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Home My WebLink About2009-11-18 Public Presentation (PDF) (5.3 megs)_201402030852549594WILKES SQUARE REDEVELOPMENT A GREAT SITE – IN SEARCH OF A GREAT USE November 18, 2009 www .nantucket-ma.gov/wilkessquarestudy SCHEDULE July 2009: Project Start September 16 2009: First Meetings Sep-Oct 2009: Development of Preliminary Alternatives Week of October 12 2009: Second Public Meeting: October 14: Open House Oct-Nov 2009: Development of Alternatives Week of November 9 2009: Third Public Meeting: November 18 Nov-Dec: Development of Final Alternatives Week of December 7 2009: Fourth Public Meeting: December 05: Christmas Stroll Open House December 09: Board of Selectman Meeting End of December 2009: Submission of Findings OUTREACH TO DATE Planning Ofﬁce Transportation Ofﬁce NRTA Representative of Green Hound LLC Representative of N Grid Representative of NIR Downtown Revitalization Committee Members of the Press Historic District Commission Town Association Board of Selectman Salt Marsh Center All Residents THE SITE AND THE STUDY AREA 1. The 5.65 acre site is half as big as downtown Nantucket 2. The site is not owned by the town: multiple land owners 3. Lease terms of existing tenants including the tank farm 4. The town does not propose to buy the land 5. Current zoning promotes suburban style detached buildings 6. Chapter 91 requirements are onerous for individual owners 7. The purpose is to enable good development through good planning PLANNING PRINCIPLES •Connect Nantucket to its waterfront: make the site publicly accessible •Complement downtown and support the island •Improve the convenience and safety of negotiating through and in the downtown in all seasons •Reﬂect the historic qualities of the site and not copy downtown Nantucket •Create smaller scale civic spaces on the water •Preserve and enhance the working waterfront •Find a diverse and marketable mix of uses that attract wide range of individuals •Promote year round activities •Emphasize resident-focused services and amenities •Focus on implementation OCTOBER 14 OPEN HOUSE FEEDBACK THEMES •Network of public spaces creates great opportunities •Maintain the scale, character and authenticity of Nantucket - do not imitate other waterfronts •Take advantage of waterfront views for housing •No consensus on a consolidated town ofﬁce building on this site •Ideas for civic and cultural amenities •At least one scenario should leave current parking lot in place •Location of the transportation center and parking garage were favored 6 REVISED PROGRAM AND ALTERNATIVES PLANNING FRAMEWORK IMPLEMENTATION AND NEXT STEPS 1.O 2.O 3.O REVISED PROGRAM AND ALTERNATIVES 1.O As of Right I As of Right II Rezoning Scenario I Rezoning Scenario II AS OF RIGHT OPTION I : STATUS QUO •National Grid site and the tank farm Site are developed •Grand Union and parking lot remain as is •Greenhound site remains as the transportation center •Total GSF: 73,000 Opportunities and Challenges Private •Least risky alternative •Environmental clean up required •Chapter 91 requirements too onerous •Lowest value option Public •Greater privatization of waterfront •Does little to support the performance of downtown •Little contribution to island life year round •Accommodates on-site parking requirements •Surplus parking available for other downtown users •Existing privately owned and controlled parking is assumed to continue as public parking •Does not improve transportation •No significant cultural, civic and convenience retail spaces •Minimal town engagement AS OF RIGHT OPTION II: MAXIMUM BY-RIGHT •National Grid and Winthrop/NIR sites developed with full envelope theoretically possible under zoning •Greenhound site remains as the transportation center •Total GSF: 139,000 Opportunities and Challenges Private •Redevelopment potentials difficult to achieve - the theoretical maximum •Environmental clean up required •Chapter 91 requirements too onerous •Highest risk alternative •Highest Value Option (if achieved) Public •Greater privatization of waterfront •Does little to support the performance of downtown •Little contribution to island life year round •Accommodates on-site parking requirements •Limited surplus parking available for other downtown users •Does not improve transportation and could make conditions worse •No significant cultural, civic spaces, convenience retail •Minimal town engagement Total GSF: 162,000 Opportunities and Challenges Private •Shared benefits and burdens •Environmental clean-up required •Potential for 43D expedited permitting •Potential for public infrastructure funding •Low risk option •Highest value option Public •Improves public access to waterfront •Improves pedestrian and bicycle safety •Supports the performance of downtown, beyond the boundaries of the site •Makes positive contributions to year round island-life •Accommodates on-site parking requirements •Limited surplus parking available for other downtown users •Creates an inter-modal transit presence •Provides significant cultural and civic spaces •Chapter 91 requirements can be addressed through Municipal Harbor Plan •This option assumes downtown parking ratios •Requires public-private partnerships REZONING SCENARIO I: ASSEMBLAGE/CO-OPERATION Total gsf:178,000 Parking Garage GSF: 93,000 Opportunities and Challenges Private •Shared benefits and burdens •Environmental clean-up required •Potential for 43D expedited permitting •Potential for public infrastructure funding •High risk option •Highest value option Public •Improves public access to waterfront •Improves pedestrian and bicycle safety •Supports the performance of downtown, beyond the boundaries of the site •Makes positive contributions to island-life •Accommodates on-site parking requirements •Substantial surplus parking available for other downtown users •Creates an inter-modal transit center with affordable service oriented retail spaces •Provides significant cultural and civic spaces •Chapter 91 requirements can be addressed through Municipal Harbor Plan •Rezoning assumes downtown parking ratios •Requires extensive public-private partnerships and requires long term public sector commitment REZONING SCENARIO II: ASSEMBLAGE/CO-OPERATION SUMMARY OF PROGRAM Program AR I AR II SCE. I SCE. II Residential 41,000 87,000 42,000 48,000 Commercial/Work 16,000 20,000 Grocery 15,000 17,000 17,000 Hotel 35,000 36,000 36,000 Ch. 91/FPA Retail 6,500 6,500 5,000 5,000 Ch.91/FPA Marine 8,500 9,000 5,000 5.000 Affordable Service Oriented Retail 6,000 Transportation 2,000 2,000 5,000 5,000 Town Annex & Education 19,000 19,000 Cultural/Entertainment 17,000 17,000 Total: 73,000 139,000 162,000 178,000 Total On Site Parking 187 179 194 288 Total Spaces for On-site Development 142 152 157 168 Surplus Available for Other Downtown Users 45 27 37 120 Shared Parking Supply 152 118 139 233 PLANNING FRAMEWORK 2.O Network of Public Spaces Circulation Block Structure and Land Use Height and Massing NETWORK OF PUBLIC SPACES - SMALL CIVIC SPACES, CONNECTING ASSETS PROPOSED CIRCULATION - ADDITIONAL CAPACITY AND ORGANIZED FLEXIBLE BLOCK STRUCTURE AND LAND USE USES Block A: Town Annex/Education Block B: Transportation Center Residential Block C: Parking Garage or Market Cultural Block D: Market Cultural or Surface Parking Block E: Residential Hotel Block F: Hotel or Residential Block G: Civic Space COMPARISON WITH DOWNTOWN NANTUCKET BLOCKS NETWORK OF PUBLIS SPACES: INFORMAL SECONDARY CIRCULATION THE FRAMEWORK HEIGHT AND MASSING 40’ 30’ 40’ 30’ 40’ 30’ BLOCK E - RESIDENTIAL BLOCK B - TRANSPORT BLOCK A – TOWN ANNEX MAIN STREET ELEVATION BLOCK F - HOTEL BLOCK D – MARKET/CULTURAL MAIN STREET BLOCK F - HOTEL BLOCK E - RESIDENTIAL OLD WHALE STREET ELEVATION STEEPLE STREET ELEVATION NEW WHALE STCANDLE STCANDLE STWASHINGTON STNEW WHALE STOLD WHALE STSTEEPLE STMAIN STCOMMERCIAL ST ARTIST’S IMPRESSION OF THE WATER FRONT ARTIST’S IMPRESSION OF TOWN LANDING ARTISTS’S IMPRESSION OF WILKES SQUARE ARTISTS’S IMPRESSION OF WILKES SQUARE IMPLEMENTATION AND NEXT STEPS 3.O IMPLEMENTATION AND NEXT STEPS A Workable Implementation Strategy Site Conditions •Tank farm removal/relocation •Environmental remediation Entitlements •Zoning framework/local support •Chapter 91-Municipal Harbor Plan/State support •MA Chapter 43D-Expedited permitting/land owner support Infrastructure Financing Plans •Wilkes Square ROW reconﬁguration •Onsite street grid/Utilities upgrades •Urban design/Open space improvements •Intermodal Transportation Center •Public parking improvements DISCUSSION