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My allston village revitalization plan mit department of urban studies and planning midterm presentation - 4 April 2013


about the project THE TEAM

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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MIT DEPARTMENT OF URBAN STUDIES AND PLANNING


about the project THE PROCESS

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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MIT DEPARTMENT OF URBAN STUDIES AND PLANNING


PROJECT TIMELINE INITIAL SITE INVESTIGATIONS

STAKEHOLDER INTERVIEWS CONTINUE

PHYSICAL CONDITIONS OBSERVATIONS

JANUARY

FEBRUARY

INITIAL PRESENTATION

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

ANALYSIS & PROPOSAL DEVELOPMENT

MARCH

APRIL

MIDTERM PRESENTATION

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MAY

JUNE

POST-PROJECT


agenda 1. Methods 2. Context 3. what makes allston village special? 4. what's holding allston village back? 5. summary 6. proposalS MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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MIT DEPARTMENT OF URBAN STUDIES AND PLANNING


METHODS MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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MIT DEPARTMENT OF URBAN STUDIES AND PLANNING


URBAN DESIGN ANALYSIS METHODS

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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MIT DEPARTMENT OF URBAN STUDIES AND PLANNING


ECONOMIC DEVELOPMENT ANALYSIS METHODS

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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MIT DEPARTMENT OF URBAN STUDIES AND PLANNING


trade area profile

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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WHAT MAKES ALLSTON VILLAGE SPECIAL? MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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MIT DEPARTMENT OF URBAN STUDIES AND PLANNING


diversity

“Allston is the melting pot... You can get whatever you want to eat here.” MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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MIT DEPARTMENT OF URBAN STUDIES AND PLANNING


primary trade area profile PRIMARY TRADE AREA AT A GLANCE

21,182 Total Households

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

49%

Households with Children

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$51,379

Median Household Income


primary trade area profile ESTIMATED CONSUMER SPENDING (IN MILLIONS)

$57.2

$43.9

Food at Home

Food Away From Home

$28.0

$22.0

Clothing

Home Furnishing

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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diverse business mix

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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diverse business mix: Restaurants Restaurants & Bars

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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diverse business mix: Retail General Retail Food & Beverage

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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diverse business mix: Services Automotive Financial/R.E./Professional Personal Health & Social Entertainment & Rec

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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Diverse business mix: post-midnight

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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competitor districts TOTAL NUMBER OF BUSINESSES IN COMPETING DISTRICTS 338

