net Annual Cash Flow MIRR NPV Payback Year CO2 Saved (metric ton/yr)
2
Energy savings predicted using weather-normalized load simulations using the Princeton Scorekeeping Method (PRISM) regression modeling technique. Simulated load was calibrated with electrical utility data. Additional data on actual fuel usage may change load simulation and predicted savings. 3
Estimated cost of improvements based on current, regionalized industry estimates for installed costs. Assumptions • Basement, 1st, & 2nd floor can be rented. • Electricity is based on existing costs. • Elevator costs are based on Milford Library elevator costs. • The existing boiler is kept (the price is extracted from EIA over a 20-year period) with efficiency of 52%. • Debt Service is based on a 30-year loan at an APR of 3%, borrowing 90% of the building costs. • MIRR is based on an APR of 3% & reinvestment rate of 5%. • NPV is based on a discount rate of 3%. • All rehabilitation construction costs qualify for Historic Tax Credits.
1,140,000
500 15,522 1,200 1,000 19,261 3,000 500 3,000 57,000 750 4,000 114,000 1,200 500 250 114,000 1,500 22,800 77,398 $437,381
500 12,465 1,200 1,000 5,919 3,000 500 3,000 57,000 750 4,000 114,000 1,200 500 250 114,000 1,501 22,800 77,815 $421,401
$702,619 14.0% $8,512,233 5
$718,599 14.1% $8,734,232 5 46.8
Brownfields Redevelopment Program: Finances the remediation of a contaminated site. Provides subsidized environmental insurance and creditor insurance for brownfield projects. Abandoned Building Tax Deduction: Building that is 75% vacant for two years qualifies. Accounts for 10% of costs associated with renovation of the building. Special Tax Assessment: Phased-in assessment of the total value of the project property. Year 1, no property taxes; year 2, 25%; year 3, 50%; year 4, 75%; year 5, 100% taxes. Credits Against Excise: Costs of solar and wind-powered devices may be deducted from net income in determining the excise tax. Exempt from property taxation for ten years. Low Income Housing Credit: State credit available depending on number of affordable units offered.
Table 3. Utility bill cost comparison
Utility Bills without Inflation Estimated Energy Bill in Current Dollars - No Retrofit Year Electricity Fuel Total bill
0 $1,057 $15,745 $16,802
5 $1,164 $17,334 $18,498
10 $1,282 $19,084 $20,365
15 $1,411 $21,010 $22,421
20 $1,553 $23,130 $24,684
Year Electricity Fuel Total bill
Estimated Energy Bill in Current Dollars - Retrofit 0 5 10 15 $849 $935 $1,029 $1,133 $4,839 $5,327 $5,865 $6,457 $5,688 $6,262 $6,894 $7,590
20 $1,247 $7,108 $8,356
Year Electricity Fuel Total bill
Estimated Savings in Current Dollars - Retrofit 0 5 10 15 $208 $229 $252 $278 $10,906 $12,007 $13,219 $14,553 $11,115 $12,236 $13,472 $14,831
20 $306 $16,022 $16,328
CONWAY SCHOOL OF LANDSCAPE DESIGN SPRING 2010 Not for construction. This drawing is a student project and is not based on a legal survey.
Annual Expenses Advertising Electricity Elevator Sprinkler Maintenance Heat (Oil) Insurance Landscaping Legal / Accounting Management Fees (5%) Office Expenses Real Estate Taxes Repairs & Maintenance (10%) Rubbish Removal Snow Removal Communication Vacancy (10%) Water & Sewer Reserve (2%) Debt Service Total Expenses
1,140,000
Historic Rehabilitation Tax Credit Program: State tax credit of up to 20% of rehabilitation expenditures for projects certified by the Massachusetts Historical Commission.
ANNIE COX - JOSIAH SIMPSON
Annual Revenue Rental Income (@ $7/sq. ft. first & second floor; $5/sq. ft. basement)
Rehab Optimized Rehab $2,106,997 $2,118,356 $1,685,598 $1,694,685
Rehabilitation Costs & Savings
Cost to redesign interior and comply with ADA and Mass Code
Total Construction Cost Construction Cost Less 20% Tax Credit
Potential Tax Credits & Development Subsidies
141 DAVIS STREET GREENFIELD, MA 01301
Property Description: Davis Street School Required work: Rehab Total Square Footage: 20,000
Table 2. Grammar School Rehabilitation
CITY OF GREENFIELD
Table 1. Grammar School Estimated Construction Costs
Modified Internal Rate of Return was modeled on annual cash flow, the APR of 3%, and a reinvestment rate of 5%, to equal 14%. This assumes that the building rehabilitation will replace the windows, but the rest of the building does not receive building upgrades.1 Based on a model of energy savings2 if the building were to be rehabilitated, the most cost effective energy saving solutions would be to switch the existing steam boiler with a new efficient one, change all lights to compact fluorescent, use a programmable thermostat, insulate the attic with blown cellulose insulation, add an extra inch of blown cellulose into the walls, and perform an air seal. This package of energy retrofits3 would increase the construction costs by $11,300, but would nearly pay for itself within the first year with energy savings (Table 3). The acquisition price will increase the total cost of the site. The city has stated it would like to receive at minimum the cost of moving the current school administrative offices for the price of the site. The price of landscaping would further increase costs; a blanket estimate for the two acres at $5 per square foot would be roughly $500,000.
