Medford SquareReconnection, and the revitalization, Mystic redevelopment River

City of Medford, Massachusetts Massachusetts Institute of Technology Department of Urban Studies and Planning Community Growth and Land Use Planning | Fall 2006

Medford Square and the Mystic River Reconnection, revitalization, redevelopment

City of Medford, Massachusetts Massachusetts Institute of Technology Department of Urban Studies and Planning Community Growth and Land Use Planning | Fall 2006

Table of Contents

Acknowledgements i Executive Summary 1 Mystic River Greenway 3 Transportation and Streetscape 21 Redevelopment Proposals 39 Appendices Attached Separately

MIT-Medford Acknowledgements Credits Don Oulette Instructors Students We thank the individuals listed below for Medford Engineering Department their input and contributions. However, Professors: Greenway: the MIT students and instructors directly Charles Passanisi Valerie Gingrich involved in the workshop assume full Deputy Director of Capital Budget, Eran Ben-Joseph Helen Lee responsibility for the content of this report Massachusetts Bay Transportation Associate Professor of Molly Markarian and any errors therein. Authority Landscape Architecture and Planning Daniel McGill Simone Auster Scott Peterson Mathias Rosenfeld President, Emerald Necklace Conservancy Manager of Transportation Systems Terry S. Szold Kate Van Tassel Analysis Group, Central Transportation Adjunct Associate Professor of Lauren DiLorenzo Planning Staff Land Use Planning Transportation: Planning Director, City of Medford Justin Antos Barbara Rubel Teaching assistant: Zhiyu Chen Dan Driscoll Director of Community Relations, Tufts David Lee Planner, Department of Conservation & University Thomas Oles Francesca Napolitan Recreation Karl Seidman Redevelopment: Ryan Hayworth Senior Lecturer, MIT Joshua DeFlorio Medford Historical Society Nand Sharma Ari Goldstein Angela Meehan Brian Kerins Transportation Systems Analysis Group, Phillippe Morgan de Rivery Deputy Director, City of Medford Central Transportation Planning Staff Nakeischea Smith Department of Public Works Clodagh Stoker-Long Mayor Michael McGlynn Planner, City of Medford Mayor of Medford John Tourtelotte Nat Norton Berkshire Development VHB Engineers, Watertown Cheryl White Julie O’Brien Executive Director, Medford Chamber of Director of Planning, Department of Commerce Conservation & Recreation

i MIT-Medford Executive Summary The MIT team looked at strategic areas in downtown Medford strive to address the Medford Square and along the Mystic River. following goals: connect neighborhoods Both local and regional in scope, this report to the Square, enable access to the recommends ways in which Medford can Mystic River, improve the pedestrian revitalize its great assets. environment, and reorient the road network to local use. The following areas Mystic River Greenway were selected as key intervention points With the many waterfront assets found for the City of Medford as they represent in Medford, a regional greenway system existing transportation infrastructure with would draw Medford residents and the biggest problems but also the highest visitors to and along the river, attracted potential for improvement: Clippership by new connectivity and activities. The Drive, the area around Main Street at Mystic River Greenway will run from Route 16 or the “South Gateway” and the the Alewife Brook Greenway to Station area near the rotary and Salem Street or Landing/Wellington Station. The proposed the “Northeast Gateway”. For each of path runs through land owned by the City these sites specific recommendations are of Medford and the MA Department of provided that address the road network Conservation and Recreation (DCR); as and streetscape to ensure a effective such, the City will have to further cultivate pedestrian and vehicle environment, and a strong working relationship with DCR. offer design elements which can improve The greenway provides an opportunity to the image of Medford and highlight its improve the ecological health of the river, history. create opportunities for passive and active recreation along its banks, and to involve Redevelopment residents, businesses and institutions in Currently the City of Medford owns shaping the greenway. To facilitate these three parcels on the eastern edge of the Square that are ripe with development outcomes, the City should initiate the The proposed interventions for Medford Square and Clippership Drive formation of the Mystic River Greenway potential. With an established zoning Committee to catalyze the formation of a overlay district, these parcels will create opportunities for a viable and progressive expected. The implementation of a Medford public-private partnership. new opportunities to retain the original future. Development scenarios and a “Main Streets” program will strengthen character while enhancing the retail and model RFP will serve as a guide for the City existing businesses and attract new Transportation and Streetscape economic climate. Development fostered in attracting developers to these parcels investment to the Square, linking together Several recommended key transportation within the Square will honor and respects and providing information on the amount physical and economic development. and street design interventions in the City’s historic past, while forging of revenue and public benefit that can be

MIT-Medford  Mystic River Greenway Introduction The riverfront open space group was tasked Goals with developing a plan to capitalize on • Connect transit nodes, residential the assets of the Mystic River in Medford. neighborhoods, recreational amenities, While a number of prior reports have and business districts to the river. suggested ways to improve the Mystic • Create a vibrant mix of uses and activities River, this report synthesizes previous along the river. ideas into a practical solution: a regional • Engage residents, businesses, and Mystic River Greenway. institutions in shaping and building the greenway. The Mystic River Greenway, complete • Convey a unique identity that reflects with a continuous multi-use path, will the local character, the history, and the meet transportation and recreational needs environment. of local residents, visitors, and regional • Restore and maintain the river’s ecological commuters alike. The greenway will also integrity as a regional resource. create opportunities to restore the river to a healthier state and encourage both Objectives active and passive recreational uses such • Establish high priority links to the river. as biking, walking, picnicking, canoeing, • Locate priority sites for views, uses and relaxation and enjoyment of views. river access along the Mystic. Creating a vibrant greenway will be nearly • Identify models for community impossible without joint collaboration partnership and non-profit collaboration. of citizens, the City of Medford, and • Improve signage related to way-finding, the Commonwealth’s Department of history, and environmental stewardship. Conservation and Recreation (DCR). The • Select opportunities for improving water City should take an active role in facilitating quality, creating wildlife habitat, and Recommendations • Form a Medford Greenway Committee diversifying the landscape this collaborative effort. . • Collaborate with DCR on Mystic River to: Master Plan planning process. • Ensure local participation in the master While the Mystic River currently lacks the • Cultivate a productive working plan process. allure to draw people to the waterfront, the relationship with DCR. • Investigate funding sources. recommendations outlined in this section • Develop a public-private partnership are designed to address this challenge by organization. establishing a unique identity and amenities for the Mystic River.

