Orchard St. Corridor Final Presentation

Page 1

ORCHARD STREET CORRIDOR OVERVIEW PRECEDENTS VISION STATEMENT

PROGRAM FRAMEWORK

The Bench area of Boise, ID is to become an gateway, both physically and from a life sense. It welcomes all on their way to Boise’s city center by providing not only physical landmarks and destinations but also by providing a place for individuals, families & businesses to build a foundation. The plan puts priority on celebrating universal communities that bring together newly arriving individuals of diverse backgrounds and those whose roots are firmly planted in Idaho soil. Over the long term, the goal is to create 24hour neighborhoods, where street activity allows one to feel safe at all times, across the entire spectrum of age, ability, and experience. Specific goals for the area include improving multi-modal connectivity, reinvigorating retail, commercial, and mixed use areas to draw people in, creating 3rd spaces to reinforce the social fabric of the community, and reinforcing education as an important part of life in the bench by creating opportunities for intellectual stimulation in everyday life.”

• FACADE FACELIFT

• 3RD SPACE CREATION

• ADAPTIVE REUSE

• RESIDENTIAL OPTIONS

Create a more welcoming street front that enables strolling throughout the corridor Find an new use for old neglected buildings to revitalize the area

• ROAD DIET

Improve traffic flow by creating center turn lanes and eliminating the second lane to make room for Pedestrians & Cyclists

Facilitate a strong community fabric by creating spaces for chance meeting and community interaction Fill a gap in the residential market by creating medium density housing options within the neighborhood

ADAPTIVE RE-USE Adapting older usable space for a new pertinent service will add vitality and a creative vibe to the neighborhood

• LEAN ZONE

Relaxing restrictive regulations to accommodate atypical redevelopment can spur a surge of grassroot investment

EDUCATION CENTER/MUSEUM/LIBRARY A community learning center based around local interests and needs. Can include community gardens and other educational exhibits

EDUCATIONAL SIGNAGE Placed throughout the community on a variety of topics, from native plants & animals to local history

ROAD DIET By including a center turn lane and separated bike paths we should alleviate congestion and improve flow, despite eliminating a lane each way

STREETSCAPE IMPROVEMENTS Plantings, lighting, seating & street trees will add to pedestrian comfort and improve the aesthetics of the corridors

GENUS LOCI By developing a local style and native plant palette you can establish a strong sense of place that is unique to your community & region

NIGHT MARKETS By programming public space with nighttime events you strengthen the social fabric and increase safety for everyone

FOOD TRUCKS Nothing brings life to a street faster than food, this also creates an opportunity for chance meetings and impromptu neighborhood bonding

INTERNATIONAL FESTIVAL By celebrating the international flavor of the area, you can draw in people from all over the region and turn your multi-cultural vibe into a huge asset

HUMAN SCALE In keeping everything on a walkable, human scale you are encouraging people to get our of their cars and walk, spending more time & money in the area

PUBLIC ART & STREET FURNITURE Function & Art come together to create a playful, functional space that act as landmarks within the community

SEPARATED BIKE LANES Including physically separated bike lanes where appropriate encourages bikers of all ages and skill levels to take advantage of this amenity

SMALL URBAN SPACES By using the negative spaces between buildings to create small plazas and seating areas, you can encourage vibrant street life

COMMUNITY GARDENS Urban agriculture can allow community gardens to be integrated into streetscape plantings

ACCESSIBLE WATER FEATURES Allowing people to interact with water creates an instant gathering place, especially with Boise’s hot & arid climate.

• NODE CREATION

Using the power of 10, create hubs of • PHASED/INCREMENTAL activity and density featuring higher GROWTH density housing in mixed use centers at By planning in phases we can major intersections encourage organic, sustainable growth that will prevent the area from being • GREENBELT GATEWAY & plagued by lopsided development that would ultimately lead to another era of RECREATION CORRIDOR neglect and abandonment Improve Bikeability from downtown & BSU to recreational trails south of Boise via Orchard St separated bike lanes

• GREEN INFRASTRUCTURE

Restore hydrology by creating permeable pavements and bioswales that clean and recharge groundwater

“A PLACE TO START”

PARTI DIAGRAMS CONCEPT DIAGRAM

TO GARDEN CITY

ZONE OF INFLUENCE RESIDENTIAL GREENBELT GATEWAY

INDUSTRIAL LIGHT INDUSTRIAL

FARMER’S MARKET

INSTITUTIONAL

MIXED USE

TO DOWNTOWN BOISE

ETHNIC FOOD

NEIGHBORHOOD NODE

EMERALD ST.

