Growing Postal: Infrastructural Opportunism, Community & Food

Levi Tofias Master’s of Architecture Boston Architectural College Fall 2011

Thesis Director: Ian Taberner Seminar: Anthony Paprocki Studio: Cedric Robinson Advisor: Charles Garcia

thesis proposal:

Growing postal

infrastructural opportunism, community & food

contents thesis proposal:

Growing postal

infrastructural opportunism, community & food Levi Tofias Master’s of Architecture Boston Architectural College Fall 2011 Thesis Director: Ian Taberner Seminar: Anthony Paprocki Studio: Cedric Robinson Advisor: Charles Garcia

Contents Growing postal Growing postal

1 3

contents 3 Thesis summary Thesis Abstract Thesis statement Methods of inquiry & terms of criticism program Site overview Rehabilitation of the Santa Caterina Market Growing Power vertical Farm Eastern Market Detroit design work/Sketch Problem Building systems Review Panel

4 2 4 6 8 10 16 18 20 22 24 26

appendices 29 Appendix A: Site Information Appendix B: Zoning Appendix C: Resumes Appendix D: Interviews appendix e: Costing

30 36 38 42 46

Thesis summary

Thesis Abstract:

Methods of Inquiry

We are on the cusp of one of the largest infrastructural opportunities to have ever faced the U.S. In the next five years, an unprecedented number of Post Offices and associated facilities will close due to a combination of lack of funding, lack of usage and efficacy of private competition.

Yet, the Post Office is more than a way to move physical goods, historically, it represents our ability to connect with others in different places and physically, has a civic presence in every neighborhood and community_ regardless of socioeconomic status. Wherever you find a town or neighborhood, you find a Post Office. It is a distribution system that literally reaches to every house in the U.S.

-Diagramming Post Office spaces in general to understand how existing systems have shaped the space.

This proposal aims to replace urban Post Offices with “Food Hubs”, focal points for locally grown food- conflating urban agriculture, sustainability, food literacy and farmer’s market in order to create healthy vibrant communities and regions. In urban areas especially, there is a burgeoning “local” food movement which believes that strengthening the local farmto-table system yield a myriad of benefits including environmental, social and economic. Turning the Postal System from a mail distribution system to a local food distribution system has far reaching implications.

My site is the Post Office in Upham’s Corner, a historic neighbor-

hood in Dorchester, MA; the USPS location is slated to be closed in the next 60 days. It is in a area that needs access to healthy, fresh food and a means to strengthen the local economy, empower the local community and be part of a sustainable future

-Developing methods for a community driven design process including community workshops and charettes -Mapping and diagramming existing regional and local food distribution networks and translating data and information into physical models

Terms of Criticism My project should: -increase the distribution of fresh local organic food -maximize an existing underutilized infrastructure -strengthen community and empower individuals -dovetails with existing effort in the community

Building: Typology Local Food Hub- Farmer’s Market/Restaurant/Food Literacy

Site & Location: 551 Columbia Rd., Dorchester, MA. Currently a USPS location slated to close in the next 60 days.

Thesis Advisor: Charles Garcia/ 901.289.3005 / charlesmgarcia@gmail.com

Contact: Student: Levi Tofias/508.335.4923 / levi.tofias@gmail.com Thesis 1 start date: Spring 2012

Thesis Abstract Thesis Abstract:

We are on the cusp of one of the largest infrastructural opportunities to have ever faced the U.S. In the next five years, an unprecedented number of Post Offices and associated facilities will close due to a combination of lack of funding, lack of usage and efficacy of private competition.

Yet, the Post Office is more than a way to move physical goods, historically, it represents our ability to connect with others in different places and physically, has a civic presence in every neighborhood and community_ regardless of socioeconomic status. Wherever you find a town or neighborhood, you find a Post Office. It is a distribution system that literally reaches to every house in the U.S.

This proposal aims to replace urban Post Offices with “Food Hubs”, focal points for locally grown food- conflating urban agriculture, sustainability, food literacy and farmer’s market in order to create healthy vibrant communities and regions. In urban areas especially, there is a burgeoning “local” food movement which believes that strengthening the local farm-to-table system yield a myriad of benefits including environmental, social and economic. Turning the Postal System from a mail distribution system to a local food distribution system has far reaching implications.

Post Offices are often monumental buildings, reflections of the stability, order and government that deliver mail no matter what. As the use of the Post Office shifts towards a community/local minded functionality, the architecture and sense of monumentality also needs to shift towards an open and accessible community-centric building. My site is the Post Office in Upham’s Corner, a historic neighborhood in Dorchester, MA; the USPS location is slated to be closed in the next 60 days. It is in a area that needs access to healthy, fresh food and a means to strengthen the local economy, empower the local community and to create a sustainable future

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Thesis statement Thesis Statement:

With the advent of the digital age and the lessening reliance on physical goods we are in the midst of a major paradigm shift that puts an increasing number of our civic institutions at risk of being obsolete. How we, as a culture, adapt to the shift from physical objects to virtual ones will become the defining characteristic of our time. As technology puts thousands of emails, books, songs, and a connection to anyone we communicate with into a device that fits in our pocket, it questions the need and power of most of our cultural and civic institutions.