Mystic River Waterfront: MIT-Medford  Connections Medford Square

Commercial Zone

Alewife Tufts Brook

Minuteman Path

Re-establishing physical, psychological, and social connections is an overarching goal of the Mystic River Greenway. The Greenway would physically reconnect businesses, transportation hubs, and neighborhoods, psychologically reconnect residents to nature, and socially reconnect the City of Medford, community groups, DCR, and other institutions. Planning with DCR As the map at right indicates, DCR controls a majority of land along the Mystic River. Therefore, it is important that the City cultivate and strengthen its relationship with DCR in order to implement the suggestions made in this report. Auburn Street to Winthrop Street Auburn Street to Cradock Bridge Cradock Bridge to I-93 Currently, DCR is creating a Mystic River This grassy area is an underutilized Improved circulation, stronger visual Clippership Park will extend the civic life Master Plan with the first phase to be recreational asset that connects adjacent connections to the river, and a steady of the Square to the river. A DCR easement completed by June 2007. This provides neighborhoods as well as an ecologically increase of public uses will integrate the along the senior housing properties enables an immediate opportunity for the City to rich western gateway to the greenway that Greenway and Medford Square into a the path to continue towards I-93, with a work with DCR and advocate for desired can draw people toward Medford Square. unified, multi-use community asset. bike lane along Riverside Avenue serving changes along the greenway. as a short term connection.

 Mystic River Waterfront: MIT-Medford Connections

The Mystic River Greenway A continuous, ADA-accessible, 10-ft wide multipurpose recreation and commuter path will enable residents and visitors to travel from the Alewife MBTA station, along the Alewife Brook Greenway, through Medford Square, to the Wellington MBTA station.

However, an active greenway needs more than just a path. It requires signage, ecological restoration, neighborhood input, opening of views, and opportunities for both active and passive recreation. The Greenway has been divided into several geographic areas described on pages 12-17. Each area will have specific recommendations for interventions with great potential for ensuring a successful greenway project.

I-93 to Yacht Club Riverbend Park Mystic River Reservation A bike lane along Riverside Avenue and New directional signage throughout the This ecologically diverse public park a path under the highway and around the park will help guide users through this will serve as a critical connector between Yacht Club will provide a direct connection tremendous community asset filled with Medford Square and the Wellington MBTA from Medford Square to Riverbend Park both passive and active recreational uses. station. It also provides spectacular river and the Medford Public School Campus. views and a natural setting for passive recreation.

Mystic River Waterfront: MIT-Medford  Community Partnerships Public-Private Partnerships Case Study: Emerald Necklace Conservancy Designing, building, and maintaining Across the Charles River in Boston Lessons for Medford: the Mystic Greenway will be a multi- and Brookline, the Emerald Necklace jurisdictional task. The City of Medford Conservancy has been working with • Advantage of a public-private non-profit: will not be able to complete the task on municipal and state owners to maintain ◦ Ability to raise money from its own; the formation of partnerships is a and program the park system known as the government and private sources necessary element in achieving the desired Emerald Necklace for nearly ten years. ◦ Responsibility for development and goals. maintenance of the Greenway shared Designed by Frederick Law Olmsted, the among jurisdictions The City should work with citizens to Emerald Necklace consists of over 1,000 Expansion of Medford’s capacity to investigate the development of a public- ◦ acres of parkland, stretching over 5 miles. develop and maintain the Greenway private entity charged with oversight of Various parts of the system are owned by the Mystic River Greenway. The structure Boston, Brookline, and the Commonwealth • The move from creating a Conservancy would be a non-profit with a private board of Massachusetts. to legal incorporation took two years. and representation from the involved Medford should begin discussions with jurisdictions. Interested parties could The Conservancy’s mission is “... to the relevant parties now while continuing include: protect, restore, maintain and promote the forward with short term improvement • Cities of Medford, Everett, Somerville, landscape, waterways and parkways of the plans. etc. Emerald Necklace park system as special • Massachusetts Department of places for people to visit and enjoy.” • The Emerald Necklace has an established Conservation and Recreation (DCR) identity; the Mystic River Greenway would • Representatives of local community The Conservancy has a strong working have to create an identity for itself. Having groups interested in working on the relationship with the three governmental an organization devoted to the creation, water bodies that have jurisdiction in the Emerald planning and maintenance of the Greenway • Tufts University, Medford Chamber of Necklace. They provide volunteers and would facilitate this effort. Commerce, other local institutions, etc. training programs to ensure that the This organization would begin with a planning and maintenance of the system is Medford Greenway Citizens Committee, consistent throughout. with representation and support from the City. The committee would facilitate The Conservancy has a private board with community visioning processes, fundraise, ex officio members from the respective and cultivate the relationships necessary to governmental agencies. make the Greenway a reality.

