Wayside District Vision Plan

7/28/2019 Wayside District Vision Plan

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W V prepared or

prepared by

n ssocton wth

april 2013


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| Wayside District Vision Plan

Acknowledgements

Project Steering Committee

sh Poe, Cty Counc Pesdent

Joe Deno, Cty Counco

Rck Jenkns, Cty Counco

ony Sce, Stehen Anthonys Restunt & Mket

Je Btt, Mboo Nssn

Stn Godon, Fst Coony Deveoment

Ken Fes, RK Centes

Rck Gdy, Rytheon

Athu Begeon, Mck OConne, LLP

MEDC Sta

m Cummngs, Executve Decto

Consultant Team

Vanasse Hangen Brustlin Inc.

Je Fsse Poject Decto

Geoey Moson-Logn Poject Mnge

Evn Me Desgne

Rh Wme Zonng

Renee Guo Pnne

RKG Associates, Inc.

Cg Seymou Mket/Economcs


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Table of Contents

Poject Ovevew 1

Zonng Dgnostc 9

Mket Assessmsnet Executve Summy 11

4 Fmewok Pn 15

5 Rodwy movements 35

6 Zonng Recommendtons 38

Appendices

a Zoning Diagnosticb Commercial and Residential

Market Assessment

c Draft Zoning ConsiderationsD Preliminary Funding and Costs


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Stkehode nut hs been key eement n ths ocess. Te Cty

dented key membes nd socted tcton though PojectSteeng Commttee. Te Steeng Commttee eesented coss-

secton o communty nteests nd concens. Te bode communty

ws nvted to tcte n communty oen house, to dscuss ssues,

ootuntes wthn the Wysde dstct.

A

Te study e s shown n Fgue . Te study e geney ncudes

ces tht ont Rt , om Fm Rod to the Sudbuy Lne. n

ddton to the ontge ces, the study e so ncudes key ces

noth nd south o the codo whch ncude nge o uses tht

ncude oce, et, oen sce, nd ubc ctes whch s the wste

wte tetment cty.

Project Overview

Te Cty o Mboough, though the Mboough Economc

Deveoment Cooton(MEDC), embked on nnng ocess todenty utue vson o the esten secton o Rt , whch s vt

codo tht connects eoe, ces, neghbohoods, busnesses, nd

communtes. Lke mny othe we-tve codos n the bode

egon, deveoment ttens hve evoved ove tme, busnesses hve

come nd gone. Some oetes wthn the codo e uy

deveoment, whe othe emn undeutzed o vcnt.

Wth the go o estbshng moe cohesve nd sustnbe vson o

the codo, MEDC engged VHB to he ctte nnng ocess

med t cumntng n the deveoment o n ubn desgn, utue

nd use nd ubn yout o the esten secton Route Codo

between Fm Rod nd the Sudbuy town ne. Tough ths ocess,

VHB eceved nd syntheszed nut om key stkehodes, cometed

zonng evew to deveo n o concetu eements nd

ecommendtons o key ubn desgn enhncements nd tgeted

utue nd uses. VHBs tem membe RKG ssoctes conducted

mket ssessment tht dented the mket otent o uthe

economc deveoment wthn the codo. Te esutng mewok o

ths vson n s but uon n mementton sttegy usng

dented zonng chnges nd undng stteges tht e tgeted to

he the codo contnue to evoved nd ech ts economc

deveoment otent. Te ocess dented the need to bnd ths

e so tht t w become ocy nd egon known s ts own dstct

wthn the Mboough communty. Wysde Dstct s the nme

tht emeged dung the ocess nd s such s efect n the vson n

nd subsequent dt zonng.


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Figure 1 Study Area


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Te mste n sets the mewok o mementng sees o

sttegc edeveoment nttves tht w gude ubc nd vte

nvestment nd deveoment n wy tht benets the ente

communty. Fny, ths Pn w be used by the Cty s gude whenseekng undng to mement the ecommended movements,

tcuy o the steet nd steetsce movements.

x

Route E s octed n Mboough, Msschusetts. Te steet/

codo s oxmtey . mes ong, gned geney west to est

om the ntesecton o Wson Steet nd Fm Rod to the

Mboough cty mts (Sudbuy Bode). Te odwy chngeschcte seve tmes thoughout the oject e nd s bodeed by

vety o nd uses ong ts ength, wth the edomnnt etue beng

st commec deveoment. See Fgue o nd use comoston

wthn the study e.

Secton (Sudbuy Lne to Od Boston Post Rod) o the codo stts

t the esten oton o Rt. E od begnnng t the cty mt nd s

chctezed by sme commec uses, mny but ne the steet

ntemxed wth mjo commec/ubc nd uses set bck om the

steet (Rytheon, etment cty, nse Stton).

Secton (Od Boston Post Rod to Fm Rod/Wson Steet) s

chctezed by ge bg box et nd uses nd esdent

tment budngs ong wth some sme st et commec

uses.