Two ways that it effects how we relate culturally and civically are: it removes the power of the physical object, and it removes the idea of distance. Neither of these things are bad, but it does represent a difference on how we have defined and built communities in the past. Cultural institutions that are at the front lines of this shift are ones that are built on the necessity of the physical object such as libraries, music stores and Post Offices. Likewise, the idea of community is challenged by a digital shift. If community is defined as a group of people living in a geographic locality, then a online social community removes the sense of connection to a geographic place. This isn’t a judgment or an attack on digital communication or even globalization, rather it demands that we question what the contemporary community can be founded on and what is the relevance of locality in a globalized world.

To begin with, what kinds of physical objects will continue to be relevant in the digital age? In spite of all of our technological advancement we are still dependent on food as a physical and not virtual object.

Still, advances in technology and transportation of goods have allowed

for us to enjoy fresh produce from around the world at all times out of the year. It may be that the increasing sophistication and scientific strength of our food system has solved the problem of how to make sure the consumer’s desire for new and interesting food is met, but it has created other problems. The globalized nature of food distribution and production has industrialized food to the point where we don’t know or care what we are eating. More and more, individuals and communities are responding to a connection to their food chain and seeking out local sources of food and goods. The growth of the local movement is well documented by government reports and advocacy groups. In the last 10 years the amount of sale of locally sourced goods, defined as a 200 mile radius from production to market, has according to some reports doubled.

However, the access to these local items is not ubiquitous, it remains inaccessible because of socioeconomic disparities and the challenge of creating a complicated distribution network that relies on individuals and nonprofit organizations and small clusters of local farmers and companies devoted to local economies.

There is a growing body of research and intiatives to support local farmers, farmer’s markets, and locally produced goods. These include everything from the Boston Redevelopment Authority’s Urban Farming initiative, which rezones vacant urban land to be used for urban agriculture, to programs which allow EBT Foodstamps to be doubled in value at farmer’s markets. The Boston Municipal government sees the value in supporting a local food movement, because if the entire food chain from agriculture to sale happens within the city and its surrounding communities, it drives the

local economy. Studies have shown that inner-city communities, expecially disadvantaged and poor neighborhoods, suffer from the least access to fresh, healthly food.

Within the framework of creating a localized food chain, the main thing that is lacking in the Boston area is a permanent distribution network that serves various socioeconomic communities. The Post Office is a soon to be vacant distribution network that serves all communities and individuals in Boston. Repurposing the Post Office to be a center for the local economy and connecting individuals to a local food chain will reestablish the connection of community to their locality and strengthen the local economy. Creating a means of distributing local made goods and food will also connect users to a sources of sustainable healthy food and connect users to the food chain in a meaningful way. The more connected that growers are to their consumers and vice versa reinforces the idea of community, providing a physical outlet and establishment of a community centered hub. Building upon government and nonprofit driven initiatives to provide local healthy food to disadvantaged communities, turning Post Offices into a means of strengthening localities will create stronger communities and more sustainable region as a whole.

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Methods of inquiry & terms of criticism Methods of Inquiry: -Research of existing efforts and organizations

One basis for furthering my research will be the analysis of scholarly reports around issues of local food chain growth, and looking at reasons why support of local food has grown. Examples of successful distribution networks and existing means of distribution will be examined in order to see what types of benefits Post Office locations could yield. Also, it will be important to look at existing efforts of governmental and nonprofit organizations to bring healthy and local food sources into disadvantaged areas to allow for this project to add to existing efforts.

-Developing methods for a community driven design process including community workshops and charettes

Secondly, using diagrams and site analysis, it will important to analyse Post Office spaces in general and at my specific site to understand the existing uses and types of spaces. This will expose opportunities to be converted and a general understanding of the existing systems of distribution.

-Mapping and diagramming existing regional and local food distribution networks and translating data and information into physical models

Also, analysis and research into adaptive reuse projects and precedents to develop a rubric of what stays and what goes will be helpful to make decisions about how to best use the site.

-Diagramming Post Office spaces in general to understand how existing systems have shaped the space.

Additionally, developing methods for a community driven design process will foster a sense of ownership and agency into the process, that will ensure that the community will take an active role in strengthening a local community. The means to do this will be community workshops and charettes and making the design process itself a flexible and engaging method of generating solutions for the community.

Also, mapping and diagramming existing regional and local food distribution networks and comparing them with socioeconomic conditions will demonstrate the need for local food in certain communities.

Translating data and information into physical models will be a way of communicating, visualizing and generating ideas about spaces and what is needed.

Terms of Criticism: -Does my design engage existing infrastructure and adapt to a more pressing need?

-Does my design and organization of program fulfill a need for the community it serves?

-Does it strengthen a sense of community and bring people together?

-Does it create a new infrastructure or strengthen an existing one?

-Does the infrastructure encourage transparency, accessibility and community centered use?

My project should: -maximize an existing underutilized infrastructure -increase the distribution of fresh local organic food -strengthen community and empower individuals -dovetails with existing effort in the community

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program

Program Statement: A local food hub that provides a place for all aspects of the food chain from farm to market to table.

Farmer-to-Market -Indoor year round market space for locally grown produce.

-Flexible outdoor space to accommodate larger farmer’s markets in warmer month’s.