 Mystic River Waterfront: MIT-Medford Community Partnerships

Local Projects Community Groups Tufts University Meadow Glen Mall The City has sponsored a waterfront Adopt- For Medford residents to take ownership Many opportunities exist to strengthen the While owned by DCR, the Mystic River a-Site program in the past. This program of the Greenway, they must be involved in relationship between Tufts and the City of Reservation is a major community asset has not been as successful as originally the process of creating it. Locations where Medford. The relationship between the adjacent to the Meadow Glen Mall. envisioned. However, there are precedents it will make sense for community groups Mayor and the University President should Relatively simple steps can be taken to which suggest such a program could work to propose and maintain uses, such as the be further cultivated. The City should: improve the visibility of this park from the in Medford and elsewhere. successful community garden found in the mall, including moving the park entrance Riverbend Park, are identified along the • Create opportunities for community sign, clearing brush, and opening up the For example, the Friends of the Mystic greenway path. service projects. In 2005, Tufts students views to the park. River have organized volunteers to tackle painted the Condon Shell as a community the Japanese Knotweed problem along In conjunction with the creation of the project. Similar service projects along the The City should investigate partnering the Mystic River. This invasive species is Mystic River Greenway Committee, the City Greenway will draw Tufts students down with the mall management, particularly on extremely difficult to manage, and needs should ramp up its outreach to interested to the water for recreation and academic parking needs. A potential deal for a peak regular treatment. The group received community members and organizations. activities. demand parking system at the Mall could permission from DCR to bring volunteers The Greenway Committee will expand the • Reach out to campus groups - make it much easier for visitors to access to correctly address it. Projects such as this City’s ability to conduct this outreach. Such environmental, outdoor activities, service the parks. a committee can capitalize on the work of one, where local partners work with the - to build awareness of Medford’s assets responsible agency, could be a model for organizations such as those listed below: among Tufts students. Creating the connection from the Mall to the future efforts along the river. • Mystic River Watershed Alliance • Work with Tufts and the MBTA to Mystic River Reservation and MacDonald While these partnerships take time to • Friends of the Mystic River investigate a better route for the #96 bus Park will increase the Greenway’s visibility create, the results are worth the effort in • Chamber of Commerce connecting Tufts to Medford Square. and create an access point for new users to dispersion of maintenance and ownership • Cultural institutions, such as Springstep discover other parts of Medford. of the amenities along the River. and Chevalier Theater

Mystic River Waterfront: MIT-Medford  Signage Opportunity Purpose Stewardship Improving signage along the Mystic River Signage in Medford’s riverfront open space Signs can influence the way residents and Greenway in Medford is essential for should not only aid users in finding their visitors interact with the environment by ensuring an enjoyable outdoor experience way along the greenway and to surrounding reminding them not to feed birds, to throw for both local residents and visitors to the destinations of interest, but should also their trash away, or to refrain from fishing area. While it is true that the DCR owns create a consciousness of surrounding near a combined sewer overflow area. much of the land along the riverfront in ecological features, spark interest in Medford, DCR’s development of the Mystic learning more about the area’s history, and “Imagine, if you can, a city River Master Plan this year provides a instill a sense of stewardship. Signage can perfect opportunity for the City to influence take many forms, ranging from the more which did not communicate, the location and content of signage along traditional text, pictures, and symbols, to the greenway in Medford. In addition, the public art and furniture that communicate which gave no clue as to City’s ownership of Mystic Riverbend Park, valuable information. as well as the land along Clippership Drive, where you were or Navigation present further opportunities to improve what was inside, or open space signage in Medford. Maps and directional signs help visitors and residents determine which path to follow along the greenway or how to get who else was there – to Medford Square, Tufts University, and other desired destinations. Signs and you have constructed symbols can also inform people which section of the greenway they have arrived a nightmare.” at, or of a particular area of interest. Education Interpretive signage, including text, images, – Kevin Lynch, Signs in the City symbols, and public art, can educate those who pass along the greenway about Medford’s history of rum making and clipper ships, a blue heron’s habitat, or an ecological restoration project. Interpretive displays can be integrated with local Directional signage such as the one above Signage such as the sticker on this garbage helps users navigate along the greenway and school curriculum in order to expand the receptacle encourages stewardship of the park to other attractions nearby. classroom experience to the outdoors. among users.

 Mystic River Waterfront: MIT-Medford Signage Recommendations Consider all users for use in interpretive signage. Other groups The following are suggestions for Creating an effective signage system to consider include Friends of the Mystic developing an integrated signage program necessitates identifying the likely users of River, Tufts students, schoolchildren, the for the Mystic River Greenway: the greenway, their interests, where they Chamber of Commerce, teachers, and the make navigational decisions, and where West Medford Open Studios or other arts Coordinate with DCR they stop to appreciate views. Categories groups. DCR has significant experience in of users to keep in mind include: walkers, implementing signage systems in their bikers, joggers, rollerbladers, motorists parks. Coordinating with DCR will ensure (along roads adjacent to open space), those that users receive a consistent message on who are in wheelchairs or pushing baby both City and DCR-owned parcels. carriages, people of all ages and ethnicities, and nighttime versus daytime users. Houston’s wayfinding system incorporates Develop a unique image public art such as these mosaic benches It is important for the greenway to created by local artists to depict the history of have a unique and identifiable image early rice farms in the area. associated with it, be it a logo or style applied to all signage. Any branding and concise, referring interested readers should be coordinated with DCR to ensure to sources of more information (such as consistency. websites, brochures, or nearby museums). Design with maintenance in mind Involve residents and local institutions Signage should be located, designed, and Involving residents and community constructed, keeping in mind the potential groups in the design and construction of for vandalism, fading, flooding, and erosion. an open space signage system improves The City should also advocate for the use goodwill in the community, increases the of locally available and environmentally likelihood that the greenway signage will sensitive materials. be both useful and informative for a variety Engage but do not overwhelm of users, and enables the City to leverage Signage should be kept simple to avoid outside material and financial resources. confusing and frustrating users of the Specialized groups, including the Mystic greenway. Provide only useful information, River Watershed Association and the The sign above ensures that Spanish-speaking and keep interpretive information clear Medford Historical Society can create an users of this park understand park rules. inventory of natural and historic highlights