G & Ov

Te my objectve o the Wysde Dstct Vson Pn s to ovde

decton o utue nd use desgnton(s) ntended to encougeedeveoment nd economc deveoment though vety o mens,

nd n mnne tht omotes hgh quty deveoment ttens tht

contbute to cheveng moe cohesve nd ntegted but

envonment. Such consdetons ncude oeng ncentves o

edeveoment, educed setbcks, shed kng, ncesed by-ght

uses, nd hghe eves o densty n ode to cete ctc mss. Te

utmte go s to cete bette but envonment ong ths codo

esutng n hghe commec vues. Te Cty o Mboough ecenty

cometed deveoment o n Economc Deveoment Mste Pn.

Budng uon the ecommendton o tht n, the Wysde DstctVson Pn hs ddessed:

T db, d x d .

T db, , x d y pb d

pv pj pp dd pp h d .

v d.

mmdd z by whh dvpm d

dvpm x pp pd, w

b vd, d mmy dy b hd.

Te Wysde Dstct Vson Pn w seve s gudng document o

the tnsomton o the E codo nto vbnt, ttctve, mxed

use e, ctzng on ts exstng vsbty, etvey dense

deveoment tten, edeveoment nteest, good tnsotton

ccess, nd vbe uttes.


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| 4Wayside District Vision Plan

Figure 2 Land Use


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5 | Wayside District Vision Plan

Athough the mxed use ntue o the Study Ae woud seem to mke t

n de wkbe destnton, ths s not cuenty the cse. Dsjonted

esdent nd commec uses, unttctve steetsces, ndequte

edestn ctes, nd congested ntesectons mke o n unnvtngedestn envonment.

x Iv h

. Te Wysde nn

. Rt. s ou ne te wth et shong

. Potons o the codo hve mut-stoy budngs

4. Budngs nge n chcte nd sze. Some hve wnngs,coonndes, nd tched oos

5. Te ome dvng nge s cuenty vcnt

6. Ret stes tycy hve kng n the ont

7. Exme o tyc one stoy et

8. Rt. hs seve ge omt etes such s Home Deot nd

get, tht hve dedcted ccess dvewys nd o cub cuts nd

sgnge

n ddton to the exstng condtons nventoy hotos, seve hotos

wee seected nd used s cse study octons tken to ustte ssues

nd ootuntes ong the codo. Tese ssues nd ootuntes

e nnotted on Fgues nd 4.

1

2


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3

4

5

6

7

8


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Figure 3 Existing Conditions Issues and Opportunities

. Te exstng steetsce / sdewks shoud be n menty nd

contbute to the codo chcte nd wkbty.

. Dve nes shoud be exmned o the ossbty to now the

wdths to wden shoudes nd ccommodte bkes.

. A ndsce theme o hechy shoud be ceted to he dene the

codo.

4. A common sgnge n shoud be consdeed o the codo.

5. Unused o unted bndng ootunty es shoud be exmned.

6. An exstng nventoy shoud be cometed nd ootuntes

dented o sgn, ghtng, nd sgnge oe ugdes.

7. Exstng uttes nd sgnge shoud be sceened, consodted, nd/

o hdden.


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Figure 4 Existing Conditions Issues and Opportunities

. Te exstng steetsce / sdewks shoud be n menty nd

contbute to the codo chcte nd wkbty.

. A common sgnge n shoud be consdeed o the codo.

. Bkes shoud be ccommodted though estng.

4. Low encng nd/o ow ndscng shoud be used to bock vews to

kng ots.

5. Enhncements e needed o edestns to estbsh t s ce tht

they e oty, nd t o mutmod system.

6. Sme movements, ke ccessbe sdewks, shoud be mde to

move ove ccessbty nd wkbty o the codo.


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Ru Resdence, whch s octed ong the bode wth Sudbuy nd

the nothen extent o the study e, s so snge-my

esdent zonng dstct wth one ce mnmum ot sze.

Busness, whch s the edomnnt zonng dstct decty on the

Route codo, s tyc busness dstct tht ows vety

o commec nd oce uses, s we s mut-my dwengs.

Lmted ndust, whch s the zonng dstct octed south o

Route on the esten oton o the study e, s essenty

whee Rytheon s octed. A vety o ndust nd commec

uses e emtted n ths dstct.

Dets egdng secc uses owed n ech dstct, ong wthssocted dmenson stndds, e outned beow n Aendx A.

Zoning Diagnostic

Te study e comses wde nge o nd uses ncudng esdent

deveoment wth snge-my houses on sm ots to bg box et.

Tee e seve zonng dstcts wthn the study e tht ncude

Resdence A-, Ru Resdence, Busness, nd Lmted ndust. A

evew o the Mboough Zonng Odnnce ws conducted to denty

the uses owed n ech o these zonng dstcts by ght o wth

sec emt.

Fom the estenmost secton o the study e on the Sudbuy bode

hedng west, the e s geney chctezed by sme commec

nd oce uses but ong Rt. . Tese ncude sm st ms nd

some utomotve uses. Lge budngs such s Rytheons

hedqutes, bg box et budngs ncudng Stes, Home Deotnd get, nd ubc ctes such s the wstewte tetment nt

nd the tnse stton e so octed n the study e. Addtony,

some et st deveoment nd mut-my esdent budngs cn

be ound on ths stetch o the codo. Snge-my homes e set

bck om Route , but wthn the study e, tcuy to the south

o the codo ong Dcenzo Bvd.