Farmer-to-Table -Restaurant Seating Area -Wholesale market to supply local Chefs/Restaurants/local industry -Commercial Kitchen for Culinary Education & Restaurant Community -Collaboration space/Incubator for multiple organizations -Integration of School programming i.e. Edible Classroom -Administrative space/Offices -Incubator spaces for developing local entrepreneurship, food products and locally made commercially viable goods Agriculture -Demonstration Garden for on-site restaurant use program diagram

Client:

The Food Project (foodproject.org), is a non-profit that farms fields in both Boston in urban locations, and in fields in suburban/rural Greater Boston. Using farming as a way to empower youths, they give teens responsibilities ranging from food advocacy to farming and community organization. They provide farm fresh very locally grown produce to farmer’s markets, run a CSA, and donate food to shelters. The have partnered with a variety of groups to bring their goals to fruition including the City of Boston, Dudley Neighborhood Streets Initiative, and Boston Area Health Education Center. They are based out of Dorchester and have offices and fields not close to the proposed site.

Users:

The building should be accessible and open to the general public.

It should actively engage people who have not been there before or happen to be driving or walking by. It should also be used by local community agriculture organizations and people who use or are interested in growing food, professionally or in a smaller setting. It should draw in community members from Upham’s Corner and the surrounding neighborhood in its use as restaurant, market and as entrepreneurs. It should also draw chefs from local restaurants and those in the food industry. Also, school children would use onsite gardens and the market as an educational tool.

Another possible client is The Haley House (haleyhouse.org), an organization that provides a range of services to homeless and at-risk individuals. They run housing services and also have a commercial restaurant that is part of their program to provide culinary training and community cooking classes. Financially, socially, and physically they use food to empower individuals and create community.

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Site overview

Site Location:

My site is located in Dorchester, MA in Upham’s Corner/ Everett Square neighborhood. The site was chosen because of its proximity to the urban agriculture culture that is developing in the Dorchester and Roxbury neighborhoods. Additionally, the Post Office is slated to be closed in the next 60 days. Furthermore, there is a general institutional vacancy that is dangerous to the Upham’s Corner neighborhood. Discussions surrounding closing the library branch nearby have been surfacing as funding for the public library have been drying up, and the Catholic Church owned properties across the street from the Post office are under used, both of which serve to make this already underserved neighborhood in need of cultural anchors that will benefit the local neighborhood and economy.

The demographics of the neighborhood make it a disadvantaged community that has less income, lower educational attainment, a higher crime rate than national and state averages. (Refer to Appendix for more information).

It is also a historic neighborhood which dates back to the Civil War, and was once a thriving neighborhood. The Strand Theater is a historic landmark that has been recently renovated and continues to be a functioning theater. It is located adjacent to the site. Also near to the site, is the North Dorchester Burying Ground, the second oldest cemetery in the US. Additionally, what has been called the first modern supermarket was in Upham’s Corner in a building on Columbia Rd.

Upham’s Corner Post Office, view from Columbia Ave.

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Site Maps Site Context:

Columbia

Rd .

The site 545-551 Columbia Rd., Dorchester, MA. Currently, it is the USPS location in Upham’s Corner. It is near the intersection of Columbia Ave and Hancock St. It is in Dorchester, the geographically largest section of Boston, MA. The site is bounded by the Strand Theater, a historic theater, and Bank of America. The topography of the site steps up to the West so that Wilbur St. is almost a full story above Columbia Rd. (Refer to Appendix A & B for additional site information.)

Upham’s Corner, Dorchester, Ma Context Map.

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Hancock

st.

Columbia

rd .

wilbur

st.

Boston, Ma Locus Map.

Upham’s Corner, Dorchester, Ma Context Map.

Aerial Photo

Site: APPROX.

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R N Site Plan

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Food Distirbution Maps

A R L I N G TO N

MEDFORD

REVERE CHELSEA

EVERETT BELMONT SOMERVILLE

Distribution Systems:

Charlestown

Filler text

East Boston

W AT E R T O W N

The Postal System is a straightforward logistical method of moving mail. From Post Offices to Sorting Centers it is transported and are then the process is reseversed when it arrives in another locality. In a local food distribution system there is less transporting of goods, as delivering food from farm to a market or restaurant is ideal. As urban agriculture continues what becomes important is that there becomes a series of markets to bring the food to consumers.

Filler Title:

West End

CAMBRIDGE

Beacon Hill

Allston/Brighton

Back Bay

WINTHROP

North End Financial District

Chinatown Seaport District

Fenway

BROOKLINE

South End

South Boston

Mission Hill

NEWTON

Roxbury

site

The Food Project

Jamaica Plain Allendale Farm

Dorchester ReVision Urban Farm

West Roxbury

Mattapan

Hyde Park

QUINCY

DEDHAM

M I LT O N 80 miles

60 miles

6 9

Massachusetts 5 16

10 815

17 11

1 2 3 4 5 6 7 8 9

Allendale Farm Bay End Farm Brookwood Community Farm Dragonfly Farm Enterprise Farms Farmer Dave's Food Project Heaven's Harvest Luna Farm

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20 miles

13 Boston

1 7 12 3

10 11 12 13 14 15 16 17

WESTWOOD

Postal system distribution(usps.com)

Community Supported Agriculture, or CSA, is a prepaid subscription to a farm's produce for the season. Most CSAs give shareholders a weekly supply of veggies, herbs, fruits and sometimes even eggs and meat. You know it's fresh and it's also a source of financial security for the farmer. Pickup days and locations vary by farm. There are also over 120 community gardens in Boston and numerous more surrounding the city, as well as dozens of farmers' markets throughout the area.