The northern bench is dominated by a psychological void created by industrial areas, Orchard and Franklin circle the edge of this void. An opportunity is present to create an environment which surrounds light industrial with an embrace of retail and residential uses. As a gateway to the city of Boise circulation of multiple modes is of great importance. Connection to Downtown, Garden City, Boise State, and the Airport should be strengthened.

LIBERTY PARK

IMPROVE PEDESTRIAN SPACE

NEW GREEN SPACE

NEIGHBORHOOD NODES

LARGE

CO-WORKING SPACE Shared office space for the rising generation of telecommuters who find working at home to distracting

MORRIS HILL CEMETERY

NODE W/ HOTEL

TRANSITIONAL DENSITY HOUSING

GREENBELT CONNECTION GREENBELT EXTENSION LEAN ZONE & ADAPTIVE REUSE CONCENTRATION

Focus primary nodes of activity around the intersections of Orchard and Emerald and Orchard and Franklin. Establish secondary nodes around the Boise international market, as a gateway to the greenbelt, and around the hospital. Create tertiary neighborhood nodes in the neighborhoods to the east and the west of the corridor to interweave activity throughout the Central Bench. Activate the edge of green spaces, particularly the greenbelt. Create strong pedestrian and bike linkages across major barrier including the interstate highways.

KATHRYN ALBERTSON PARK

RETAIL & SERVICES

CITY SCALE

PROJECT SCALE

LIVE/WORK LOFTS Unique spaces where you can live above your work space. Great for attracting young ambitious talent who want to save money while starting up their business

OFFICE SPACE

TRANSITIONAL DENSITY HOUSING

T

TO COMMUNTER COMMUNITIES

LEGEND

ROAD DIET

MAKER SPACE/ LIGHT INDUSTRIAL INCUBATOR

FRANKLIN ST.

MEDIUM

NODE

INT’L MARKET

PARK OR GREEN SPACE

MAKER SPACE Space for craftsmen to have a workshop full of tools and material. This will encourage a population of creative entrepreneurs

MORRIS HILL PARK

MEDIUM

NODE

IMPROVE NEW PEDESTRIAN FRANKLIN SPACE PARK

CANAL OR RIVER

ORCHARD ST.

At a regional level, our themes are channeling, funneling, and gateway, as shown in this parti diagram. In a semi-abstract way, this diagram shows how the Central Bench area, and specifically the Orchard Street Corridor becomes both a funnel, channeling peoples and energies from the outlying commuter cities of Nampa, Caldwell, and Meridian, and a gateway into the downtown Boise area. Thus, Orchard street becomes an important landmark and gateway on one’s way into the city as well as a destination in and of itself. Through the development of our concepts and designs, this characteristic of the Central Bench area will be enhanced and strengthened.

CURTIS ST.

REGIONAL SCALE

TO BOISE STATE

NODE W/ CLINIC

PEDESTRIAN OR BIKE CONNECTION

TO AIRPORT

GREENBELT LINKAGE

EXISTING GREENBELT

ORCHARD STREET

BOISE JAMES HANSEN

JOHN LOCKE

JOHAN VAN ZEBEN

HAILEY WALL

UTAH STATE UNIVERSITY

- FALL 2015 -

PROF CAROLINE LAVOIE

TANYA RICE

a vision for the future URBAN THEORY, SYSTEMS & DESIGN


ORCHARD STREET CORRIDOR ILLUSTRATIVE

GREENBELT GATEWAY

IRVING ST.

FARMERS MARKET MULTI-CULTURAL MUSEUM BENCH PARK

ETHNIC FOOD HUB HOTEL EMERALD ST.