Ts secton outnes some o the key ovsons o the Mboough

Zonng Odnnce s t etes to the Wysde Dstct nd s

suemented by moe deted Zonng Dgnostc. Fgue 5usttes the zonng ctegoes tht wthn the study e.

Athough the odnnce does not ncude desctons o the zonng

dstcts, the oowng w summze the tye o zonng desgnton

bsed on summy o the use egutons nd the dmenson

stndds.

Resdence A-, whch s conned to sm secton o the study e

noth o Route nd ong Wson Rod, s my snge-

my esdent zonng dstct wth h ce mnmum ot szes.


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Figure 5 Zoning Map


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-

Ove the to 6 tme, Mbooughs outon s ojected

to emn moe o ess stbe, ddng ewe thn , esons,

suggestng tht thee my be mted demnd o ddton newhousng nd etvey stbe consume sendng demnd. Howeve,

the outon s ojected to become ncesngy moe ethncy

dvesed, ndctng otent tgeted commec deveoment

nd consume ootuntes. On vege the outon o

Mboough s sghty ode thn the county wth hghe

ecentge ged 55 yes nd ode, those consdeed to be e-

etement, wth downszng househods nd n ek dsosbe

ncome yes.

h -Te numbe o busnesses n Mboough ncesed between 8

nd by sghty moe thn %. Ts s dssm to both the

county nd the stte whch ost busnesses. Mboough hs moe

busnesses n when comed wth 6, so dssm to the

county nd stte. Busness gowth n Mboough ws most

onounced n oesson/technc sevces nd the heth ce

ndusty.

W -

Te ndusty secto vege nnu wge n Mboough, n ,

ws ney $86,5 nd we bove tht o both the county ndstte. Ts wge eesents ne % ncese snce 6 nd

gete thn the oxmte 8% nfton snce tht tme. Howeve,

wges n some ndusty sectos dd not kee ce wth nfton

ncudng whoese tde, educton, ts/entetnment nd

ccommodtons nd ood sevces.

Market Assessment Executive Summary

I Te uose o ths nyss s to ovde n ssessment o esdent

nd non-esdent mket condtons to nom codo n o n

oxmte . me secton o Route Est n Mboough,

Msschusetts. Ts nyss shoud be consdeed s decson suot

too to nom the codo nnng ocess.

As noted bove, the Study Ae s octed on the esten edge o the Cty

o Mboough nd extends om the ntesecton wth Fm Rod to

the munc boundy wth the own o Sudbuy. Access to the

ntestte hghwy system s etvey sme hedng west on Route to Ext 4-A. Howeve, t cn become congested wth the muttude o

sgnzed ntesectons ong Route , s we s nvgtng though

downtown Mboough.

K F

Te key ndngs o ths nyss e summzed next, nd e esented

n gete det thoughout the emnng chtes o ths eot.

L U() -

Resdent s the my use n the Route Codo Study Aeoowed by commec uses. Te commec uses e my

ong the Route ontge, whe the esdent uses e set bck

om the hghwy. Munc uses such s ks, cemetey nd

sewge tetment nt e so evdent n the Study Ae.

Deveoment ong the codo s somewht mxed, wth ew

et/sevce stoes/centes exst ntesesed wth vcnt nd nd

utomotve uses.


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n the Study Ae ove the st the 5-ye eod ccounted o moe

thn % o ctywde ses. Recenty, most o the ses wee n the

$, to $49,999 nge, nd key beow ecement cost,

suggestng mted mket t ths tme o condomnumdeveoment.

n ddton, the ses n the Study Ae e ethe townhouse-stye

unts o o tment budng convesons. Evdence o uxuy

fts n ow-to-md-se budngs s not ent tody, no s thee

mket to suot such deveoment, gven the hghe costs o

ths tye o constucton. As condtons n the o-se ket move

n the utue, hgh-densty, md-se budngs coud be nned,

deendng on the ong-tem ocus/vson o the Codo,

ecognzng tht ths mket my not be ent o 5 to yes,n the utue.

N-R k() -

Te mted mount o deveoed oce nd ndust sce n the

Route Codo suggest tht othe es n the cty hve bette

ccess to the ntestte hghwy netwok nd enjoyed hghe

mount o busness k deveoment. Te et deveoment wth

the Study Ae ccounts o bscy 5% o the ctywde suy,

suggestng othe es n the cty hve bette octon ttbutes

o et deveoment.

Te dvent o Home Deot () nd get () hs

stengthened the et dynmcs o the Codo; howeve, thee s

ots o cometng et ootuntes n the est o the cty nd

neghbong communtes. Attctng othe mjo etes to the

codo my be obemtc uness these etes need to otect

nd/o ncese the mket she om othe cometng enttes

enteng the mket.

-

Deste n ncese n the numbe o busnesses n Mboough

(8 to ), thee ws oss o moe thn ,8 jobs

eesentng ne 6.5% decne, whch outced the ecentgedecne n ethe the county o the stte. Losses n Mboough

emoyment wee most omnent n mnuctung nd

nomton sevces. Emoyment gowth n Mboough ws most

notced n nnce/nsunce nd the heth ce ndustes.