40 miles

4

Many Hands Organic Farm Red Fire Farm ReVision Urban Farm Sienna Farm Six Farms Stillman Farm 1 Stillman Farm 2 Stone Soup Farm

L OCAL FOOD PRODUCTION A ND DISTRIBUTION

CSA Pick up Location Farmers' Market

Urban Farm

" )

Community Garden

2

´ Local food production & Distribution (from the BRA) 14

0

0.25

0.5

0.75

1 Mile

BRAINTREE

Map produced by Office of Digital Cartography & GIS, Boston Redevelopment Authority, 2009.

ASSESSING URBAN AGRICULTURE IN BOSTON UNDERSTANDING URBAN AGRICULTURE

PURPOSE:

URBAN AGRICULTURE SITES IN BOSTON, MA

The primary objectives of this project were to assess the status of urban agriculture in Boston, Massachusetts and to ascertain whether or not there is for expansion of this sector.

Urban agriculture refers to the growing of plants and raising of animals in and around cities. Many people think of urban agriculture as an esoteric concept that applies only to small land parcels in inner cities. However, an international study by Margaret Armar-Klemseu found that 200 million urban residents produce 15-20% of the global food supply. According to the United States Department of Agriculture’s Economic Research Service nearly 16% of all cropland, which produces a third of the U.S. value of farm output, is located in metropolitan areas.

METHODOLOGY: 1) Gather information on all the community gardens, school gardens, and non-profit farms in Boston. (The majority of this information was provided by the Boston Natural Areas Network.)

2) Using Google Maps, find the X, Y coordinates for each garden site and then create a data layer using the “Add X, Y Coordinate” function. The result of this process can be seen in the map to the left.

Urban agriculture in the United States takes many different forms of which the most common are community gardens, nonprofit farms and increasingly school gardens. UrGarden Plot at The Food Project (Boston, MA) ban agriculture offers a wide variety of benefits to individual landowners as well as the surrounding communities.

3) Create a 0.33 mile dissolved buffer around community gardens to demarcate portions of the city with and without garden access.

Urban agriculture can help increase overall food security for low-income urban residents, in addition to increasing access to nutritious fruits and vegetables.

5) Locate vacant parcels, owned by the City of Boston, that could be converted to community gardens. Vacant parcels were defined as those with no living space and building values equal to zero. This can be seen in the map to the right.

The sale of extra produce from backyard or community garden may help supplement household incomes.

4) Use Census block information to determine the population density of regions of Boston with and without access to community gardens. This is visually depicted in the maps on the bottom left.

Density of Population with Access to Community Gardens

Density of Population without Access to Community Gardens

Non-profit and commercial farms can offer a variety of income generation opportunities ranging from after school or summer jobs for urban youth to full-time farm management positions for qualified community members.

Urban agriculture can help to beautify neighborhoods and abate criminal activity.

Rooftop Garden at Josiah Quincy Elementary School (Boston, MA)

Vacant Parcels Suitable for Agricultural Use

site

RESULTS: This analysis shows that most of the densely populated parts of Boston have access to one or more community gardens. However, there are still many people within the city that lack access to a community garden. The analysis also shows that the majority of vacant parcels are clustered closely to already existing community gardens in areas with populations ranging from 8,000 to 35,000 people per square mile. However, there are limited vacant parcels available in the underserved areas of Boston with population densities greater than 35,000 people per square mile, such as Central Boston and the Back Bay/ Beacon Hill areas.

Cartographer: Jennifer Obadia Friedman School of Nutrition Science and Policy, Tufts University Agriculture, Food and Environment Program Projection: NAD 1983 Massachusetts State Plane Mainland Source Agency: Boston Natural Areas Network

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Description:

Rehabilitation of the Santa Caterina Market Barcelona, Spain Architect: EMBT

“The architects retained the white-painted masonry walls on three sides of the rectangular 1845 market structure, with many arched openings permeable to the surrounding streets. Since the market did not need to be so large, the architects demolished the rear wall and cut in an intimate plaza. The microbial volumes of EMBT-designed housing (for elderly residents displaced by local urban-renewal work) look as if they’ve detached themselves from the dense surrounding blocks and floated into the market itself. Urbanistically, they extend narrow existing streets as light-dappled crevices, playing off the orthogonal space within which the market sits.

Inside the market, 60 vendors’ stalls mix with shops, cafés, a supermarket, a restaurant, and community services, with underground parking and a pneumatic garbage-collection system. EMBT preserved and opened to display the archaeological excavations of the medieval Convent of Santa Caterina found on the site.

Overlapping the uses in the $25 million project is part of the neighborhood-revitalization calculation.

By strategically introducing new buildings as well as hybridizing and modifying the volumes of existing ones, EMBT surgically consolidated what had been the broken, irregular path of the unrealized avenue. In contrast to the urban-scale order that would have been imposed over the winding maze of medieval streets, EMBT selectively edited what existed. In this way, the idiosyncrasies of the area’s growth over the centuries remain legible in the new, larger structures of open space that had been created by earlier demolition.”

-Arch Record Article Feb. 2006

Analysis Relevance of Precedent: Additive Historic Renovation; Program Importance: The Santa Caterina Market shows how program, form and siting can draw from the history of a site, and create a demarcation of new growth while respecting what came before. The way that new spaces are created in relation to the existing spaces is interesting because it doesn’t take away from what was there, it adds to and draws out an essence that was hidden before.