Mystic River Waterfront: MIT-Medford  Ecology Restoring the Mystic River’s ecological Reduce maintenance through design • Help maintain sufficient water toxic chemicals, oils, bacteria, nutrients, health is critical to creating a low- Ecologically functional, naturalistic bound oxygen to breakdown nutrients, and sediment from contaminating the maintenance greenway with a diverse landscapes usually require less long-term prevent bacterial and algae growth, and river near Combined Sewer Outflows mix of uses, landscapes, and habitats. A maintenance and upkeep than heavily support aquatic life (CSOs). Established wetlands require little clean, safe, and accessible river will be a manicured parkland. DCR favors “self- • Moderate flooding maintenance, provide many educational tremendous community asset that adds sustaining” designs and may be willing to • Create habitat for riparian and terrestrial opportunities, and can reconnect the region economic value to adjacent properties, and maintain non-DCR waterfront parcels in wildlife to its own natural history. recreational, educational, and ecological exchange for conservation easements. value to the entire city. Anchored fiber rolls add an extra level of Reduce mown lawn Act locally and regionally erosion protection from powerboat wakes. The existing waterfront contains expanses Design for people, wildlife and natural Actions throughout the watershed impact Riverbank restorations already exist at of mown lawn – a landscape that processes localized restoration efforts, so regional Riverbend Park and west of the ball fields requires intensive maintenance, reduces Engage a multi-disciplinarian team of planning and coordination is critical. DCR, along Route 16. biodiversity, and is generally ineffective designers, planners, engineers, natural the Mystic River Watershed Association, at filtering storm water pollutants. Some historians, hydrologists, geologists, and the Metropolitan Area Planning Restore wetland habitat portions of lawn may be converted to ecologists, and botanists throughout Council may be able to coordinate these Few wetlands remain of the Mystic’s woodlands or meadows that can reduce planning, design, and construction. Project efforts. once vast tidal marsh system. Restoring mowing and maintenance costs, filter air managers should become familiar with the wetlands in identified locations can prevent and storm water pollution from adjacent river’s ecological condition to effectively Widen and restore riverbank flooding, attract wildlife, increase landscape roadways, and add to the place-defining collaborate with scientific professionals. Much of the river’s edge is defined by rip diversity along the river, and prevent landscape diversity of the greenway. rap – large stones preventing riverbank erosion. Rip rap inhibits wildlife habitat Meadows may be mowed at varying and vegetative buffer growth. The existing frequencies and planted with a range of vegetation is often overgrown, (blocking species depending on the desired use, height, views) and too thin to buffer pollutants or and character. For example, Springtime serve as habitat. Re-vegetating the river Wildflower Meadows promote wildflower bank with 25-foot wide strips of non- growth with short groundcover appropriate invasive, low-maintenance species will: for many uses such as picnicking and play, while Summer Meadows consist of taller • Prevent erosion and sedimentation by grasses better suited for wildlife habitat. naturally stabilizing the riverbank Riverbank restoration has already begun at Distinct grass zones should be clearly • Filter oil, sediments, excess nutrients, and points along the Mystic River waterfront. marked for both maintenance and public Many Great Blue Herons live along the banks Proper planting can retain clear views to the of the Mystic River. other pollutants from storm water river. education purposes.

10 Mystic River Waterfront: MIT-Medford Ecology Control invasive species Involve and educate Phragmites, Japanese Knotweed, Oriental Increasing river stewardship requires Bittersweet, and Norway Maple are invasive education and community involvement. species commonly found along Mystic Displays illustrating the river’s natural River. While some invasive species may be history and ecological processes are valuable, visually appealing and provide habitat for but community clean-up days, “Adopt- migratory wildlife, they typically reduce a-Site” programs, and the involvement of biodiversity by displacing native plants local schools, businesses, and organizations that provide food and cover to native in the greenway’s design, programming, mammals, birds, and insects. They may and upkeep are also critical. The Medford also interfere with achieving other goals; for Public Schools, in particular those adjacent example, Phragmites can grow up to 14 feet to the greenway, should capitalize on their and impair views into the river. Invasive proximity by integrating locally-oriented species removal and maintenance is an historical and environmentally-based important part of the riverbank restoration curricula and activities. process. DCR’s Lakes and Ponds program offers numerous resources for invasive species control.

Utilize ecologically functional, Meadows of different heights reduce the need educational and artistic interventions These cascades in Seattle offer artistic and to mow, diversify the landscape, and can educational value while filtering pollutants accomodate varying uses. Areas such as Medford Square and Clippership Drive are conducive to a from stormwater. Open views to the river more formal, engineered design aesthetic Establishing visual and physical that accommodates a range of high-traffic connections with the water is critical civic activities. These high intensity zones to bringing the river back into the civic present opportunities for artistic and consciousness. Plantings within the 25- educational elements which also serve as foot vegetated buffer should be designed ecological interventions and help define a to enable clear views to the river. In some strong sense of place. Examples include locations, vegetation may be trimmed to stormwater filtration runnels and cascades, provide water access. In other locations, rainwater cisterns and collection basins, vegetative screens may be desired to block bio-inlets, and gutter filters. Bio-inlets filter surface run-off before it enters traffic induced noise and air pollution. the storm sewer.

Mystic River Waterfront: MIT-Medford 11 Interventions

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Restore Riverbank and Views: Clearing Establish Meadow Habitat: A large Select Neighborhood Uses: Community Incorporate Signage: It is important to overgrown brush and establishing a expanse of mown lawn may be converted process determines appropriate uses, such signal the entrance to the Medford section vegetated buffer zone will help control to a meadow that reduces maintenance as community gardens, playgrounds, and of the Mystic River Greenway and use erosion, filter stormwater pollutants, and costs, attracts wildlife, and diversifies the picnic areas to draw residents and activate directional signage to provide guidance retain views into the river. 1 landscape character of the Greenway. 2 the waterfront. 3 toward Medford Square. 4

12 Mystic River Waterfront: MIT-Medford Interventions

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Redesign Parking and Construct Canoe Emphasize Historic Views: Medford Launch: A more compact parking Square’s historic facade along the River configuration establishes a closer is a unique regional asset that should be relationship between the Greenway and preserved and branded as a central element Medford Square. The parking lot provides of Medford’s identify. The parkland access to the Condon Shell, a new public opposite the façade is appropriate for canoe launch, and small community passive recreation that utilizes these views. boathouse. 6 9 Strengthen Pedestrian Connection to A boardwalk along this facade may not Southern Neighborhoods: Establishing a Establish Wetlands: Wetlands at this Utilize Alleys: Existing alleyways are an be economically or environmentally formal gateway in this underutilized space Combined Sewer Overflow (CSO) create untapped asset that can draw the presence feasible. Better opportunities for civic will enhance the physical and psychological wildlife habitat, enable natural stormwater of the river into the Square. Interventions and commercial interaction between connections between Medford Square and filtration, moderate flooding, and serve as may include educational public art that Medford Square and the River exist along the neighborhoods to its south. 7 an educational tool. 5 filters stormwater.8 Clippership Drive.