R (R) k -

Te ent mket n Mboough exeenced sgncnt exnson

ove the st decde, notng tht ove 9% o the ncese n

househods n Mboough dung tht tme cme om entes. Te

egon mket s ntcted to exnd by nothe , unts oso ove the next ve yes (5%).

Absoton s oecsted to be sucent to the new unts whe

occuncy tes e oecsted to emn bove 95%. Avege ents

n the egon e ntcted to ncese by ove 4% e ye nd by

6 woud vege ney $,77/month.

R (Ow) k -

Te o-se mket n Mboough veged snge-my unts

nnuy dung the s, bout one-outh o the 99s vege.

Smy, new condomnum deveoment veged ess thn unts e ye dung the s, s comed to n vege o 8

unts e ye n the 99s.

Te sow-down n ses nd new constucton ove the st ve yes

ws due n t to the nton ecesson nd cedt css, nd

uthe excebted by the numbe o oecosue uctons, whee n

Mboough, thee ws one ucton o evey thee snge-my

ses nd one ucton o evey .5 condomnum ses. Ses ctvty


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owne esdent, ehs oject wth 75 to unts coud be

hsed n ove ve-ye tme me, but t ths tme, mket

ndctos o ente esdent deveoment n the Route Codo

Study Ae e moe vobe.

2. I

Te Study Ae does not hve the octon ttbutes to ctue utue

ndust/esech nd deveoment ootuntes, deste the

esence o the Rytheon cmus t ts esten edge. n ddton to the

.5 mon SF o vbe ndust sce (one-h eesented by the

ome Hewett Pckd comex), nothe .67 mon SF o ndust

budng e s oosed o Mboough, whch nceses vbe

sce to . mon SF when ncudng oton o neghbong

Nothboough. A o ths oosed

ndust deveoment s octed on the westen sde o the cty, whee

ccess to the ntesttes (-495 nd -9) s moe convenent thn om

the Study Ae. ndust ootuntes n the Route Codo

e to be mted due my to ts oo hghwy ccessbty s

comed to othe ts o the cty.

3. Of

Te oce mket n Sububn Boston hs shown sgns o movement

ove the st ye o so, but unotuntey, ths movement ws notevdent n Mboough s bsoton emned negtve. Oce ents

n Mboough cuenty emn beow the ek, nd beow the eve

to suot new constucton t ths tme.

n ookng out t ten-ye eod, RKG estmtes tht emoyment

gowth n Mboough (n tot) coud esut n ddton oce

demnd o ove 77, SF, whch s st we beow the exstng

nventoy o vbe sce. Nonetheess, bsed on emoyment gowth

ojectons, RKG estmtes tht otent my exst o some medc

v

Bsed on the esech nd ndngs n ths nyss, the oowng efects

RKGs onon egdng deveoment otent nd consdetons o

the Study Ae n Mboough, Msschusetts. Te nuts nd

ssumtons whch e the bss o these deveoment consdetons

e esented n gete det thoughout ths eot nd eesent the

consutnts best oesson onons.

Howeve, thee s no ssunce tht ctu events w coesond wth

the ssumtons on whch these ndngs e bsed. Consequenty, no

guntee cn be mde tht the deveoment otent, ethe n tot o

by use tye (esdent nd commec) estmted n ths nyss

coesond wth the esuts ctuy cheved n the utue.

1. R

Annu demnd o new owne housng, n Mboough ove the next

ve yes, s estmted to nge om 5 nd 6 unts e ye, nd

demnd o new ente unts between 9 nd unts e ye. Gven

constucton ctvty n Mboough (n tot), nd deendng on the

cng o new oducts, RKG estmtes tht % to 5% o the owne

unts (bout to ), woud be condomnums whe new snge-my

homes woud nge between nd 4 unts e ye.Tese nnu estmtes woud be o the Cty o Mboough s

whoe, nd ehs the Wysde Dsctct coud ctue between %

nd 5% o ths demnd deendng on ojects deveoed n the othe

ts o the cty, cng nd mentes. Ts woud equte to u to

owne unts nd u to 5 ent unts e ye ong the Codo.

Seccy, wth esect to ente esdent, sutbe ste(s) n the

Study Ae ws vbe, n tment comex o 5 to 5 unts

coud be nned nd hsed n ove tme. Smy, wth esect to


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oces (,8 SF to 5, SF) n conjuncton wth Mboough

Host, o sevce oented oce uses (,6 SF to 6,8 SF) tht

ee octons wth hgh tc counts nd et/sevce bud-u

the thn n oce cmus o busness k octon whee most othe Mboough oce suy exsts.

wo motnt consdetons wth esect to such otent oce

deveoment ncude:

ths nyss s stetched ove ten-ye tme eod nd woud

esut n ony ncement deveoment nnuy; nd,

otent tennts coud ncude sm busnesses, enteeneus, nd

stt-us, equng fexbe ese tes nd tems tht my be

nsucent to wnt new constucton costs.

4. R

RKG estmtes otent ctue tes (t % nd 5%) o the ocy

unmet consume demnd coud esut n the otent deveoment o

4, SF to 5, SF o ddton et n Mboough, ong the

Study Ae, ezng tht the dese to be ne the bg box etes my

be stongest.