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Growing Power vertical Farm Milwaukee, WI Architect: The Kubala Washatko Architects, Inc.

Description:

“Growing Power, Inc. is an internationally-recognized non-profit organization and land trust helping people from diverse backgrounds gain equal access to healthy, high-quality, safe and affordable food. The organization provides hands-on training, outreach, and technical assistance through the development of Community Food Systems that help people grow, process, market and distribute food in a sustainable manner.

Growing Power currently operates six greenhouses on a historic two-acre site that is the last remaining farm and greenhouse operation within the City of Milwaukee. As the organization has expanded, the need for additional space to support production, classes, meetings, meal preparation, offices, and on-site warehousing has grown exponentially. Growing Power and TKWA are currently working together to develop plans for an ambitious new facility, the world’s first working urban Vertical Farm.”

-TKWA http://www.tkwa.com

Analysis Relevance of Precedent: Program, Organization, Systems Importance: The vertical farm is integrated with educational and organizational space. It creates a living building that generates produce in a tight urban setting. The systems thinking in how the components of the farm and building are arranged create an ecological building, where the waste of one part fuels another. Additionally, the organization itself is accessible and they have published guides and hold workshops about how to have the same success that they have had. Companies do not share their business models unless they believe in what they are doing for the larger good.

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Description:

Eastern Market Detroit Detroit, MI Architect: Kraemer Design Group

“Now complete, the renovation has transformed Shed 3 from the perspective of both vendors and customers. A warmer color palette was employed to create a more welcoming atmosphere to visitors. New air curtains at each entry serve to warm the air temperature within the shed during the winter months, thus making the enclosed shed a more ideal locale to shop and do business. In the summer, natural ventilation and ceiling fans, coupled with high performance glazing, help keep the building cool. The radiant heat floor system, when complete, will only add to the improved comfort level enjoyed by market patrons. With more natural light, increased flexibility for traffic flow, and better amenities, the Shed 3 renovation has created a lasting mark on the Eastern Market experience.

An important new piece of Shed 5 will be the addition of a community

kitchen facility. Eastern Market Corporation and Kraemer Design Group have studied similar facilities in the region in order to come up with an appropriate solution for Eastern Market’s needs. The community kitchen will be a rentable commercial kitchen space, giving local start-up businesses better and more affordable access to facilities for the production of their food products. The space can also be used for cooking classes and larger scale food preparation for special events held at the market. The renovated Shed 5 will provide a more enjoyable shopping experience for visitors to the Saturday market, and the addition of the community kitchen will bring in an important amenity to help build aspiring local businesses, while providing more local options for food sources in the city of Detroit and the surrounding region.”

Analysis Relevance of Precedent: Program, Adaptive Reuse, Spatial Qualities Importance: The renovations at the Shed 3 spaces now make the spatial qualities part of the reason why people come. It creates the feeling of a traditional open air market while being inside and comfortable year round. Also the flexibility and the seasonal adaptations of the space make it useful in a 4 season climate similar to New England’s. In Shed 5, the community kitchen facility makes an important connection from farm to table.

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design work/Sketch Problem Sketch Problem:

The assigned sketch problem was to design 3 walls and 3 openings that related to our conceptual ideas. I framed the sketch problem as a way to investigate “holes� in the urban fabric and develop an architectural strategy to fill the holes. My intervention became a way to bridge the gaps and fill in holes. It was also a method to overcome boundaries and to develop a framework that worked around existing barriers as a way to turn these obstacles into opportunities for growth and connections.

This relates to my thesis ideas as using architecture as a way to develop opportunities from gaps in the urban fabric. This idea became the basis for looking at the Post Office as a future vacancy and empty infrastructure that would exist as a hole in the fabric of a community. Proposing the use of these spaces as food hubs also relates to this idea, as the growth of urban agriculture has taken place in vacant areas in the city and has turned underused space into something that fills a need for the community to have fresh food.

The sketch problem helped me to define that I wanted to make use of vacant spaces and to use it as a way to create community. My ideas about program and site changed from this point forward as I started to think about making my intervention socially relevant and thinking about what communities need.

model showing intervention taking over underused space.

model showing intervention taking over underused space.

Diagram of holes in the urban fabric.

model showing infrastructural gaps and buildings _23

Building systems Integration

Building Systems Integration:

As an adaptive reuse project, it will be important to examine the existing structure and determine which elements should be kept and which can be manipulated in the new design. Since the goal of the building is to be accessible and engaging to the community the building systems and technology should aim to compliment this.

The building should be sustainable and demonstrative of the importance of sustainability in the renovation of the existing building.

Reusing a building is inherently more sustainable than new construction, and the new addition should be the mechanism that retrofits the building and transforms it into a community centered building.

Programmatically, and conceptually it will be important to celebrate the infrastructure of food production and the logistics behind how food gets produced. Additionally, while the post office traditionally hides the “back-end� of how goods come and go through the building, the idea of a food hub would breakdown barriers between the user and the distribution network. This could translate into the way that spaces are organized or the way that building systems are exposed. Regardless, it will be important to make the spaces flexible and open with lots of daylighting.

This will also mean modifying and adding to the existing shell. The building transformation will require close attention to structural and sustainable requirements and will need to be rigorous technically.

