Town of Framingham Downtown Framingham TOD Study · 2020. 2. 16. · DOWNTOWN FRAMINGHAM TOD STUDY...

1DOWNTOWN FRAMINGHAM TOD STUDY The Cecil Group | Greenman-Pedersen, Inc. December 10, 2014

December 10, 2014

Town of Framingham

Downtown Framingham TOD Study

Prepared for the Metropolitan Area Planning Council

and the Town of Framingham

The Cecil Group with GPI


Update on Development Feasibility Analysis

Pearl Street Scenario

Howard Street Scenario

Hollis Court Scenario

Transportation Options and Development Impact

Topics

Framingham Downtown Transportation Study


Selected Test Sites



Based on feedback from TOD Roundtable:

Smaller average unit size

950 SF per unit (previously 1,200 SF per unit)

Lower parking requirements

1 space per residential unit (previously 1.5 per unit)

Results in building height extending up to 5-stories

Increased residential unit counts

Increased redevelopment FAR

Updated Development Testing



Pearl Street – Existing Parcels


Existing FAR = 0.88


Pearl Street – Redevelopment Scenario


Note: scenario is hypothetical to test and depict the potential scale and character of

development. Redevelopment would require private and public actions to implement.

Proposed FAR = 1.71

(previously 200,000 GSF)

(previously 150 units)

(previously 1.54)


Pearl Street – Potential Character Illustration





Pearl Street – Observations and Discussion


Residential-focused redevelopment program to support downtown

activity, businesses and vitality

Approximately 230 residential units (previously 150)

Opportunity for enhanced pedestrian circulation from city-owned parking

structure to Concord St. and rail station

More consistent street wall, massing and scale supports downtown

character and sense of place

Overall scale of 4- to 5-story redevelopment respects adjacent context

Ongoing small scale infill development opportunities should be

encouraged and supported


Howard Street – Existing Parcels and Buildings


Existing FAR = 0.74


Howard Street – Redevelopment Scenario (surface parking)


FAR = 1.10(previously 64 units)




Howard Street – Redevelopment Scenario (parking deck)




FAR = 1.59(previously 114,000 GSF)


(previously 1.34)


Howard Street – Potential Character Illustration





Howard Street – Observations and Discussion


Mixed-use redevelopment program adds activity to Concord Street

Approximately 80 (previously 64) residential units with 12,000 sf of new

ground floor retail

Opportunity to frame the Downtown Common and add an open space

More consistent street wall, massing and scale supports downtown

character and sense of place on Concord and Howard Street

Overall scale of 4- to 5-story redevelopment with parking deck respects

adjacent context


Hollis Court – Existing Parcels


Existing FAR = 0.42


Hollis Court –Redevelopment Scenario






(previously 1.09)


Hollis Court – Redevelopment Scenario




(Expand parking structure to support development)


Hollis Court – Potential Character Illustration





Hollis Court – Observations and Discussion


Redevelopment program focused on mixed-use to add activity to Hollis

Hollis Court can be connected to Waverly independent of other street

configuration options

Shared parking structure at the center of the large block could be used to

support commuter rail and enable large scale redevelopment

Convenient location for commuter rail parking and pedestrian access to

consolidate and unlock land for other uses

5-story redevelopment adds density at central downtown location




X

Potential depression of Route 135






(previously 1.09)



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Development Feasibility Analysis & Value Capture

AnalysisDowntown Framingham

Transit Oriented Development

December 10, 2014

Development Feasibility

revised 11/18/14 Pearl Street Howard Street Howard w/ deck Hollis CourtTotal building Area (GSF) 374,452 165,086 238,086 346,010 Retail (NSF) 0 34,427 34,427 56,231 Office (NSF) 11,299 23,471 32,111 0 Residential (NSF) 259,567 92,596 147,596 272,546 Residential (units) 227 81 129 238

Economic FeasibilityTotal Costs Acquisition $9,979,375 $8,019,625 $8,019,625 $9,923,250