Mystic River Waterfront: MIT-Medford 13 Interventions

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The City should consider granting a conservation easement to DCR to permanently preserve the open space. The guarantee of a conservation easement to DCR may enable the City to leverage state funding. 1

Highlight History: The revitalization of Create Clippership Park: The realignment Include Environmental Public Art: Clippership Drive presents an opportunity of Clippership Drive creates space for a Public art can serve the dual purpose of to integrate the Medford Historical Society into the life of the square. The City should 1.5-acre park, complete with walking and filtering stormwater and providing an consider providing space for MHS in the biking paths, areas for passive recreation, educational opportunity at the park as redevelopment of the Clippership Drive restored riverfront views, and activities shown in the image to the right. 1 parcels. 1 such as markets and festivals.

14 Mystic River Waterfront: MIT-Medford Interventions

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Short Term Solution: Striping a bike A formal, lighted pathway under I-93 can lane along Riverside Avenue (left) will be built, similar to the path under Route 16 create a viable short term connection from (middle right). 4 Riverbend Park along Freedom Way and Riverside Avenue to Medford Square and The DCR property to the east of I-93 is the new Clippership Park. In both solutions, currently overgrown. By cleaning up the directional signage must be present at all area and clearing views, the space can function as a natural meadow while leaving key decision points on the path. 2 space to continue the path. 5 Long Term Solution: By using the existing At this point the path will connect to Ship DCR easement along the MHA and senior Avenue along a striped bike lane and housing properties adjacent to Clippership sidewalk. The path will continue along the Drive (top right), the path can easily be DCR-owned Yacht Club site and connect to extended to the I-93 underpass. 3 Riverbend Park (bottom right). 6

Mystic River Waterfront: MIT-Medford 15 Interventions

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Create Meadow (far left): To reduce maintenance, attract wildlife, and filter stormwater, the area across from Meadow Glen Mall should be formed into a natural meadow. 1 Move Signage (far left): Moving the Mystic River Reservation sign to this location will draw in visitors from the mall and drivers along the Mystic Valley Parkway. 2

Thin Brush (left): Thinning trees and brush Improve Signage: Improved directional between the meadow and the reservation signage will help residents and visitors will establish views and draw people into navigate the greenway and the rest of 3 this park. Medford. 4

16 Mystic River Waterfront: MIT-Medford Interventions

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Establish Views: Open views to reveal Restore Dock: The existing dock may be Remove Invasive Species: Phragmites are Extend Across Route 28: A more responsive sight lines to the river, Route 28 bridge, and repaired. Re-installing benches, adding pervasive along the riverbank in MacDonald pedestrian signal and increased signage the Boston skyline. 1 a railing and signage enhances the users’ Park. Removing them will permit better will help ease the Route 28 crossing to experience and draws visitors to boat and views to the river and promotes the growth Station Landing and the Wellington MBTA fish on the river. 2 of native plants. 3 station. 4

Mystic River Waterfront: MIT-Medford 17 Next Steps & Funding Next Steps Funding Program greenway projects related to ecological The City of Medford should: Greenway projects require assembling a • Massachusetts Department of restoration, historic preservation, and • Reach out to DCR to voice their input combination of financial resources from Conservation and Recreation - Urban the health and well-being of residents. into the Mystic River Master Plan. These local, state, and federal funds, revenue- and Community Forestry Challenge For example, the national Bikes Belong conversations should be the beginning generating programs, and monetary and Grants, Recreational Trails Grants Coalition provides up to $10,000 for bike of an ongoing dialogue and partnership in-kind contributions from the private Program, Conservation Trust, Urban and facility, capacity, and education projects. concerning the Mystic River Greenway sector. Strong partnerships aid fundraising Community Forestry Challenge Grants, Corporations also fund greenway projects through Medford. for greenway projects since other and Greenways and Trails Demonstration through grant programs, cash contributions, • Bring together interested stakeholders stakeholders can leverage funding that the Grants Program volunteer labor, materials, and equipment. to form the Mystic River Greenway City cannot access. The City should form • National Endowment for the Arts - An inventory of corporations in Medford Committee. Stakeholders should include a greenway committee that investigates Design Grants and their giving policies would identify citizens, municipal officials (from multiple potential funding sources for the design, • Massachusetts Historical Commission - ways to secure such resources. agencies), institutions, businesses, and construction, and maintenance of the Survey and Planning Grant Program community groups. greenway. The following is a sampling of Revenue Generating Programs and In- • Once the Committee exists, use it to seek potential funding sources the City and its Local Government Depending on the strength of resident and Kind Donations funding, facilitate community input into partners can pursue. the City commitment to the greenway, Many greenway projects receive funds greenway development, and investigate funding could come from a bond from naming programs or ‘buy-a-foot’ the formalization of the Committee into a Federal and State Government referendum, capital improvement plan, or programs in which interested parties public-private non-profit. Greenway-related projects can be financed adoption of the Community Preservation donate the cost of construction per linear • Seek funding and a contractor to create in part by a number of state and federal Act, which allows communities in foot or an amenity such as a bench or picnic a signage plan for the City as a whole. agencies with grant programs including: Massachusetts to levy a real estate tax table. Other revenue generating activities Continue dialogue with DCR throughout • US Department of Housing and Urban surcharge up to 3% to fund open space. include farmer’s market or other special signage development process to ensure Development - Community Development In addition, greenway projects can be event fees or concession fees from concerts compatibility in different areas of the Block Grant Program funded in part through exaction or linkage or ball games. City. • Environmental Protection Agency New agreements with developers. However, as • For interventions under the City’s Small ecological restoration, public art, England - Healthy Communities Grant the redevelopment section indicates, the purview, such as striping bike lanes and on-going maintenance projects can Program real estate market in Medford may not be and some of the meadow/wetlands benefit from volunteer labor and/or • Massachusetts Executive Office of strong enough to enable such negotiations restoration, allocate resources to complete donated materials from Tufts students, Transportation - Transportation with developers at this time. as soon as possible. youth groups, neighbors, local businesses, Enhancements Program or the Student Conservation Association • Massachusetts Executive Office of Foundations and Corporations (SCA) Massachusetts Parks AmeriCorps Environmental Affairs - Land and Water Many local, state, and national philanthropic Program. Conservation Fund and Urban Self-Help organizations provide grant funding for