Athough t s dcut to secute secc tennts, the tyes o stoes

exhbtng the most otent ncude custeng o e nd

ccessoy shos, wth ocus to my cothng. Some otent hsbeen dented o gocey nd secty oods, though not o

u-ne suemket uness the dese woud be to otect mket she

om comettos.


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Framework Plan

Bsed on outech nd convestons wth the steeng commttee, emny Fmewok Pn ws deveoed to ustte otent

movements wthn the study e. Fgue 6 dentes these

movements, whch nge om steetsce ugdes, to ccess

movements, to vte secto edeveoment otent.

Moe seccy, ths ncudes deveong tgeted gtewy

movements t the two entywys to the codo to demcte v

to the dstct, codo steetsce enhncements med t denng the

steet edge nd movng the esthetc ook nd hythm o the

codo, the ceton o nodes med t movng the edestn

wkbty nd sety t key ntesectons. movements wthn the

ubc em ncude, tgetng nte-ce connectons to ow o

semess edestn nd vehcu ccuton, dentyng key es

o otent vte n o edeveoment, nd enhncng the

suoundng ts to ovde bette connectvty between Pnthe Cw,

Mount Wd Pk, otected nd munc nds, nd Chn Stte

Pk.

Te tems sted bove becme the bss o cetng the usttve

Vson Pn.


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Figure 6 Preliminary Framework

*

*

Bike

s

+Ne

ighbo

rhoo

d

Conn

ectio

ns

Gateway West

Gateway East

Bik

es

Connecti

ons

Connections

Panther Claw

Municipal Uses

MOUNTWAR

DPARK

CALLAHAN STATEPARK

ProtectedLand

Improve Internal Con-nections

PotentialRedevelopment Site

1

Potential Redevelopment Site

32

New Edge

VisionBu

fers

PotentialNode

Potential

Node

PotentialNode

Bike

s

+N

eighbo

rhood

Con

nectio

ns

Neighborhood

Connections

Hager Pond Views

StreetscapeE

nhan

cem

ents

StreetscapeEnhancements

Topo

graphy


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The Plan

Te Vson Pn o the Wysde Dstct ws estbshed by consdeng

the Fmewok Pn, Communty nut, esuts om the Mket

Assesment nd convestons wth the Steeng Commttee. Te

ustton to the ght s the Vson Pn o the Wysde Dstct, ts

ntent s to show the concetu och o utue gowth,

ecommended steetsce movements, otent vehcu nd

edestn connectons, n ootuntes, nd ntesecton ugdes.

Te Vson Pn s ment to be concetu n ntue nd uthe conveys

sees o stteges tht w enbe the dstct to evove ove tme.

Tose stteges ncude the oowng:

. Gtewy Enhncements

. ntesecton Enhncements

. Codo Enhncements

4. nte-ce Connectons

5.Out-ce Ootuntes

6. Deveoment Stes

7. Connectons

Ech o these eements e uthe descbed n the oowng ges.

get sttegc ntesectons

to cete se envonment

whee edestns nd vehces

cn semessy ntect

Actvey engge oc edestn

twys to ovde connectvty

between the codo nd

suoundng neghbohoods

Target


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Demcte enty nto the

codo wth gtewy ste

mentes nd onmentton.

Seect sttegc n

ootuntes to stengthen

exstng deveoment

Legend

Resdent

Poosed Resdent n

Exstng Commec

Poosed Commec n

Cete ctc mss wth

ddton mket dven

esdent n.

Raytheon


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1: Gw h

wo es hve been dented o tgeted Gtewy Enhncements

ong the codo, Fm Rod/Wson Steet to the west nd the

Sudbuy Lne to the est. Te ntent o the Gtewy Enhncements s to

cete sgntue exeence to demcte v nd detue nto

ths unque oton o the codo. Attctve etues, monuments,

coo, sgnge y nto cetng ths sense o v.

Potent enhncements shoud ncude Wyndng sgnge, such s

town ne o hstoc sgns, sec etue ndscng to ovde coo

nd seson nteest, eetng bnnes on hghwy ght oes to

enoce codo bndng, nd enhnced cosswks s mens to

sow tc. Te ntent o these etues s to cete use o the

vsto nd mens to eze tht v o detue to ths sece hs occued.

h

Wyndng

Sec etued ndscng

Bnnes

Enhnces cosswks


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2: I h

Tee secc ntesectons hve been dented o otent

ntesecton Enhncements ong the codo, the ntesecton o Rt

nd Pomhey Dve, Rt nd the evsed enty nto the edeveoed

mxed use commec/esdent ste, nd Rt nd the Rytheon

enty ntesecton. Te ntent o these ntesecton Enhncements s to

omote wkbty by cetng n moved edestn exeence,

ccommodte tc nd ovde ese o ccess t key commec nd

esdent onts ong the codo, nd deveo es whee eeted

codo mentes cn enoce the Rt bnd.

Potent enhncements shoud ncude common sgnge nd

wyndng, sec etued ndscng t the cones o the

ntesectons to ovde coo nd seson nteest, enoced codobndng, moved cosswks o edestn sety, educed cub cuts

nd dened odwy entnces, nd tgeted es whee the

suoundng ts cn sey coss the codo.

h

Wyndng

Sec etued ndscng

Bnnes

Enhnces cosswks

Reduced cub cuts

Connectons to ts


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3: h

Successu codo movements oten ncude eetton nd

hythm o mtes to ow the vsto eve o comot nd cty

whe tveng ethe by c o oot. movements nd enhncements

to the Rt codo shoud be no deent.