Demolition $185,865 $127,495 $127,495 $297,405Renovation $1,894,740 $6,582,801 $6,582,801 $2,225,365New Construction $43,357,501 $11,461,993 $22,139,455 $49,826,497Parking $1,190,396 $693,988 $2,654,188 $1,744,297 TOTAL $56,607,877 $26,885,902 $39,523,564 $64,016,815

Total Revenues Office $1,694,880 $3,520,688 $4,816,688 $0Retail $0 $5,164,005 $5,164,005 $8,434,635Residential $54,049,233 $19,281,086 $30,733,630 $56,751,728 TOTAL $55,744,113 $27,965,779 $40,714,323 $65,186,363

NET Revenue ($863,764) $1,079,877 $1,190,758 $1,169,548Net as percent of total cost -1.53% 4.02% 3.01% 1.83%

Summary

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Value Capture Analysis• District Improvement Financing (DIF)

• Uses new incremental property tax to fund (via bond) public infrastructure

• TIF• Tax abatement (contract) agreement between developer

and Town to facilitate project and/or public improvements

• Urban Center Housing TIF

• Chapter 121A• Special purpose urban renewal corporation• Alternative tax agreements

• I-Cubed• State funded using incremental income and sales taxes

Economic Development & Industrial Corporation (EDIC)• Created by Chapter 124 of Acts & Resolves, 1995• EDIC has broad authority to

• Engage in urban renewal or community development projects

• Identify areas needing “clearance, conservation, and rehabilitation”

• Act as Town’s community development agent• Finance development projects • Borrow and lend money

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EDIC (cont’d)

• Under Chapter 124, Town has powers, too.• Specifically, the Town may:

• Pay for acquisition, development, and operating costs of community development projects conducted under an EDIC-approved plan

• Issue bonds for EDIC community development projects as “outside debt”, with 20-year repayment

• Effectively act as a mortgagee

Other Possibilities

• CDBG Section 108• HOME *can be used to leverage market-rate units• Urban Center Housing Tax Increment Financing

(UCH-TIF)• Other Tax Incentives (may require Special Act, e.g.,

Provincetown and Truro)

Town of Framingham Multi-Modal Improvements December 10, 2014

In association with:

Purpose – Multi-Modal Improvements

• Identify Steps to Advance Downtown Vision ▫ “Re-energized, Walkable, Mixed-Use Core”

Multi-Modal User Groups … Connections by all Modes

What does this mean for Downtown?

• Improvements that facilitate safe and efficient movement of pedestrians, bicyclists, transit users, and vehicles to and through the Downtown. ▫ Specific Multi-Modal Improvements to Support

Identified Development Parcels

▫ Critical Mass

600’ of Curbing & Sidewalk - $60,000

New Crosswalk - $30,000

Sharrows - $11,000/Mile

Route 126 Improvements

• Streetscape and Sidewalk Improvements

• Enhancements to the corridor for pedestrians

Leaves gaps in pedestrian network for TOD parcels

Reconstruct Kendall St - $250,000

Bike Lanes on Waverly Street - $500,000

Waverly Street Crosswalk - $50,000

Critical Mass

Downtown Framingham Implementation Plan

TRANSPORTATION AND PUBLIC IMPROVEMENTS IN DOWNTOWN What are the opportunities and challenges in Downtown?

Transportation & Public Spaces are KEY to creating a vibrant, active, and economically viable Downtown.

OPPORTUNITIES & ASSETS New Concord Street sidewalks and streetscape

Removal of Concord Street roundabout

Wide sidewalks – Potential for seating & plantings

Unique non-vehicle trail network opportunity

Abundance of existing parking

Enhanced MWRTA facility & routes

Farm Pond, Cushing Park, Town Common

CHALLENGES The project team has divided the Downtown into different areas on the following boards. These boards outline some of the unique transportation challenges. Let us know what you think. At the end, we ask you to prioritize how you would spend transportation dollars Downtown.