18 Mystic River Waterfront: MIT-Medford The future of the Mystic River Greenway

Mystic River Waterfront: MIT-Medford 19 Transportation and Streetscape Introduction From its early days as a shipbuilding Goals center, to the railroad spur that connected • Connect the neighborhoods to the south to Boston, to the modern age of interstate and east to the Square. highways, Medford Square has been • Enable better access to the Mystic River shaped by transportation. Transportation from the Square by opening up land near infrastructure surrounds Medford Square, the riverbanks. and reflects not only great physical and • Improve the pedestrian environment. psychological challenges to vitality, but • Reorient the existing road network to also areas of tremendous opportunity. more local uses. Objectives • Focus improvements on the only three major “gateways” into the area, creating continuous pedestrian and bike paths, and more direct connections to Clippership Drive. • Open up land on both sides of the Mystic River. • Widen sidewalks, narrow streets, and establish continuous paths. • Calm but accommodate car traffic. Recommendations • Adjust the circulation pattern of the • Disperse the heavy through traffic • Realign Clippership Drive as a local street streets to create direct connections to the throughout the Square. to support vibrant new development and riverfront access. riverfront and fewer one-way roads. • Encourage Medford Square as a • Create uninterrupted pedestrian paths to • Formalize and reconfigure the parking destination, rather than a bypass. the Square from east of I-93, Main Street, lot and road around City Hall. and along the river. • Adopt street design guidelines to establish • Relocate the Route 16 on- and off-ramps a uniform feel in the Square. closer to the highway, and construct a new park on the south bank of the Mystic River. • Rehabilitate Main Street and Cradock Bridge to make this entrance to Medford Square more inviting.

Transportation: MIT-Medford 21 e nth Existing Conditions Memorial t ld re ad Rd. S rop St. 710 28 105 t. en St. Rd. Hospital Centre St. Ferry St. 100 108Highland Ave. Vehicle Access to Medford Wyman St 325 Newland St. WEST MEDFORD Bryant St. Fuller St. 119 426W High St. 60 101 Charles St. SEE Cross St. Sargent St. Malden St. Rumney Rd. High St. Forest St. High St. INSET Square Boston Ave. Salem St. 94 Ferry St. 60 ellsway Cross St.

FFellsway 99 Exit 32 Central St. Commercial St. Cushman On the one hand, Medford Square enjoys St. Medford St. EVERETT Constitution 411 rd Express to/from New Hall St. Mystic Medford St. Middlesex Ave. 97 109 Ave. Ave. Revere St. 80 Boston Haymarket Belmont St. unprecedented access by road, which Medford station Lawrence St. 104 Valley Square Woodlawn Mountain Ave.119 SEE 116 American Legion on Center Harvard Ave 97 Morris St. Proctor provides excellent visibility, a large Riverside Ave. Hancock St. 110 Park Ave. Winthrop St. Ave. Salem St Pkwy. 94 George St. INSET 99 Elm St. 80 Main St. Madison St. Hwy 96 Spring St. Woodville St. Dartmouth St.

Main St. Main Exit 31 customer base to businesses, and economic 100 Pearl St. Reservoir 110 River St. Swan St. 111 Bucknam St. Ave. Broadway opportunities to residents. The equivalent 16 101 Vane St N Union St 108 Waverly St. 111 Garfield 411 87 95 710 Fellsway 90 106 Central St. Broadway 93 134 99 134 Broadway of over two lanes of interstate highway OrangeLine Pkwy. Tufts 97 108 77 Stop & 106 Everett Nichols St. REVERE Winthrop Ave. CurtisUniversity St. College Ave. 7th St. 99 110 Shop Square Ave. Waldo Rd Brook Ferry St. passes through the heart of Medford Main St. Mystic Washington Ave 350 Clarendon Hill Meadow 105 Chelsea St. Vine St. Haverhill Commuter Rail Commuter Haverhill 100 112 119 Mass. Ave. Union St. College Ave. Glen Mall 110 Sagamore Ave. 107 Square at rush hour. On the other hand, 84 Wellesley St. Valley 134 Taft St Mystic Ave.