A consstent hythm o steet tees nd steet ghts w he to gve

ecognzed cdence to the codo. Low ndscng such s shubs o

hedgeow ong wth decotve encng w he to ovde sceenng to

the vous commec kng ots ong the codo. Tese

enhncements ovde eve o esthetc tetment whe so denng

the extent o the ubc em. Sgnge nd bnnes ong the codo

he to enoce the bnd s we s ovde wyndng, whe educng

nd consodtng cub cut w ovde se exeence o the vehcend edestn ke.

h

Steet ees

Lghtng

Low ndscng

Fencng

Sgnge

Bnnes

Reduced cub cuts


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4: I-

By ovdng nte-ce connectons between vous ces nd

destntons, mesube mount o vehce ts cn be ket o o Rt

, owng o moe semess tc fow, se edestn em, nd

the bty o both edestn nd bcyces to ccess numeous

busnesses wthout ventung out to the odwy. nte-ce

connectvty so educes the mount o cub-cuts ong the odwy

thus consodtng tc t the sgnzed ntesectons. Tese

connectons, temed wth the oosed deveoment scenos, so

encouge the dense concenttons o esdent uses to ss though

the commec nd et busnesses dy. Potent enhncements

ong these connectons shoud ncude edestn enhncements,

ndscng nd n-deveoment.

Key ces tht hve been dented o connecton ootuntes

ncude the get, Home Deot, the Joy As ste nd the edeveoed

Stes Shong Cente nd Post Rod Auto Pts stes. On the noth

sde o Rt , utue deveoment to the e o the ght ndust stes

coss om the Rytheon entnce shoud encouge nte-ce

connectons s we.

h

Pkng to kng connectons

Pedestn enhncements

Lndscng

n- deveoment


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5: O O

A benet o these codo movements s moe dened nd egbe

steet edge. Steets tees, ghtng, nd moved ntesectons y

n nteg t n the deveoment o the steet edge, howeve when

these mentes e mtched wth chtectue, mute yes o the

steet edge begn to om. Te dentcton o out-ce ootuntes

w ovde the chtectue tht bngs ths mut-dmenson steet

edge to e. Te cement o these ces t the ntesectons mtched

wth studyng the chtectu desgn etues o sce o these

stuctues w begn to me the steet om. A consstency o setbcks

nd ovdng mute edestn connectons to othe etes ow

o w so he to dene the edestn em wthn ths steet edge.

Vous ces hve been dented s n ootuntes o thesesteet edge denng es. A sm ce wthn the get Ste, nothe

wthn the Home Deot ste nd newy ceted ce wthn the

edeveoed Stes Shong Cente w he to dene the southen

edge o the codo. A key n ce just west o the Rytheon enty

ntesecton w stengthen the nothen edge o the codo.

h

Pcement t ntesectons

Pedestn connectons to

othe etes

Achtectu desgn etues

(sce)

Consstency n setbcks


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32/44


6: v

wo key deveoment stes hve been dented wthn the n. Whe

t s undestood tht nd ong the codo mght not yet be

vbe o deveoment, these two ste hve been sttegcy

seected o the octons, neghbong ces, nd otent tht the

utue use coud hve uon the codo nd the e. As ws noted n

the zonng dgnostc thee s edomnnce o st commec nd

et, s we s ght ndust nd oce uses ong the exstng

codo. A vey sm mount o esdent cuenty exsts. One o

the gos o the n s to bng hghe eves o densty to ech ctc

mss. Te Mket Assessment so dented modete demnd o

new mutmy esdent. wo exstng ces hve been dented s

es to tget wth ths esdent densty.

o the south o Rt n conjuncton wth the edeveoment o the

exstng Stes Shong Cente, mxed-use commec nd

esdent deveoment hs been oosed on the Post Rod Used Auto

Pts ste. Tese mxed-use nd ncesed densty ojects w seve s

new etue denng chtectu ce o the codo, w bng the

desed ncesed densty, nd move the exstng tx bse.

A second ste hs been dented to the noth o Rt hs been

dented on the exstng dvng nge nd otons o the exstng

ght ndust ste. Agn, bngng ths ddton ctc mss nd

ncesed densty to the codo stengthens the ddton tx bse

nd bngs ddton ootos to the exstng commec deveoments

owng gowth wthn the cuent bc.

Te ntent woud be to ow ths mx o uses to occu both wthn

ces nd on stnd-one stes nd to ow them nd the housng

ootuntes to be mket dven. Tese deveoments woud be

consdeed ont doo nd mctu ces o the codo. Te

cement o the budng woud he to enoce the steet edge s we

s connectons to djcent stes.