350 300 250

258 201

200 150

129

122

100

106

86

50 0

ALLSTON VILLAGE

HARVARD SQUARE

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

COOLIDGE CORNER

BRIGHTON CENTER

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CENTRAL SQUARE

INMAN SQUARE

COMMONWEALTH AVENUE


BUSINESS MIX SQUARE FOOTAGE BY BUSINESS TYPE # OF BUSINESSES INSCRIBED IN EACH SQUARE

180,000

General Retail

160,000 140,000

Restaurants & Bars

120,000

Financial / Real Estate / Professional

100,000 80,000 60,000

Automotive

70

40,000 20,000

16

Personal

38

35

0

RESTAURANTS

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

SERVICE

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Food & Beverage

Entertainment & Recreation Health & Social

13 7

Vacant

11

VACANT

39

29 RETAIL


business mix SQUARE FOOTAGE BY BUSINESS TYPE # OF BUSINESSES INSCRIBED IN EACH SQUARE

180,000

General Retail

160,000 140,000

Restaurants & Bars

120,000

Financial / Real Estate / Professional

100,000 80,000 60,000

Automotive

70

40,000 20,000

16

Personal

38

35

0

RESTAURANTS

High number of restaurants

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

SERVICE

Diversity in business types

Food & Beverage

Entertainment & Recreation Health & Social

13 7

Vacant

11

VACANT

Low in entertainment and recreation

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39

29 RETAIL

Low retail for a district of this size


inventory comparison: coolidge corner 90 80

Restaurants & Bars

70

ALLSTON VILLAGE

60 50

Financial / Real Estate / Professional General Retail

40

Personal

Entertainment & Recreation

30 20

Health & Social

Automotive

10 0

Food & Beverage

Vacant

Hotels

ACCOMODATIONS

RESTAURANTS

SERVICE

VACANT

ALLSTON VILLAGE MAY BE TAKING SOME RESTAURANT BUSINESS

RETAIL

ALTHOUGH RETAIL IS HEADING TO COOLIDGE CORNER

90 80

General Retail

70 60

COOLIDGE 50 CORNER 40

Financial / Real Estate / Professional Restaurants & Bars

Personal

30

Health & Social

20

Entertainment & Recreation

10 0

Hotels

ACCOMODATIONS

Automotive

RESTAURANTS

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

SERVICE

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Food & Beverage Vacant

VACANT

RETAIL


inventory comparison: harvard square 90 80

Restaurants & Bars

70

ALLSTON VILLAGE

60 50

Financial / Real Estate / Professional General Retail

40

Personal

Entertainment & Recreation

30 20

Health & Social

Automotive

10 0

Food & Beverage

Vacant

Hotels

ACCOMODATIONS

RESTAURANTS

SERVICE

VACANT

RETAIL

ALLSTON VILLAGE COMPETES BY PROVIDING A BALANCE OF RESIDENTIAL AMENITIES 90

Restaurants & Bars

Financial / Real Estate / Professional

80 70

General Retail

60

HARVARD 50 SQUARE 40

Entertainment & Recreation

30 20

Hotels Personal

10

ACCOMODATIONS

RESTAURANTS

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

Food & Beverage Vacant

Automotive

0

Health & Social

SERVICE

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VACANT

RETAIL


retail inventory comparison NUMBER OF RETAILERS IN COMPETING DISTRICTS 71

350

63 300 250 200

39

150

27 19

100

16

14

50 0

ALLSTON VILLAGE

HARVARD SQUARE

COOLIDGE CORNER

BRIGHTON CENTER

Allston has relatively few retailers for a district of its size MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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CENTRAL SQUARE

INMAN SQUARE

COMMONWEALTH AVENUE


sales gap analysis PRIMARY TRADE AREA SUPPLY & DEMAND IN MILLIONS OF DOLLARS PER YEAR

$60,000,000

E$Ä IMAÄ ED"DEMAND $50,000,000

! ST IM#T ! $ SU

"#

$40,000,000

$30,000,000

$20,000,000

$10,000,000

$0 Restaurants & Carry Out

Independent Convenience Stores Food

Clothing Stores

Furniture & Hardware

Drugstore/ Pharmacy

Gas Stations

Demand Exceeds Supply MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

Liquor & Wine Stores

Pet Stores

Auto Shops

Beauty & Personal

Supply Exceeds Demand - 27 -

Electronic & Applicance


ACCESSIBILITY & PROXIMITY

"It's very easy to get there on public transportation." MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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MIT DEPARTMENT OF URBAN STUDIES AND PLANNING


public transportation and gateways Buses and the green line provide access to Downtown Boston, Brighton, Brookline and Cambridge

people enter and exit the district

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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accessibility: traffic analysis VEHICLE AND PEDESTRIAN FLOW (PER TEN MINUTE AVERAGE)

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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MIT DEPARTMENT OF URBAN STUDIES AND PLANNING


parking lots and spaces Total Private Spaces = 839 Total Public Spaces = 56 Total On-Street Spaces = 387 (32 have meters)

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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regional context: Institutions and development Allston Village Main Streets is close to educational institutions, neighboring cities of Brookline and Cambridge, and large-scale development sites

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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MIT DEPARTMENT OF URBAN STUDIES AND PLANNING


builT ENVIRONMENT

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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MIT DEPARTMENT OF URBAN STUDIES AND PLANNING


historic and architecturally significant Cluster of historic buildings near corner of Harvard Ave and Cambridge St

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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building conditions Mix of building conditions throughout district with concentration of "Fair" and "Poor" conditions along Harvard Ave

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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building maintenance

POORLY-MAINTAINED BUILDINGS

WELL-MAINTAINED BUILDINGS

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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vacancy + Use High Occupancy / Low Vacancy rate supports economic vitality and strength of the district Cluster of underutilized buildings at the corner of Cambridge St and Harvard Ave

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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street EXPERIENCE Varied pedestrian experience including different sidewalk and street widths, public art, and varied facades add to district's interest

HARVARD AVENUE LOOKING NORTH

BRIGHTON AVENUE LOOKING WEST

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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what's holding allston village back? MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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MIT DEPARTMENT OF URBAN STUDIES AND PLANNING


lack of accountability Loose business organization and perception of transient population leads to an appearance of disinvestment

"Trash is a huge issue... a huge scar." MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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garbage and trash barrels Few trash barrels are located on Harvard Ave, leading to a high concentration of litter

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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examples of LITTER

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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NEGATIVE pedestrian EXPERIENCE

"Today I was almost hit a car... it happens "Isbythere another imageall we the cantime. use?" Alana put in this-Allston Jersey Resident barrier" MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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MIT DEPARTMENT OF URBAN STUDIES AND PLANNING


negative PEDESTRIAN EXPERIENCE Long crossing distances

Lights not timed for pedestrians

Competition with turning vehicles

Autodominated experience

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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MIT DEPARTMENT OF URBAN STUDIES AND PLANNING


poor sidewalk conditions HARVARD AVE:

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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open space and jaywalking E IDG

ST

BR

M CA

BRIGHTO

N AVE

D VAR HAR AVE

Legend frequent jaywalking formal open space informal open space (gathering space) N

E AV H T AL

E

W ON

M

M CO MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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perceptions of safety

"In the last six to months it seems like crime is becoming an issue." MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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MIT DEPARTMENT OF URBAN STUDIES AND PLANNING


