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