:

h

Mx o uses tht e mket dven

Exoe ootuntes o housng

Exoe ootuntes o

mxng uses wthn ces

Consde ont doo octons

Pce budngs to enoce

steet edge

Pce budngs to

enoce connectons

to djcent stes


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34/44


7:

Cuenty thee mjo ts ntesect wth the codo. Pnthe Cw

, unnng noth-south om Wson Cemetey, though the

Pomhey Dve/Dcenzo Dve ntesecton southwd towd the

otected nd south o get towd Chn Stte Pk. A second

utue t connecton om Mount Wd Pk noth o the codo

eng the westen sde o the Mboo Nssn cty to the Home

Deot, nd n connecton om the munc nds noth o the

dvng nge cossng the codo t the Rytheon enty ntesecton

then movng southwd towd Chn Stte Pk.

Neghbohood t systems tht connect et to esdent to k

systems ovde successu nd se em o the edestn nd

bcycsts to ccess communtys mentes. movng nd estbshngthese thee dented t codos w y mjo oe n the success

o the ove codo movements. As these t connectons e

deveoed, the cty shoud nsttute stndds o the twys ssung

comnce both edestns nd bkes. Te convegence o these ts

shoud occu t the mjo ntesectons ong the codo nd be t o

the oosed odwy nd ntesecton movements. Fny, the cty

shoud wok wth the oety ownes o the codo busnesses nd

esdences to dedcte nd o the estbshment o the vt non-

vehcu communty nks.

h

Stndds o s? Pedestn

& bkes

Connectons t ntesectons

Wok wth oety ownes

to estbsh nks


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36/44


A h

o the ght s tyc usttve secton o the ove movements

o the codo. t s ment to be ghc eesentton o the

movements om the ce o budng on one sde to the ce o

budng on the othe sde o the steet.

Iv

. Ldp

2. Pk dp

. Dd y dv

4. hy d my ppvd d

. d d b

6. F h--Wy d d d pk

7. Dv h wh m d bd

. p hw d mmd p p

. yhm dwy d d

0. E bd pm hp d h d d hd

pk

. mpvd d wy zd d

2. Ldp d hd by pk d

. Cmm p d dvpm

4. E bd d m h d

. Pvd h w m d

1 2 3 4 5


37/44


6 7 8 9 10 11 12 13 14 15

Chcte Sketch - Lookng Est ong Boston Post Rod towd Od Boston Post Rod (nset: exstng condtons)


38/44


Roadway Improvements

Te tnsotton envonment ys sgncnt oe n how ths

esten oton o the Rt codo w ook n the utue. As t o

ths eot, tnsotton nnes nd engnees woked wth the

stkehodes to denty the vsons nd concets o wht the nd uses

n nd ound the codo mght ook ke, nd then deveoed n

o ddessng the nstuctue needs ong the odwy.

n eng o ths, VHB sent tme n the ed nd evewed vbe

hstoc tnsotton nomton ong the codo to bette denty

wht otons coud be nvestgted nd wht otons hed some

omse, gven the gos nd objectves o the eot. Ts ncuded

outech meetngs wth ocs om the Cty o Mboough, the

Msschusetts Detment o nsotton (MssDO), ndnteested stkehodes who hve wokng knowedge o the codo.

Addtony, VHB nsotton st who e m wth the ove

mkeu nd chcte o the codo oeed the esectves on wht

woks we nd not-so-we ong ths stetch o the codo.

n most dscussons, t ws ce tht the eceved ntue o the

odwy es to be one tht s ocused most excusvey on

motozed modes o tnsotton. Vey mted edestn nd bcyce

otons e ovded ~ nd whee they e ovded, they e sedom

used. Dve seeds ong the codo wee so hghghted s

negtve om sety nd oeton esectve. Lsty, the hstoc

deveoment ttens ong the codo seems to hve ceted

stuton whee the cuent ou ne, hgh seed secton o the odwy

s consdeed unse by mny dves who e ookng to tun o o the

odwy.

Te emny evew o the codo by the tnsotton tem

deveoed otons tht ddessed these concens om gob

esectve ~ though t s ce tht ddton eot w need to be

mde to ddess some o the outstndng questons sed by Cty &

MssDO ocs. Mny, those questons ocused on the ong-tem

needs o the codo nd the otent utue use demnds tht my o

my not be ced uon the exstng nstuctue.

Fst oton - Reduce the mnne om ts cuent ou-ne coss-

secton down to thee-ne coss-secton, wth cente et-tun ne

o tunng tc. Ts oton ws consdeed s t ncudes the

otent to educe the ove eceton o the codo s one o

vehcu-oented hghwy to moe bsc odwy tht woud be

suotve o the edestn nd bcycsts usng the odwy. t woud,

howeve, need to be demonstted to MssDO tht the n cn

ccommodte both the cuent nd utue vehcu demnds tht coud

be ced uon t.

Second oton - Reduce the ne wdths ong the codo nd ovde

the ootunty o edestn nd bcyce ccommodtons. Ts oton

Figure 7 Potential Roadway ImprovementsDiagram - Option 1


39/44


Figure 8 Potential Roadway Improvements Diagram - Option 2


40/44


woud ugde the edestn nd bcyce otons ong the codo,

but woud key eque odwy wdenng nd otenty nd tkngs

to mement.