ROOSEVELT ST.

GARDEN ST.

ORCHARD ST.

CURTIS ST.

PHILLIPI ST.

THEATER

ELEMENTARY SCHOOL/ COMMUNITY CENTER MORRIS HILL PARK

TRANSIT CENTER

LIBRARY & ECOLOGY CENTER

INCUBATOR SPACE FRANKLIN ST .

BOISE INT’L MARKET FOOD TRUCK CAFE

HEALTH CLINIC

0

200

400

600

ORCHARD STREET

BOISE JAMES HANSEN

JOHN LOCKE

JOHAN VAN ZEBEN

HAILEY WALL

UTAH STATE UNIVERSITY

- FALL 2015 -

PROF CAROLINE LAVOIE

TANYA RICE

a vision for the future URBAN THEORY, SYSTEMS & DESIGN


PHASING

LAND USE TYPES Residential development along the corridor would include a wide variety of housing options for people in all phases of life. RESIDENTIAL

Most of the retail space would occur on the ground level of small-scaled mixed use buildings to establishment a walkable, fine-grained pattern of development. MIXED USE

While most of the development along the corridor would be mixed use, single use buildings focusing on office space and retail would placed in strategic locations. COMMERCIAL/OFFICE

A regional scale hotel will be placed at the intersection of Orchard and Emerald to serve hospital visitors and business travelers. HOSPITALITY

Various institutional buildings including a small multicultural museum, a multi-modal transit center, a community theater, and an ecological center will anchor development. INSTITUTIONAL

PHASE I 5-20 YEARS

PHASE II 20-50 YEARS

Special attention should be paid to incorporate existing businesses and organizations in future development to insure their continued contribution to the community.

PHASE III 50+ YEARS

EXISTING

TRANSITIONAL HOUSING TYPES ACCESSORY DWELLING Typically located at the rear of a lot, these structures provide space for a small residential unit, home office, or other small scale use. These unit can be located above a garage or at ground level.

DUPLEX: SIDE-BY-SIDE With both entries oriented toward the street, these small- to medium-sized structures consist of two dwelling units, one next to the other.

DUPLEX: STACKED A small- to medium-sized structure that consists of two stacked dwelling units, one on top of the other.

FOURPLEX A medium structure that consists of four units: typically two on the ground floor and two above with a shared entry.

COURTYARD APARTMENTS Medium-to large-sized structures consisting of multiple dwelling units accessed from a small courtyard in the front or sharing a common courtyard in the middle or rear of the structure.

TOWNHOUSES Arranged in a side by side fashion, these small- to medium-sized structures consist of two to eight single-family homes which are either attached to one another or have narrow side yard spacing.

LIVE/WORK A small-scaled attached or detached structure which consists of a dwelling unit above or behind a flexible ground floor space for service or retail uses. Both the primary ground-floor flex space and the second unit are owned by one entity.

SMALL MULTIPLEX A medium structure that consists of five to 10 dwelling units, typically with one shared entry, individual entries along the front, or some combination of the two.

ORCHARD STREET

BOISE JAMES HANSEN

JOHN LOCKE

JOHAN VAN ZEBEN

HAILEY WALL

UTAH STATE UNIVERSITY

- FALL 2015 -

PROF CAROLINE LAVOIE

TANYA RICE

a vision for the future URBAN THEORY, SYSTEMS & DESIGN


ORCHARD & EMERALD NODE

GREENBELT GATEWAY

USE DIAGRAM

PARKING DIAGRAM

OPEN SPACE DIAGRAM

BUILDING DIAGRAM

ROAD DIAGRAM

STREET TREE DIAGRAM

AT FULL BUILD OUT:

FARMERS MARKET

RETAIL 435,551 FT2

RETAIL 240,135 FT2

HOTEL

RESIDENTIAL 264 UNITS

RESIDENTIAL 706 UNITS

INSTITUTIONAL 119,774 FT2

INSTITUTIONAL 40,778 FT2

OFFICE 190,383 FT2

OFFICE 302,490 FT2

THEATER

HOSPITALITY 500 ROOMS

MUSEUM RETAIL 56,300 FT2 RESIDENTIAL 63 UNITS INSTITUTIONAL 29,396 FT2 OFFICE 34,204 FT2

RETAIL 68,545 FT2

ETHNIC FOOD HUB

RESIDENTIAL 28 UNITS INSTITUTIONAL 74,438 FT2 OFFICE 34,272 FT2

BENCH PARK

HOTEL

THEATER

SIDEWALK 12’