TRANSPORTATION CHALLENGES IN DOWNTOWN

District 1

Sub-district Map Key

Barrier to Farm Pond

Under Utilized Parking

Rail Crossing

Welcome Transit Use

Complete Streets



District 2


Accessibility

Accommodate all Users

Placemaking

Residential Opportunity

Infill Development



District 3


Community Use

Residential Rail Use

Bicycle Accommodations

Pedestrian Corridors

Congestion



District 4


Barrier to Farm Pond

Under Utilized Parking

Rail Crossing

Accommodating Transit

Complete Streets

Town-wide Transportation Context

• 11 at-grade rail crossing in Town

• Physical Barriers • Mass Pike (I-90), Route 9 • Rail Lines • Reservoirs, Rivers and Brooks


TRANSPORTATION AND PUBLIC IMPROVEMENTS IN DOWNTOWN

What is your top priority for Downtown?

Sidewalks, crosswalks, lighting & public areas

Expand access to public transit

Bicycle connections linking Downtown to surrounding neighborhoods and towns

Reduce Traffic Congestion

Better Parking Management

Open access to Farm Pond


TRANSPORTATION AND PUBLIC IMPROVEMENTS IN DOWNTOWN

What is your top priority for Downtown?

26% Sidewalks, crosswalks, lighting & public areas

7% Expand access to public transit

10% Bicycle connections linking Downtown to surrounding neighborhoods and towns

28% Reduce Traffic Congestion

6% Better Parking Management

23% Open access to Farm Pond

7.3 Miles of roadway

$500/ft to reconstruct

Incudes roadway, curbing, sidewalk, drainage and streetscape

Total - ~$20 M

Alternative - Depress Route 126

…depressing Route 126 under Route 135 would adversely impact the Downtown

environment...

Alternative - Depress Route 135

…depressing Route 135 under Route 126 would enhancing pedestrian connections

within Downtown...

Alternative – East (Bishop) Bypass

…an overpass at Bishop cripples the pedestrian fabric of this corridor...

Alternative – West Bypass

…Unfeasible expense for infrastructure...

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Downtown Framingham and Transit-Oriented Development

Roundtable Number 7December 10, 2014

Downtown Framingham TOD StudyZoning Analysis & Recommendations

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Recap: 5 Study Area Zoning Districts

• Central Business District (CB)*• Business (B)• General Residence (G)• Manufacturing (M)• Office/Professional (P)

*Majority of analysis to date has focused on the CB district.

Downtown Zoning Districts

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Recap: Allowed Uses• Wide range of commercial uses.

– Most retail– Professional or administrative offices– Health clubs– Artisans, artist studios– Lodge, club or private non-profit social or fraternal

organization– Trade, professional or other school

• Some residential• Many typical uses not allowed, as of right or by

Special Permit.

Recap: Multi-Family Residential• New construction multifamily-only residential

NOT allowed anywhere even by Special Permit.

• Multi-family ALLOWED by Special Permit only in:– CB District as part of Mixed-Use– Historic Reuse – but limited to condominiums– Conversion of single-family to multi-family– As part of a Planned Unit Development (PUD)

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Recap: Special Permits • Structures over 8,000 SF require a Special

Permit.• Restaurants require a Special Permit.

– 8,000 SF or under: ZBA– 8,000 SF and over: PB

• Mixed-Use development requires a Special Permit

• Administrative, professional offices and bank branches under 8,000 in the Office/Professional District.

Recap: Site Plan Review

• Required of any new structure/structures– Only exception: Residential with <5 new parking

spaces (e.g. Single Family)

• Requirements: – Review of detailed site plan and other documents– Development Impact Statement– Timing: Up to 155 days.

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Recap: Zoning Overview Summary

• Zoning By-Law is quite restrictive in the downtown– Multi-family not allowed by right– Onerous Special Permit process

• Restaurants (any)• Any structure over 8,000 SF

– All new construction requires a Site Plan Review• Includes Development Impact Assessment

Public Input: Open House Findings

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Station 1: Business/Retail Demand Zoning Considerations

What type of businesses would you like to see more of?• Additional restaurants: 54• Cafes bakeries, coffee shops: 51• Small pubs, bars and wine bars:

35• Small to medium sized grocer: 35• Artist space, galleries,

performance space: 58• Professional offices: 23• Clothing/general retail: 33• Daily needs/services: 18

Zoning Station: What zoning changes would be supported?