There is also a lot of technical knowledge and expertise needed around involving a demonstration garden whether it is on the roof or in an internal space. Careful attention to drainage and water issues will be important so that it functions well and adds to the life of the building rather than becoming a leaky addition.

images of demonstration type gardens

images of sustainable building systems

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Review Panel

Qualifications & Schedule

Panel Members: Thesis Committee Representative: TBD by BAC Thesis Advisor: Charles Garcia Client Representative: Food Project, City Growers Design Critic: Cedric Robinson; Jovi Cruces Expert Resource Consultants: I’m trying to find someone from the Boston Natural Area Network Critic for Scholarly Research: Structural Engineer: Environmental Control Systems Engineer: -

*Refer to Appendix C for Resumes

Tentative Schedule: Dec 2011 - Nov 2012 December 2011 S

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Final

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Appendix A: Site Information Appendix B: Zoning Appendix C: Resumes Appendix D: Interviews Appendix E: Costing

Appendix A: Site Information Appendix A: Site Info & Demographics Demographics According to data, Upham’s Corner has lower educational levels, lower income levels, a higher rate of crime and more racially diversity than both the state and national averages.

_30

MBTA/Walking Times The commuter rail stop and multiple bus lines run within a ten minute walk of the site. Since an above average number of people take public transportation, there is a longer commute.

Upham’s Corner is a neighborhood of Dorchester. The majority of people who live in the neighborhood use public transportation to get around. This makes it important to have a market in the residential area.

5 & 10 minute walking times from site. _31

Appendix A: Site Historical Context

History

Upham’s Corner encompasses an architecturally significant concentration of late 19th / early 20th century commercial, ecclesiastical and, to a lesser extent, residential structures. This area’s buildings are overwhelmingly constructed of masonry materials and present the decidedly urban image of a small city’s “downtown” or commercial district. Although this area conveys a sense of a once vital commercial district presently struggling to survive a long litany of inner city problems, its historic resources are essentially unspoiled and might, indeed, provide, the key to Upham’s Corner’s revitalization. Unlike other underutilized urban commercial districts, there are few gaps in the streetscapes, business blocks retain their original height and the design quality from building to building is consistently high. This area is surrounded by three residential areas with potential for inclusion on the National Register of Historic Places, including, Jones Hill to the southeast, Trull-Glendale Streets to the southwest and Virginia Monadnock streets to the northwest.

A fourth residential area, Humphreys-East Cottage Street also contains some important historic domestic architectural resources. At the center of these historic residential areas is Upham’s Corner. *Information provided by the Dorchester Atheneum uphams corner 1894 Bromley atlas map _32

Strand theater, adjacent to the site. C.1960

uphams corner C.1940

_33

Appendix A: Site Context

Topo map.

_34

_35

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Pl ge rtrid Pa

The site is within the zoning for the Dorchester Neighborhood Shopping Subdistrict and which is also called the Main Streets District. The proposed uses for the site are allowable within the aforementioned zone (Refer to Table B in the Zoning Appendix). The FAR Limits are 1.0. The maximum building height is 40’. The approximate Moreland Green footprint of the site is 6500 SF.

Alex

Building/ Zoning Code:

rt St

St. William's School St W

illiam

S

Appendix C: Resumes Appendix C: Resumes Student Resume:

_38

Advisor Resume: CHARLES GARCIA LEED AP

+1 901 289 3005 . charlesmgarcia@gmail.com . Boston MA

07/2011

EDUCATION 2006 2004 2003

CHARLES GARCIA LEED AP

14 Linwood St #1, Boston MA . +1 901 289 3005 . charlesmgarcia@gmail.com

/2

TEACHING EXPERIENCE

M.Arch. I :: University of Michigan, Ann Arbor B.S. in Architectural Studies—Chancellor’s Scholar :: University of Illinois at Urbana-Champaign Study Abroad :: Ecole nationale superieure d’architecture de Versailles, FRA

PROFESSIONAL DEVELOPMENT 2011—

Rahul Mehrotra Associates, Architects Pvt Ltd :: Boston MA, Mumbai INDIA

2011— 2011— 2011— 2011—

PROJECT ARCHITECT Lab of the Future, Novaris (with Blaser-Butscher Architeken) :: Basel, Switzerland Narsingi Residential Masterplan :: Hyderabad, India ATE India Textile Factory Office :: Ahmedabad, India Ceebros Office HQ :: Chennai, India

2007—2011

Kennedy & Violich Architecture, Ltd (KVA MATx) :: Boston MA

2007—2010 2007—2008 2007—2008 2007

ARCHITECTURAL DESIGN AND DOCUMENTATION University of Pennsylvania Law School :: Philadelphia PA Railroad Reservation Park and Amphitheater (with Tom Leader Studio) :: Birmingham AL Beaver Country Day School Master Plan :: Chestnut Hill MA E. 34th St. Ferry Terminal :: New York NY

2010 2009 2008 2007 2005--

FABRIC PROTOTYPE DEVELOPMENT ‘Gold Awards’ Prototypes (with Elle Magazine) :: 9 new products in collaboration with leading fashion designers FLAP (collaboration with Timbuk2) :: solar messenger bag with integrated lighting ‘Solar Strap’ :: solar power generator, optical reflector (confidential) ‘Mobility’ :: solar power generator, optical reflector (confidential) Portable Light Project :: solar power generator, optical reflector, integrated lighting