PROGRAM ELEMENTS: • • • • • • • • • • •

Hotel Multi-Use Public Gathering Space Greenbelt Gateway Community Theater Multicultural Museum Public Art Restaurants & Ethnic Food Retail Space Mid-Rise Apartments Transitional Housing Types Mixed-Use

PARKING 8’

BUFFERED BIKE LANE 6’

TRAVEL LANE 11’

MEDIAN TURNING LANE 10’

TRAVEL LANE 11’

BUFFERED BIKE LANE 6’

PARKING 8’

SIDEWALK 12’

The intersection of Orchard and Emerald is a critical access point between regional transportation options, surrounding neighborhoods, Saint Alphonsus Hospital, and downtown Boise. The overlapping uses and circulation patterns of this area combine to form an ideal location for the creation of a medium density node. To further facilitate connection of regional healthcare services, downtown Boise, and nearby neighborhoods, this node would include cultural and entertainment amenities such as a museum, community theatre, hotel, and various restaurants and shops. The vacated rail line to the west would be redesigned as a linear park space capped with a multi-use plaza for farmers markets and other public gatherings. The area around this linear park would be developed as midrise apartments provide a safe, active edge around the new park space and to provide apartment dwellers with quality, accessible open space. Density would be increased around this node to allow for two to three story mixed-use buildings along the major streets as well as four story buildings where appropriate. Transitional housing types such as townhouses, small multiplex apartments, and courtyard apartments would provide a gradient of scale from the denser node into the surrounding neighborhoods and allow for a wide range of housing options.

ORCHARD STREET

BOISE JAMES HANSEN

JOHN LOCKE

JOHAN VAN ZEBEN

HAILEY WALL

UTAH STATE UNIVERSITY

- FALL 2015 -

PROF CAROLINE LAVOIE

TANYA RICE

a vision for the future URBAN THEORY, SYSTEMS & DESIGN


ORCHARD & FRANKLIN NODE USE DIAGRAM

PARKING DIAGRAM

OPEN SPACE DIAGRAM

BUILDING DIAGRAM

ROAD DIAGRAM

STREET TREE DIAGRAM

AT FULL BUILD OUT:

RETAIL 240,135 FT2

RETAIL 435,551 FT2

RESIDENTIAL 264 UNITS

RESIDENTIAL 706 UNITS

INSTITUTIONAL 119,774 FT2

INSTITUTIONAL 40,778 FT2

OFFICE 190,383 FT2

OFFICE 302,490 FT2 HOSPITALITY 500 ROOMS

MULTI-MODAL TRANSIT HUB

RETAIL 56,300 FT2 RESIDENTIAL 63 UNITS INSTITUTIONAL 29,396 FT2

LIBRARY & ECOLOGY CENTER

GREENBELT CONNECTION

OFFICE 34,204 FT2

RETAIL 68,545 FT2 RESIDENTIAL 28 UNITS

FRED MEYER

INSTITUTIONAL 74,438 FT2 OFFICE 34,272 FT2

MAVERIK HEALTH CLINIC

FRANKLIN PARK

PROGRAM ELEMENTS: • • • • • • • •

Multi-modal Transit Hub Recreation-Based Amenities (i.e. Indoor/Outdoor Climbing Gym) Recreation-Themed Retail Dining Mixed-Use Commercial/Residential Health Care Clinic & Relocated Red Cross Blood Center Library/Ecological Center Transitional Housing Types

As a gateway and the sole link between the Boise River Greenbelt and recreational opportunities in the desert to the south, the area surrounding the Orchard-Franklin intersection would have a strong emphasis on outdoor recreation, especially in the retail sector. This area, adjacent to the existing rail, has potential to be an important transportation stop that could eventually service a commuter rail line. Building on the improvements proposed for the health care system in the Bench, a proposed small scale clinic, along with a relocated Red Cross Center, would provide critical healthcare access to residents in the southern portion of the Bench. A library and ecological center would provide informal and low-cost educational opportunities for those living in the area. A small plaza in front of the building will enliven the streetscape. Transitional housing types would provide a range of options for residents and make a smooth transition into the existing residential fabric.