QUESTIONS• Should mixed-use and

multifamily be allowed by right in Downtown?– Yes: 86%– No: 14%

• Should downtown zoning include design guidelines regulating types of materials used, location of entrances, and signage, etc.– Yes: 91%– No: 9%

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QUESTIONS• Should parking requirements

be more flexible or reduced in Downtown to make development more feasible?– Yes: 92%– No: 8%

• Should restaurants be allowed by right in Downtown?– Yes: 93%– No: 7%

Zoning Station: What zoning changes would be supported?

Visual Preference• Participants selected

images.• What appealed to

them?

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Visual Preference: Comments“Buildings have colonial facades. Wide streets. Gathering places.”

“I like downtown cafes.”

“Inviting atmosphere with traditional character.”

“Inviting.”

Visual Preference: Comments“Enhancement of current character.”

“Inviting, attractive design and scale.”

“Condos on second, third…floors.”

“Make downtown vital in all ways.”

“Visually attractive living spaces. Balconies appealing.

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Visual Preference: Comments“I like how the top floor steps back to make the building less looming from street – more visually appealing.”

“I would like to see nice condos above retail/commercial, brick sidewalks, and alleys would be nice.”

“Notice, no ugly signs, wide sidewalks. The solidity of nice brick and scale.”

“Outdoor cafes. Destinations.”

Visual Preference: Comments“Lots of brick and stone architectural materials.”

“Fun places to eat, drink, socialize.”

“Retail on street. Residences above.”

“Perfect, but not the J. Crew.”

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Visual Preference: Comments“Modern”

“Create a vibrant and modern downtown.”

Development scale/feasibility informs zoning

What makes development feasible?• Height: 4-5 stories• Densities: 36-40 units/acre

– smaller units, 950sf avg

• Parking: 1 space per unit – Vary by number of bedrooms

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Zoning Recommendations

1. Keep current zoning

2. Revise CBD1. Size of district2. Allowable uses

3. Zoning overlay district1. No need to change any underlying zoning2. Overlay would allow additional uses as of right or by

Special Permit not allowed in underlying zoning

Zoning Options

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Future Zoning District

Recommendations:Allow more housing as of right

• Allow multifamily development by right– Site plan and design review still required– Incorporate design standards into bylaw– Allow 3-BR units

• Allow mixed-use development by right• Only require a Special Permit for large projects

– Example 1: 4 stories and under by right, 5-6 by special permit

– Example 2: Projects under 50,000sf by right, over by Special Permit

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Recommendation:Create downtown site plan and design review. • Downtown site considerations different than auto-oriented

corridors. Should have a separate process.– Setbacks - streetwall– Parking– Massing– Open space

• Incorporate design standards into the bylaw– Building articulation– Roof form/mechanical screening– Entrance locations– External materials (e.g. brick, stone, pre-cast concrete, etc.)– Transparent windows (e.g. 50% of street facing ground floor

commercial)• Develop accompanying design guidelines

– Examples of preferred design

Recommendations:Lower and flexible parking requirements

• Residential– Lower required parking

• Studio Apts: 0.5 space• 1BR Apts: 1 space• 2-3 BR: 1.5 spaces• Reduce requirements by increasing radius for qualifying off-street

parking facilities• Consider eliminating commercial parking requirements

for smaller projects/uses– Many communities do not require parking for

retail/restaurant/office uses• Encourage shared parking

– Surface and structured

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Recommendations:Other Considerations

• Inclusionary Zoning– Require percentage of units to be affordable

• Density bonuses– Affordable housing density bonus

• 10% affordable units, up to 6 stories (70’)

– Parcel assembly • Example: 1 acre or more, up to 6 stories (70’)

QUESTIONS

• Overlay or CBD changes?• What are the appropriate heights and

densities?• Parking flexibility?• Affordable housing component?• Density bonus as an incentive?

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Next Steps

• Define district boundaries• Overlay or Enlarge CBD• Draft Zoning Text

– Planning Board, Standing Committee on Planning and Zoning, Board of Selectmen

– Public Hearing

• Final Zoning Text• Town Meeting

Town of Framingham Downtown Framingham TOD Study · 2020. 2. 16. · DOWNTOWN FRAMINGHAM TOD STUDY...

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