2009 2009 2008—2011 2008 2008 2007 2007—2011 2006

MEDIA DESIGN SOFT HOUSE on Science Channel ‘Brink’ :: motion graphics ‘KVA DAY’ at AIA 2009 convention, San Francisco CA :: videography portablelight.org (collaboration with Crush+Lovely) :: website design Portable Light at MoMA’s ‘Design in the Elastic Mind’ :: digital and exhibition graphics Sheila Kennedy in Designing Light, Porto PORTUGAL :: book graphics, layout KVA Michigan Architecture Papers (MAP book) :: book graphics, layout kvarch.net (collaboration with SCINE) :: website design ‘Nomads and Nanomaterials’ at NEXTFEST 2006, Chicago IL :: videography

2007—2008 2007—2008

PROJECT MANAGEMENT Center for Government and International Studies, Harvard University, Cambridge MA Famous Famiglia Restuarant—Logan International Airport, East Boston, MA

2011 2010 2010 2010 2010

CONCEPTUAL DESIGN STUDIES Minneapolis Riverfront Design Competition (with Tom Leader Studio), Winning Entry :: Minneapolis MN Tozzer Library, Harvard University, Cambridge MA Renovation for Harvard Printing and Storage Building, Allston MA Peabody Museum of Archaeology and Ethnology, Harvard University, Allston MA Expo 2010 International Competition for SILO Recycling , Yeosu KOR

2000--2006

University of Michigan / University of Illinois at Urbana-Champaign

2005--2006 2004--2006 2001--2002

PRINT DESIGN Fall/Winter Lecture Series (Taubman College of Architecture) :: print/graphic design Dimensions, vols. 18 & 19 (Univ. of Michigan) :: book graphics / layout / copyediting Rickernotes (Univ. of Illinois) :: graphic design / copyediting

2007--

Boston Architectural College

2010 2010 2010 2009 2008 2007

INSTRUCTOR / CO-DIRECTOR OF URBAN DESIGN/BUILD [UDB] PROGRAM / THESIS ADVISOR “ecotopia house” design/materials application advisor for design/build studio “research, execute: surface” urban design/build workshop “Experiencing Urban Seasons” M.Arch. Thesis, awarded Steffian Centenial Thesis Award “Nomadic Canopies” urban design/build workshop “Pack it up, pack it in” urban design/build workshop “re[site]al” Advanced Design Graduate Option Studio (C1)

PUBLICATIONS / EXHIBITIONS 2010 2010 2010 2010 2010 2010 2009 2009 2008 2008 2008 2007 2006 2006 2006 2005 2005

“Living Concrete/Carrot City” exhibition at Parsons New School of Design, New York NY “Evolving Practice” Boston Architectural College, Boston MA Figment Boston 2010, Cambridge MA “ArtRAGES: Surrealestate” by Mobius Art Group, Boston MA Berkshire Taconic Artists Trust Fund Portable Light Project in “Design to Change the World” Tokyo JP “Gold Awards” in Elle Magazine, May ‘10 “FLAP - Flexible Light and Power in I.D. Magazine “40 Products,” January ‘09 “FLAP - Flexible Light and Power in “PopTech2009: America Re-Imagined” “Design and the Elastic Mind” Museum of Modern Art (MoMA), New York NY “Carrot City” exhibition at Design Exchange, Toronto CAN “Jazz in the Park” Frederick Douglass Peace Park, Boston MA “Design for the Other 90%” Cooper-Hewitt Museum, New York NY “Banned Books” in Volume 15, Destination Library (Columbia Univ. / Archis) “[sic] seditious incendiaries collection” (M.Arch thesis) in Dimensions 20 (Univ. of Michigan) “Portable Light Project” at NextFest by WIRED Magazine, New York NY “Bombay Backbay” in Mapping Mumbai (Urban Design Research Institute, India) “Portable Light Project” at NextFest by WIRED Magazine, Chicago IL

_39

Appendix C: Resumes

design critic Resume:

Cedric Marquette Cothran Robinson | BFA, MArch 79 Clarendon Avenue Apartment 2

Somerville, MA 02144

mobile 001.901.277.3364

cedric.robinson@gmail.com

Experience Wilson Architects | Boston, Massachusetts | 2007 - present

Architectural Designer - Exterior Envelope Lead | EF Education First | Cambridge, MA Architectural Designer - Teaching / Research Laboratory Lead | URI Chemistry and Forensics Building | Kingston, RI Architectural Designer - Research Laboratory Lead | Merket Chemistry Building Lab Renovation | Chestnut Hill, MA Architectural Designer | UMass Amherst NLSB - Vivarium | Amherst, MA Project Manager + Architectural Designer | Charles Institute of Dermatology - SBI | University College at Dublin - Dublin, IRE Project Manager + Architectural Designer | AstraZeneca Cafeteria Expansion Project - Waltham, MA

Wilson Butler Architects | Boston, Massachusetts | 2004 - 2007

Intern Architect | Renovation of a 2,050 seat theatre | Richmond CenterStage - Richmond, VA Job Captain + Intern Architect | Renovation of BOH spaces | Strand Theater - Dorchester, MA Graphic Designer + Intern Architect | Royal Caribbean International - Solstice + Genesis Sea Liners

