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2014 Retrospective Thoughts from my 35-year career
Cambridge Seems to be a Verb J. Roger Boothe Director of Urban Design (1979-2014)
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In his 1970 book I Seem To Be a Verb, R. Buckminster Fuller wrote: “I live on Earth at present, and I don't know what I am. I know that I am not a category. I am not a thing—a noun. I seem to be a verb, an evolutionary process—an integral function of the universe.”
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Here on Spaceship Earth, we want to connect to our Water!
Cambridge Seems to be a Verb
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•Excellent buildings and urban settings
•Diverse population in good housing
•Reduce auto dependency
•Healthy economic base with vital and distinctive retail
(See Toward a Sustainable Future : Cambridge Growth Policy Document)
Create flexible, multi-purpose plans with vision for liveability
Cambridge Seems to be a Verb
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1960 Cambridge: economically depressed, tough housing market
2014 Cambridge: world biotech center, challenging housing market
Cambridge Seems to be a Verb
Reflect upon transformation
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6.25 sq mi
100,000 residents, 150,000 workers & students
Harvard and MIT, 100 other institutions
6,700 subsidized of 41,000 total units
One house just sold for $10 million
1 M sq ft developed each of last 20 years
Cambridge Seems to be a Verb
Think about Cambridge
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Let us reason together! Citizens Developers City Council The Administration The Planning Board
Cambridge Seems to be a Verb
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Cambridge Seems to be a Verb
Envision Negotiate Connect
Let us urban design together!
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“Roadmap”
Envision~Negotiate~Connect
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Deliberate with the Planning Board
Envision~Negotiate~Connect
Incredibly devoted volunteers Following City Council’s lead, with Staff assistance, they help guide the vision The Special Permit a crucial tool
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Rezone with Vision
Prior to 1979: No height limits in higher density districts No housing allowed in former industrial districts No parking maximum No review process
Envision~Negotiate~Connect
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1st Special Permit in 1979; 290th coming up
Envision~Negotiate~Connect
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Envision~Negotiate~Connect
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Envision new mixed-use district
Negotiate 800 units of housing, 1 M sq ft of retail and of office
Connect 10 Acres of new open space
Envision~Negotiate~Connect
East Cambridge Riverfront
1978-1991
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Riverfront 1978
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Riverfront 1982
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Riverfront 1986
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Riverfront 1988
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Riverfront 1991
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Riverfront 1991
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Negotiate, sometimes for many years!
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Please take our zoning seriously: Keep to 120-foot height limit, negotiate materials, get housing instead of office
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Create great open space system
4 parks totaling about 10 acres
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Envision~Negotiate~Connect
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Envision~Negotiate~Connect
Cambridgeport 1979-2004
Envision transition from Simplex to University Park
Negotiate housing: 674units /200 affordable
Connect with new 100,000 sq ft open space
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Key Agreements (instead of Special Permits!)
1. Design Review
2. Housing Plan
3. Traffic Mitigation
4. Infrastructure
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1. Agreement for Design Review Use Patterns and General Plan
Open Spaces and Streetscape
Building Heights
The Building Wall
Parking and Circulation
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Create great open space system
100,000 sq ft total required, 50,000 sq ft in one space
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Design Guidelines
Require well-articulated facades, base, middle, & top
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2. Housing Plan •400 units required with 25% affordable
•Some new, some reuse of industrial
•Mostly along neighborhood edge, some in rest of project
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Green, glassy housing contrasts with red brick surroundings
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Area south of Pacific used to be home for Pat’s Tow
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Change continues south of Pacific
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3. Agreement for Traffic Mitigation Became a model for Citywide mitigation effort
•Encourage flex time
•Limit trip generation
•Promote use of transit
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4. Infrastructure Agreement Outlines cost sharing
•Some public spaces, such as Lafayette Sq
•Streets & sidewalks
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Create Lafayette Sq/ Jill Brown-Rhone Park
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Envision~Negotiate~Connect
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North Point 1988-present Envision reclaiming the Lost Half Mile Negotiate Zakim, open space, rezoning for private works Connect people to the new North Point Envision~Negotiate~Connect
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Negotiate rezoning in 1988 (EF and Museum Towers were pioneers)
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Connect people to the Lost Half Mile
New Charles River Basin, Zakim Bridge (opens 2003) result from City lawsuit opposing Scheme Z
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Envision structure for North Point (2001) ECaPS plan emphasizes connections
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Reorient open space, suggest mix of uses (2003)
2.2M sq ft commercial, 2700 units of housing, 10 acres of parkland
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Envision new district connected to its region
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Now add active center, more height in exchange for better open space (2013)
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Connect walk from Gilmore Bridge down to central park
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Connect EF’s new building to new ped/bike bridge and upcoming skatepark
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New ped/bike bridge opens new horizons!
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Envision~Negotiate~Connect
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Envision growth around transit nodes Negotiate station designs, linear connector, Danehy Park Connect west to east
Envision~Negotiate~Connect
Alewife to Harvard
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Alewife
Balance traffic concerns with need for housing
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Porter Square With new MBTA Station, expand retail and presence of Lesley
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Harvard Square Guide evolution of buildings and open spaces
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Redefine the heart of the Square
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Connect people to the River through former carbarns site
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Charles Square PUD SP #2 and Kennedy School
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Build atop an MBTA bus tunnel, build atop an MBTA transformer!
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Invent a new square at Quincy
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Quincy Square
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Connect a neglected historical open space to its urban setting
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Winthrop Square
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Envision~Negotiate~Connect
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C2 to K2 Envision each square as unique Negotiate the amount and types of growth Connect each to the other, connect to the river
Envision~Negotiate~Connect
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Central Square 1979-1999
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Wider sidewalks facilitate outdoor dining
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Central Square transition towards MIT and Kendall
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Novartis saves NECCO from becoming dead “telecom hotel”
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Novartis addition picks up on outdoor dining scene from Central Square
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Novartis expands again, to other side of Mass Ave, with ground floor retail
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Envision new infill that acknowledges its Mass Ave setting
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Forest City building for Takeda to continue better pedestrian environments How to make a biotech building also a Central Square building?
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Kendall Square 1950-2000
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Refresh urban renewal effort (“Cambridge Center” or “Kendall Square?”)
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Build housing (finally) in the heart of Kendall!
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The “Other” Kendall Square: Convert brownfield into mixed-use, on 10 acres (SP #141 1999)
465 housing units .8 M sq ft biotech 70,000 sq ft open space
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Reach higher LEED Standards
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Housing comes to Kendall Square!
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The coming together of decades of work
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MIT to add housing at Broad Canal Way Try to find a more direct way to the River
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Broad Canal Way has a future!
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Alexandria work with neighbors to create more great new parks
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Imagine an urban Binney Street with great open space connections
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Imagine all of Kendall Square/East Cambridge with great open space connections
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Imagine all the actors in Kendall working together
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Please urban design together!
EnvisionNegotiateConnect
Cambridge Seems to be a Verb
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Envision A Cambridge that retains its liveability
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Negotiate With respect for different points of view
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Connect So that the whole is greater than the sum of the parts
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Thanks for letting me be on your team! I will enjoy seeing your work… (while I sip my Beaujolais and nibble my brie…)
Cambridge Seems to be a Verb