50 Princeton St Pkwy. Malden St. Alewife 87 Powder the roadway infrastructure that provides Riverside Ave Harvard St Revere Beach112 Pkwy. 117 51 Packard Ave Herbert Rd House P 2nd St. Washington Ave. 116 Clinton St WELLINGTON 16 Carroll St 79 Square Marion St Everett Ave. 112 MBTA bus routes that cross MedfordMedford St. Square. 2/76 Main St. 3rd St. Quigley 1A this accessibility is a serious physical 88 E. Albion St 1 Holland St. 97 89 Mystic River 90 Hospital Broadway and psychological barrier to the future City Hall Mall 94 89 77 Gateway 109 Eastern Ave. SEE INSET 101 Center 424, 434, 441, 442, 450 revitalization of Medford Square. The Red Line 104 111 ExprExpressess to Haymarket via R Clippership Dr Transit Access to Medford Beacham St CCHELSEAHELSEA 448, 449, 459 to downt Mass. Ave. DAVIS Assembly Mystic 105 Boston via Logan Airp WIFE Square Mall elevated highways of I-93 and Route 16 cut RussellSquare 90 89 92 Rockport/Newburyport andCommuter TTeded Williams Rail TTununn Highland Ave. 95 Mall Waldemar Av Field 96 Cedar St 80 Broadway off the Square to the south and east, make gton Spruce St. e Clippership Dr 351 Rindge AlthoughAve. Medford88 Square lacks a . 128 Fitchburg Commuter83 Rail CHELSEA Boardman St.Orient Av pedestrian access difficult, and obstruct permanent rail connection,Lowell it Commuterenjoys Rail good e 112 better use of the south bank of the Mystic access by bus routes87 connecting the Square Danehy 111 112 River. Park to nearbyPORTER neighborhoods and the greater 90 117 116 Pkwy. ConcordBoston Ave. area. These include local routes to nd 77 SSULLIVANULLIVAN SSQUAREQUARE 114 Main St 85 Furthermore, the particular configuration of Pond Davis Square, Sullivan Square, and Red 86 120 Blue Line 83 Union these major highways means that many cars Fresh 72/75and Orange 96line MBTA rail stations,Square as CT2 use Medford Square as a shortcut between Huron Ave. 93 Above: Major streets and current lane well as a few express routes to downtown 121 WOOD ISLAND 87 I-93 and Route 16. This creates very large directionality in Medford Square. Many of 86 92 72 Boston via I-93. Because of these favorable 120 volumes of through traffic, which Medford these streets carry multi-lane, one-way traffic, e Mt. Auburn St. conditions, this report does69 not91 make any Square accommodates but does not benefit and prioritize fast-moving through traffic over 71 73 HARVARD AIRPORT Mt. Auburnmajor recommendations for improving COMMUNITY Inman pedestrians and users of the square. Hospital 68 COLLEGE from. public transit access to MedfordSquare Square.85 Green Line E However, 66Medford should anticipateCT2 the LECHMERE MAVERICK Right: Entering Medford Square from Main 86 Medford must find ways to make its existing Street. Clippership Drive is clearly denoted as demand that future development in the C D Coolidge Ave. SCIENCE PARK Logan International road network more flexible, and reorient it e. Square may have on transit systems,CENTRAL and 120 a bypass road to access I-93. Charles River NNORTHORTH STATIONSTATION Blue Line Reservation Airport Terminals to local use with calmer traffic, rather than N. Harvard St. 70A the opportunities70 and challenges that a HHAYMARKETAYMARKET Soldiers Field Rd. Red Line A fast-moving through traffic. Western Ave.proposed multi-modal transportation hub BOWDOIN t. KENDALL/MIT S CHARLES/MGH B et PPARK ST. may present.64 47 A GOV. R AQUARIUM h Mass. Turnpike K CTR. c CT2 BBOYLSTON* S STATE* n T * a PACKARDSP CORNER O . r ACKARDSCambridge CORNER St. Y 90 ARLINGTON L B S 1 BABCOCKB PLEASANTP ST ST Charles River T A L O L ST.S PAUL ST DDOWNTOWNOWNTOWN CCROSSINGROSSING Beacon St. B E N S HARVARDH AVE C A T. * A O S P B.U. WEST B.U.B CENTRAL BLANDFORD ST R C A A . Union V K N U U COPLEY A T . Square S L C B.U. EAST KENMORE R T S S E ALLSTON ST D T T N HHYNES /ICA Transportation: MIT-Medford WARREN ST A T Y CCHINA-HINA- SOUTHSOUTH 22 GRIGGS ST V R N COURTHOUSE E A E TTOWNOWN STATIONSTATION Green Line L S 57 ST. MARY'S ST / “B” Branch IC NENE MEDMED 66 A CTRCTR 7 Harvard St. HAWES ST WTC SSILVERILVER HI LLINEINE WWAYAY NGTON ST ST. PAUL STKENT ST YAWKEY COOLIDGE BACKBACK BAY/BAY/ 11 hi PPRUDENTIALRUDENTIAL HERALDHERALD SSTT ngton St. SOUTHSOUTH ENDEND CORNER FENWAYFENWAY SUMMIT AVE BRANDON HALL EEASTAST WASHINGTONFAIRBANKS ST Green Line 55 BBERKELEYERKELEY STST BROADWAYBROADWAY SL 2 Branch “C” Branch SYMPHONY D SQUARE 43 UNION TAPPAN ST LONGWOOD MUSEUMM OF FINEUSEUM ARTS OF MASSACHUSETTS PARK ST DEAN RD MMEDICAL AREA LLONGWOOD NNORTH- AVE. E E O O SL 3 NGLE- D ARTS EEASTERN 9 OD I N A R NEWTON ST C G S T Branch AVE A W T H L E A O R WWORCESTERORCESTER SSQQ 65 FFENWOOD BRIGHAMRD R O N CITY E E D Harvard St. N A Green Line W CIRCLE POINT “D” Branch O MMASSACHUSETTSASSACHUSETTS AVE.AVE. MMISSION O D BEACONSFIELD 66 IS S R RRUGGLESUGGLES LLENOXENOX SSTT PPARKI D A O Green Line R N BBROOKLINEROOKLINE K “E” Branch MMELNEAELNEA CASSCASS BLVDBLVD 51 VVILLAGEILLAGE RROXBURYOXBURY C 11 hestnut RIVERWAY CROSSINGCROSSING BROOKLINE HILLS BACK OF DUDLEY SQUARE 10 ANDREW 60 THE HILL Hill 9 Boylston St. HEATH 5 r Rd. Ave. "E" Branch 16 Dorchester Bay Reservoir Park 14 Lee St. 42 14 44 16 18 McCormack Housing JACKSON 28 8 39 41 45 41 Bayside Warren St SQUARE 23 17 41 KLINE Cottage St. 15 Expo Center Paul Gore 48 44 19 JFK/ Mt. Vernon St. UMass Shuttle Perkins St. St. UPHAMS Lee St. Boylston St 22 JFK/UMass–UMass– Washington St. 44 Dudley St. UMASS Francis 29 CORNER JFK Library Jamaica Centre St. 617-287-5617

Park STONYSTONY BBROOKROOK 51 Prince St. Pond Blue HillAve. Warren St.