ORCHARD STREET

BOISE JAMES HANSEN

JOHN LOCKE

JOHAN VAN ZEBEN

HAILEY WALL

UTAH STATE UNIVERSITY

- FALL 2015 -

PROF CAROLINE LAVOIE

TANYA RICE

a vision for the future URBAN THEORY, SYSTEMS & DESIGN


OFFICE 302,490 FT2

OFFICE 190,383 FT2

CURTIS & FRANKLIN AND NEIGHBORHOOD NODE

HOSPITALITY 500 ROOMS RETAIL 56,300 FT2 RESIDENTIAL 63 UNITS INSTITUTIONAL 29,396 FT2

CURTIS & FRANKLIN

OFFICE 34,204 FT2 AT FULL BUILD OUT:

PROGRAM ELEMENTS: VOCATIONAL CENTER GREENBELT CONNECTION TOOL LIBRARY

CO-WORKING SPACE

FUTURE HARDWARE STORE

• • • • • • • • • •

Boise International Market Greenbelt Gateway Incubator Space Tool Library Live/Work Lofts Co-work Space Neighborhood Grocer Vocational Education Center Hardware Store Food Truck/Pop-up Retail Area

RETAIL 68,545 FT2 RESIDENTIAL 28 UNITS INSTITUTIONAL 74,438 FT2 OFFICE 34,272 FT2

The Franklin Curtis Node is the focus of our ‘lean zone’. In order to create a thriving node we recommend transitioning uses over time, but re-using the existing buildings and infrastructure. We envisioned this node improving walkability while embracing its industrial heritage through the style of the street improvements. Adding to the street improvements is the connection with the Greenbelt Parkway and community parks. As an incubator node this intersection could host a series of live/work lofts, shared co-working space, a tool library and a vocational center where the local refugee population can come together and share and learn new skills. As the home of the new and improved Boise International Market this node will thrive with a new building to fill in the street front and a Food Truck Cafe to draw in not only local high school students, but foodies from all over the region.

FUTURE GROCERY

BOISE INT’L MARKET LIVE/WORK LOFTS

BUILDING DIAGRAM

USE DIAGRAM

PARKING DIAGRAM

ROAD DIAGRAM

OPEN SPACE DIAGRAM

STREET TREE DIAGRAM

FOOD TRUCK CAFE

RETAIL 240,135 FT2

EMERALD & CURTIS

RETAIL 435,551 FT2

RESIDENTIAL 264 UNITS

RESIDENTIAL 706 UNITS

INSTITUTIONAL 119,774 FT2

INSTITUTIONAL 40,778 FT2

OFFICE 190,383 FT2 AT FULL BUILD OUT:

NEIGHBORHOOD NODE OFFICE 302,490 FT 2

HOSPITALITY 500 ROOMS

PROGRAM ELEMENTS:

RETAIL 56,300 FT2

TRANSITIONAL HOUSING

RESIDENTIAL 63 UNITS INSTITUTIONAL 29,396 FT2 OFFICE 34,204 FT2

RELIGIOUS INSTITUTION

RETAIL 68,545 FT2 RESIDENTIAL 28 UNITS INSTITUTIONAL 74,438 FT2 OFFICE 34,272 FT2

TRANSITIONAL HOUSING

SMALL MULTIPLEXES MIXED USE WALK-UP

TOWNHOMES MIXED USE WALK-UP

ELEMENTARY SCHOOL/ COMMUNITY CENTER

TOWNHOMES & SMALL MULTIPLEXES

PROGRAM ELEMENTS: • Improved connections to hospital from surrounding community • New parking structures with rooftop gardens • Hospital entry park • Retail and services for hospital employees, patients and visitors • Extended stay lodging • Office space • Streetscape improvements

In order to improve the overall connection between the health services area around Saint Alphonsus and the surrounding community, we recommend adding streetscape features, improved pedestrian crossings and new community open space in order to create an friendly entry to the hospital. In order to ease the burden of lengthy treatments, patients and their families will benefit from convenient new extended stay lodgings, just across the street from the Hospital. Lastly, new space for retail and other services will serve the 4,000 hospital employees, as well as patients & their visitors in order to fill the gap in much needed nearby services.