Nx

Bsed on the outech wth the Stkehodes nd though meetngs

wth the Msschusetts Detment o nsotton (MssDO), the

Mboough Economc Deveoment Cooton (MEDC) nd the Cty

shoud dvnce the oowng next stes to tke the Wysde Dstct

Vson Pn cose to ety:

Conduct moe deted sttstc nd engneeng -bsed

evuton o the codos tnsotton needs. Whe the o

eots ocused on hstoc nomton nd stkehode

knowedge, t cked secc nomton bout tc voumes,

ntesecton nd odwy oetng metes, nd the hysc

condton o the odwys. A moe thoough evuton nd

undestndng o ths nomton woud he n denng both the

cuent needs o the codo s we s the ong-tem needs o the

e. Dt tht woud need to be gtheed woud ncude:

f vm m vh, pd, d by

dy, pk h, d wkd b;

y h d (d j d h

d);

kw dvpm d vy m; d

p v d/ h mpvm

pm h mh mp f dmd h h h-m

-m.

Ts tnsotton evuton shoud ncude the denton o one

o two eeed deveoment otons tht woud bng some ocus

onto the ojected needs o the codo. Ts woud ncude

dentyng the tye nd mgntude o otent nd uses nd

zonng chnges (esdent, commec, eceton, etc) tht

coud be octed ong the codo n the utue. Ts woud owtnsotton exets to oject nd ovey the mcts o those

ojects on to o the ong-tem needs o the codo (outsde o

ths stetch o odwy).

A ong, stkehodes nd Cty ocs shoud constnty be

ovdng egu udtes to ech othe nd echng out nd

connectng wth MssDO ocs to guge the nteest nd

suot o the oject s the Route codo dvnces. Becuse

Route s unde the jusdcton o the Commonweth, MssDO

needs to be suotve o ny chnges beng contemted. Moe

motnty, MssDO cn be vube esouce n dvncng the

oject beyond the nnng stges on numbe o deent onts.

Aong wth nnng o the needs o the codo, t s motnt to

denty otent shot-tem nd ong-tem undng souces o the

ndvdu eements o the oject nd/o the coectve oject s

whoe. Some undng souces e ovded te n ths

memondum tht shoud be exoed o both desgn nd

mementton eots.

n ddton to the next stes dented bove, emny st o

undng souces nd ode o mgntude costs wee eed o the

ntcted odwy movements / enhncements ong the Rt.

Codo. Te undng nd ode o mgntudes costs e ncuded n

Aendx D, s emny souce o nomton tht mght sssted

the Cty s they consde how ojects e dened, mementton

stes, nd otent costs.


41/44


Zoning Recommendations

Bsed uon the Wysde Dsctct Vson Pn, the Commec nd

Resdent Mket Assessment eed by RKG Assoctes n

Decembe , nd evew o the Mboough Zonng Odnnce, t

s oosed tht new ovey dstct be consdeed to mement the

ecommendtons emntng om ths nnng eot. Te vson o

the codo cs o mx o et estbshments ong wth

esdent deveoments; estbsh desgn cte o new o

edeveoed budngs; cete bette ndscng nd steetscng ong

the codo; nd move ccess mngement though nteconnectons

between deveoments nd edestn nd bcyce ccess. Te go s to

ovde o moe esng nd ttctve gtewy to the Cty nd to

bette mnge tc fow nd kng wthn the deveoed ces

ontng on Route .

n ode to mement the eeed sceno o the Route Est

codo, zonng chnges w need to be ddessed. Te zonng dstcts

tht wthn o decty djcent to the Coe Study Ae ncude:

Resdence A-

Ru Resdence

Busness, nd

Lmted ndust

Athough the ovsons o the exstng zonng ow o mny o the

nd uses ecommended n the usttve codo n, t does not uy

ncoote the tye nd mx o esdent nd commec uses

envsoned. Moeove, cetn esthetc nd tnsotton stndds

e necessy to cheve the ove vson contemted o the

codo. Such stndds w enhnce the steetsce, ovde bues

between esdent nd non-esdent uses, move bcyce nd

edestn mobty, egute kng nd ste ccess n coodnted

mnne, nd encouge sound desgn nces to new deveoment

ojects. o tht end, the zonng must ntegte desgn nd ccess

mngement stndds to cheve the gos o ths nnng eot.

t s ecommended tht new Wysde Ovey Dstct be estbshed.

t w knt togethe the ou exstng zonng dstcts nto one cohesve

dstct desgned to mement the vson o the study e. Te

egutons oosed wthn the ovey dstct woud be mndtoy o

ny oosed new deveoment. Seccy, the oosed zonng

chnges (see Aendx C) w ncude the oowng:

A evsed st o uses owed by ght nd by sec use emt to

ncude mut-my, commec, nd oce uses;

New dmenson egutons o the ovey dstct;

Shed kng ownces whee djcent uses hve deng hous

o busness n ode to educe the mount o nd devoted to

kng;

Revsed desgn stndds o budngs, kng ots, nd

steetsces (ncudng edestn nd bcyce ccess); nd

Access mngement egutons tht w conto the cement nd

desgn o cub cuts n the dstct.

Ts s emny dt tht eques ddton vettng by the Cty to

ensue tht the oe ocedues, use egutons, dmenson

equements, nd othe eted deveoment stndds hve been

oey ed to the oosed ovey dstct.


42/44


Figure 9 Draft Wayside Overlay District


43/44



44/44


Vanasse Hangen Brustlin, Inc.

Date post:	03-Apr-2018
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