PERCEPTIONS OF SAFETY POOR SIDEWALK CONDITIONS

GRATES

STREET LIGHTS OUT

GRAFFITI

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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MIT DEPARTMENT OF URBAN STUDIES AND PLANNING


violent crime: 9/20/2012 - 2/20/2013 More crime on the weekend Many crimes seem nightliferelated

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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MIT DEPARTMENT OF URBAN STUDIES AND PLANNING


IMAGE MISMATCH

"Allston is a diamond in the rough"

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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MIT DEPARTMENT OF URBAN STUDIES AND PLANNING


summary MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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MIT DEPARTMENT OF URBAN STUDIES AND PLANNING


DISTRICT STRENGTHS

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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MIT DEPARTMENT OF URBAN STUDIES AND PLANNING


district weaknesses

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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MIT DEPARTMENT OF URBAN STUDIES AND PLANNING


disCUSSION OF FINDINGS DISTRICT WEAKNESSES

DISTRICT STRENGTHS

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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MIT DEPARTMENT OF URBAN STUDIES AND PLANNING


six proposals MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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MIT DEPARTMENT OF URBAN STUDIES AND PLANNING


SIX PROPOSALS

INTERSECTION REDESIGN

HARVARD AVE SHARE-A-LOT STREETSCAPE

BUSINESS HYPER-LOCAL RECRUITMENT TASK FORCES MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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BRANDING CAMPAIGN


ONE: REDESIGN A KEY INTERSECTION ADDRESSES: Poor pedestrian experience Perceptions of safety Underutilized storefronts Image mismatch, unmarked "Gateways"

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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MIT DEPARTMENT OF URBAN STUDIES AND PLANNING


ONE: REDESIGN a key intersection Existing

Harvard Avenue and Cambridge Street MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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MIT DEPARTMENT OF URBAN STUDIES AND PLANNING


TWO: RETHINK HARVARD AVENUE ADDRESSES: Image mismatch Negative pedestrian experience Perceptions of safety Lack of gathering space

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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MIT DEPARTMENT OF URBAN STUDIES AND PLANNING


tWO: RETHINK HARVARD AVENUE Existing

Streetscape Improvements

Sidewalk Widening MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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Car-Free Harvard Ave


THREE: SHARE-A-LOT Addresses: Perception of inaccessibility due to lack of parking Lack of gathering space

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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MIT DEPARTMENT OF URBAN STUDIES AND PLANNING


THREE: SHARE-A-LOT IMAGE COMING SOON!

Underutilized Lot Shared Lot at Peak Hour Lot Programming: Craft Market

Private Parking Lots MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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FOUR: RECRUIT NEW BUSINESSES FOR A BETTER ALLSTON ADDRESSES: Business sale gap Vacant and underutilized buildings

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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MIT DEPARTMENT OF URBAN STUDIES AND PLANNING


FOUR: RECRUIT NEW BUSINESSES FOR A BETTER ALLSTON Yoga and Fitness

Healthcare Niche Clothing Stores

Vacant or Underutilized MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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FIVE: CREATE HYPERLOCAL TASK FORCES ADDRESSES: Lack of Accountability Negative Pedestrian Experience Perceptions of Safety Image Mismatch

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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MIT DEPARTMENT OF URBAN STUDIES AND PLANNING


FIVE: CREATE HYPERLOCAL TASK FORCEs Trashh the mel

Maintenanceh the mel Public Realmh the mel MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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SIX: REBRAND ALLSTON ADDRESSES: Image mismatch Perceptions of safety Business sales gap

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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MIT DEPARTMENT OF URBAN STUDIES AND PLANNING


SIX: REBRAND ALLSTON

My

My ROCK

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

My

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My

My GREEN

My

My

My FIT

My

My

My FOOD

My


SIX PROPOSALS

INTERSECTION REDESIGN

HARVARD AVE STREETSCAPE

BUSINESS RECRUITMENT

HYPER-LOCAL TASK FORCES

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

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SHARE-A-LOT

BRANDING CAMPAIGN


NEXT STEPS INITIAL SITE INVESTIGATIONS

STAKEHOLDER INTERVIEWS CONTINUE

PHYSICAL CONDITIONS OBSERVATIONS

JANUARY

FEBRUARY

INITIAL PRESENTATION

MY ALLSTON VILLAGE | MIDTERM PRESENTATION | 4 APRIL 2013

FORMULATION OF DETAILED PLAN

ANALYSIS & PROPOSAL DEVELOPMENT

MARCH

FINAL PLAN DELIVERED

AVMS REVIEW OF DRAFT PLAN

APRIL

MIDTERM PRESENTATION

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MAY

IMPLEMENTATION ADVISING AS NEEDED

JUNE

FINAL PRESENTATION

POST-PROJECT

My Allston Village  
My Allston Village  

A presentation to Allston Village Main Streets

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