Boston Architectural College | Boston, Massachusetts | 2004 - present Masters Thesis Representative + Thesis Committee Member | 2010 - present Masters Thesis Studio Instructor | Spring 2008 - present Masters Thesis Advisor - M. Arch I Candidates | Spring 2008 - present Masters Thesis Design Critic - M. Arch I Candidates | Spring 2008 - Spring 2009 Summer Academy Student Teacher | Summer 2004

Federated Department Stores | Memphis, Tennessee | 2002 - 2003

Assistant Sales Manager | Macy’s Oak Court – Men’s Store Brand merchant | Kenneth Cole + Polo Ralph Lauren + Tasso Elba + Tommy Hilfiger + Perry Ellis brands Human Resources Representative | Holiday Hiring Season

Interests

The Network / La Red Volunteer CPC Volunteer Designer | Barn Residence Designer Boston Society of Architects | Rotch Traveling Scholarship Participant Boston Society of Architects | Unbuilt Architecture Awards Participant Associate Member of the American Institute of Architects Horizons for Homeless Children Volunteer | Boston, MA GAP, Inc. | Clothing / Brand Merchant | Cambridge, MA

Distinctions

Thesis Exhibition | McCormick Gallery | BAC C2 Studio - NAAB accreditation showcase | BAC C1 Studio - Nominated for exemplary work for NAAB accreditation | BAC Chairman of the Board Exhibition | Boston Architectural College

2007 2005 2004 2004

Education Boston, Massachusetts Boston Architectural College

Memphis, Tennessee University of Memphis

Master of Architecture Thesis Commends Nomination

Illustrative / 3-Dimensial Skills _40

2010 2009 - 2010 2008 2007 2007 - present 2006 2003 - 2005

Autodesk Architectural Desktop 2010 Adobe Illustrator + Photoshop CS4 References and Portfolio available upon request

Boston, Massachusetts Harvard University

Certificate Career Discovery | Urban Design

Bachelor of Fine Arts in Architecture Cum Laude

_41

Appendix D: Interviews Appendix D: Interviews Client Profile Possible clients are non-profit or socially minded companies that are responsible for a part of the food distribution system from farm to market to table.

Nationally, local food has doubled the industry orifut in the last 10 years.

The growth has prompted national and governmental organizations to pay attention to what has become an enduring movement in food. There are a number of non-profits that do work related to local food and food and social issues in the Dorchester/Roxbury Area. Two in particular are The Food Project and the Haley House.

THE FOOD PROJECT, DORCHESTER/ROXBURY, ma

_42

HALEY HOUSE BAKERY, DORCHESTER, ma

Interviews From the interviews I learned a number of things about the local food movement, the background in the Dorchester/Roxbury/JP area and future areas it may grow. Some organizations like the Haley House, started as a soup kitchen and homeless shelter and began a bakery/ cafe open to the public as a way to use the kitchen in off hours. They have since expanded to use culinary classes as a way of breaking down stereotypes between neighborhoods and at risk youths. The Food Project began as a way of connecting urban and suburban youths and to put youths in positions of responsibility. Through urban agriculture and farmers markets they have expanded to provide food to the public and to food pantrys. The Dorchester Food Co-op represents another step in bringing food to the community. It is currently under development and is evaluating possible sites. They intend to bring a consumer owned or worker owned co-op to Dorchester with an emphasize on healthy and local food.

rEVISION URBAN FARM, ROXBURY, ma

dORCHESTER fOOD CO-OP, dORCHESTER, ma

_43

Appendix D: Interviews

Questions

Questions for Interview What types of operations does your organization do?

How do you work with the local food chain of farm-market-table?

What parts of the food system were existing and which did you create or strengthen?

What is the best part about using local food?

What is the most challenging?

Where would you like to see your organization in 20 years?

_44

Interviews

_45

appendix e: Costing Appendix E: Costing Building Footprint

Cost Analysis Calculations

Farmer’s Market 5,000

Net Program Area= 20,000 SF

Restaurant

2,000

Building Efficiency Factor= .62

Culinary Class

2,000

Offices

2,000

Incubator

800

Event Space

1,000

Display Areas

750

Garden Total

20,000 SF/.62=32258 SF $100/ SF 118.5/ 100 x 100 = 125 Building Cost 32258 SF x $125/ SF = 4,322,000

5,000

Fixed Equipment 4,322,000 x .08= 322,580

20,000 SF

Site Development 4,322,000 x .08= 322,580 Total Construction Cost= 4,967,160 Acquisition= $1,000,000 Demo= 200,000 Moveable equipment= 645,150 Professional Fees= 561,289 Contingencies= $935,482 Administrative Costs= $93,548 Total Budget Required= $8,000,000-10,000,000

_46

Cost Analysis The cost analysis is a way to figure out a rudimentary budget. Since there are a lot of variables that are unknown at this point it is to be assumed that the cost estimates could be as much as 25% high or low.

The net program area is 20,000 SF. The efficiency factor used is between the recommended factor for classroom spaces and student center, because the program will include elements from both.

The cost for a educational facility is $100/ SF. This is on the higher side of educational facilities, but since it is a college and university buildings usually are more expensive than other education types. Also the variety of sustainable buildings types could also make it more expensive in terms of construction, but it will pay off in the long run in terms of building performance.

The assessed building value is S1,000,000. With the demolition costs, construction and professional fees the total comes between 8-10 Million. This is a very rough estimate as the program still needs to be developed further.

_47

Levi Tofias/508.335.4923 / levi.tofias@gmail.com

_48

_49