DAVIS STREET REDEVELOPMENT STUDY
Construction costs were estimated based on the hard and soft costs of redeveloping the Bank Row buildings in downtown, Greenfield (Table 1). The existing grammar school building is estimated at approximately $2,000,000 to renovate (Table 1). If the building were to receive a historic tax credit, 20% of the construction costs could be paid for with tax credit trades. If a 30-year loan for 90% of the construction cost (assuming a 10% down-payment was made) was taken out with an annual percentage rate of 3%, the annual loan payment would be approximately $77,000. If the building were rented for $5-7/square-foot (current going rate), after building expenses and loan payments, the building would annually net $702,000 (Table 2). Taking into account the annual payback of the capitalized loan, the building’s payback on its loans would be in its fifth year. A
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Rehabilitation Costs & Savings
N 18 19
Materials Discuss how materials used in the redevelopment will support the community’s economy and natural resources. • Will salvaged materials be reused? • Will structures minimize use of new material? • Will materials be regionally sourced? • Will porous materials be used for paving? Soils Discuss how soil health will be affected by redevelopment. • How will redevelopment address potential contaminants from past uses? • Will disturbed soils from construction be restored? • Will rocks and soil be reused from construction?
Hydrology Discuss how run-off from impervious surfaces and stormwater will be managed. • How much less stormwater will enter the city’s stormwater system after redevelopment? • How will use of potable water for irrigation be reduced? • How will water conservation measures be adapted?
Vegetation Discuss how new vegetation will respond to existing site conditions. • What will happen to the existing vegetation? • What new vegetation will be introduced? • How will proposed vegetation affect bird and other animal habitat? • How will vegetation promote biodiversity? • How much landscape maintenance and irrigation will be required?
CONWAY SCHOOL OF LANDSCAPE DESIGN SPRING 2010 Not for construction. This drawing is a student project and is not based on a legal survey.
RFP Recommendations
Green Building Design Discuss how development of the site will help Greenfield meet its commitment to the Green Communities Act. • Will the existing building be rehabilitated? • How will the building be rehabilitated? • Will the buildings be developed to optimize energy efficiency? • Will the building integrate renewable energy generation sources? • Will structures use salvaged materials and plants, and be designed for deconstruction and disassembly? • Will building(s) reduce water use? • Will any new buildings be solar oriented? • How will waste water be treated?
Transportation Discuss how proposed uses will affect local traffic patterns and local safety. • How many parking spaces are needed for the redevelopment use? • Will a variance for parking codes be needed? • How will the parking lot contribute to reducing heat island effect? • How many square feet of impervious surfaces will be on the site after redevelopment? • How will parking lots be visually buffered from within the site, the street, and the neighborhood? • How will the redevelopment affect or influence the use of public and alternative transit? • How will the redevelopment contribute to a walkable community?
141 DAVIS STREET GREENFIELD, MA 01301
Community Discuss how the proposed development will contribute to the neighborhood and larger city community. • How will the development impact city services (utilities, traffic lights, etc.)? • How will the development impact the school population? • Will the new use need a special permit or a zoning change? • How will new buildings, if proposed, be integrated with the surrounding neighborhood? • What effects will new structures have on adjacent streets? • Will there be space allocated for a community garden or local food production? • How much public open space will remain after redevelopment? • What public uses, outdoor and indoor, will be allowed on site? • How will the proposed development will contribute annually to city revenues? • How will the site be lit and how will lighting affect the neighborhood?
CITY OF GREENFIELD
The city of Greenfield would like to issue a request for proposal for the redevelopment of the site. It is recommended To learn more about LEED for Neighborhood Standards and that the following questions for potential developers be SSI go to www.usgbc.org\leed\nd and www.sustainblesites.org.
ANNIE COX - JOSIAH SIMPSON
included in the RFP. They are based in part on site and context analyses and on the Greening Greenfield Initiative, LEED for Neighborhoods standards of the U.S. Green Building Council (USGBC), and guidelines of the national Sustainable Sites Initiative (SSI). The responses of potential developers to these questions will help assess the possible outcomes of proposed new uses for this important city asset.
DAVIS STREET REDEVELOPMENT STUDY
T
his project has set out to (1) explore a wide range of possible uses for the property and assess their potential implications for the city; (2) generate recommendations for a redevelopment RFP; (3) emphasize sustainable design opportunities; and (4) provide information and analyses to help redevelop the site as a community asset.
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RFP Recommendations
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