• Connections to the Greenbelt through the cemetery and Morris Hill Park • Neighborhood grocer • Small scale retail and restaurant space • Office space for neighborhood scale services • Elementary school and community center • Religious institution(s) • Redesign of Morris Hill Park • Medium density housing such as fourplexes, duplexes, and apartments above retail

In order to establish a stronger connection from the Greenbelt to the Orchard corridor, to create an active edge along Morris Hill Park and Morris Hill Cemetery, and to provide goods and services within walking distance of the neighborhood’s citizens, a small tertiary node would be located around the intersection of Bethel and Roosevelt streets. This neighborhood node would be anchored by a redesigned Morris Hill Park and a multi-use building serving as an elementary school, community center, and gateway to the Greenbelt. Religious institutions, small scale shops and restaurants, and office space would reinforce the neighborhood’s identity and foster the formation of stronger community ties.

PARKING Our approach to parking had us consolidating parking to the back and side streets of the building in order to create a more walkable and friendly street front. Due to the density at full build out, we proposed several parking structures and included on street parking in our Road Diet. Still this left us short approximately 800 stalls. Parking regulations are notoriously generous so we propose using a more modern parking reduction overlay zone, where parking requirements are reduced, buildings can share parking with those with different schedules, i,e a Restaurant that has hours from 5:0011:00 pm sharing parking with a bakery that is open from 6:00 am-3:00 pm. This should not only be sufficient for to accommodate motorists, but will also encourage other, more sustainable, modes of transportation.

REQUIRED PARKING STALLS: 6,914 PROPOSED PARKING STALLS: 4,218 PROPOSED ON-STREET PARKING: 1,862 SOLUTION: PARKING REDUCTION OVERLAY ZONE

MORRIS HILL PARK

ORCHARD STREET

BOISE JAMES HANSEN

JOHN LOCKE

JOHAN VAN ZEBEN

HAILEY WALL

UTAH STATE UNIVERSITY

- FALL 2015 -

PROF CAROLINE LAVOIE

TANYA RICE

a vision for the future URBAN THEORY, SYSTEMS & DESIGN


FARMER’S MARKET PLAZA EVENT PROGRAMMING:

The Farmer’s Market Plaza will serve as a great community anchor for the Orchard/ Emerald Node. Here people can come enjoy a variety of activities and attractions, from Concerts & Festivals to Flea Markets and Plays. Surrounded by an assortment of retail, mixed use and residential uses, the site can act as a meeting point were a Father can meet his family for a picnic on his lunch break, or a local cycling club can meet before taking off on the Greenbelt trails. In Summer, day camps can entertain children with arts and crafts and water games, while the twilight brings outdoor concert series to enhance local night life.

• Farmer’s Market • Flea Market • Outdoor Theater Productions • Food Truck Festival • Cultural Celebrations • Craft Fair • Summer Festival • Outdoor Concerts

THE OLD DEPOT BUILDING AMPHITHEATER PERGOLA

• Art Fair • Greenbelt Festival • Local Food Festival • Dance Recitals • Marathon Staging Grounds • Holiday Markets • Outdoor Movies • and more!

STAGE PICNIC LAWN

ART PLAZA

AMPHITHEATER

STAGE

THE OLD DEPOT BUILDING

PERGOLA

ORCHARD STREET

BOISE JAMES HANSEN

JOHN LOCKE

JOHAN VAN ZEBEN

HAILEY WALL

UTAH STATE UNIVERSITY

- FALL 2015 -

PROF CAROLINE LAVOIE

TANYA RICE

a vision for the future URBAN THEORY, SYSTEMS & DESIGN


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