Jamaicaway Egleston man Square JFK LIbrary Quincy St Hancock St. UMass Dr. Savin 48 Crawford St Hill Ave. Boston Clyde St. Larz Green 16 Thompson Island Anderson St. DorchesterAve. 41 29 Magnolia St 8 Park Humboldt Ave. Quincy St 16 Amory St. Goddard Ave. SAVIN HILL Newton St. GGREENREEN SSTT Grove Kane Pond St 22 Monument Seaver St. Hall Square Auckland St. Columbia Rd. 17 39 42 18 Glen Ln. Arborway Centre St. 37/38 South St. 15 Allandale St Circuit Dr. 19 Bowdoin St. 93 Morrissey Blvd. Geneva Ave. Orange Line Circuit Dr. 38 Washington St. FIELDS 1 Express to Faulkner Franklin 45 Marina Boston 16 CORNER Bayside Rd Hospital FOREST Park Peabody 3 Bay Bellevue Rd. 203 Zoo 23 P HILLS Morton St. Loop ry Harvard St Pkwy. 16 36 Dorchester St. Arnold 15 19 Neponset River 21 37 201 Squantum Huckins Ave. VFW Pkwy. Arboretum 17 201 Gibson St. E. Squantum St. Blue HillAve. 21 Washington St. Neponset Ave. 30 38 14 18 202 202 211 Squ 38 Bussey St 31 39 31 210 18 Victory Rd Weld St. 32 40 Hwy. 28 22 34 42 Red LineSHAWMUT Talbot Ave. Walter St. Walter Harambee 34E 50 29 Codman 201 210 Park Adams St. ry Pkwy. 35 51 Square 51 Boston Freeport St Red Line Centre St. American Legion Franklin Field ROSLINDALE 37/38 Nature Morton St Roxbu P ROSLINDALE 29 Housing VILLAGE Center 26 Washi 37/38 VILLAGE Washington St. 32 E. Squantum St. BELLEVUE lue HillAve. P n hea Blvd . W rfolk St. Ashmont St Roslindale B 202 Dr. 37 14 o 18 27 S e Existing Conditions Pedestrian Access to Medford Square Medford Square suffers from a lack of safe, attractive pedestrian connections to its surrounding neighborhoods. While neighborhoods to the north and west blend easily with the Square, Route 16, the Mystic River, and I-93 present significant barriers to neighborhoods south and east of the square.

Because access to Medford Square from these sides is limited to only three points of entry, this report focuses on those “gateways” in detail. Indeed, the only ways to cross Routes 16 and 93 into the Square are via Main Street, Riverside Avenue, or Salem Street and the I-93 rotary. The map at right shows the locations reachable by a 5- and Walking distances from Medford Square. 10-minute walk from the heart of Medford 5 minutes 10 minutes Square, highlighting the importance of Above: Route 16 underpass, when approaching Medford Square from the south. Red arrows indicate points of entry to the Below left: Attempts at traffic calming on Clippership Drive, near senior housing. these gateways. square. Below right: I-93 rotary crossing, approaching Medford Square from the east.

The majority of people entering Medford disconnected from Medford Square. A Square pass through one of the gateways, lack of lighting, sidewalk space, pedestrian and the experience strongly influences amenities, landscaping, and traffic calming their perception of the place. These entry make these spaces uninviting to pedestrians. points signal a boundary between the However, each gateway also sits near urban, town-center feel of the Square and underutilized open space and lovely views the surrounding areas. of the Square or the Mystic River, and has great potential to give travelers a sense of In their current state, however, these arriving at a destination. gateways feel unsafe, neglected, and

Transportation: MIT-Medford 23 Directionality Crucial to making Medford Square a pedestrian environment. Furthermore, one- more desirable destination is to make it way roads limit path choice (the number of an easier place to get around. However, routes between two points) in the Square, the surrounding regional transportation making navigation confusing. infrastructure poses physical challenges and contributes heavy traffic to the Square. Because Clippership Drive is a direct path between Route 16 to Route 60 or I-93, it is Vehicle access to Medford Square is currently mainly used by through traffic, rather than quite good, with major roadways entering people using the Square or riverfront. the square from all directions. Salem Street, Riverside Avenue, Main Street, and High Objectives Street bring regional traffic to the square, The purpose of altering the directions of while I-93 and Route 16 connect the Square traffic on the streets in Medford Square to the greater Boston region. Transit access is to increase access to the proposed new by MBTA bus is also good. development and waterfront to the south and east, reorient the road network to local The street network in Medford Square, uses, and to disperse the heavy rush-hour particularly to the east of Main Street, is through traffic across the Square. made up of entirely one-way roads. While this makes the act of driving easier, one-way Three policy decisions guide the new multiple-lane roads widen the travel lanes, directionality of the street network: increase traffic speeds, and detract from the 1. Clippership Drive should be a two- way street, in keeping with its changed identity and role in the Square; 2. The roads around the proposed new development, including Clippership Drive, should be easy to reach via multiple paths; and Existing Building Footprint 3. Streets should be two-way whenever possible. Existing Road Existing Direction

24 Transportation: MIT-Medford Directionality Two limiting factors are the particular removing some existing parking lots, and characteristics of the five-way intersection reassures an incoming developer that at the heart of Medford Square, and the they are developing parcels on a well- heavy traffic flows from south-to-north trafficked local road, not an extended in the morning and north-to-south in the quasi-highway ramp. 1 evening peaks. It would be very difficult • Permit two-way traffic on City Hall Mall, for the traffic light to accommodate two- River Street, Salem Street, and Riverside 2 4 way flows on Riverside Avenue and Salem Avenue to the east of River Street. 2 Street entering that central intersection, and • Formalize a new road to the south of City any reduction in capacity on those peak Hall. This road will be a one-way travel 2 2 flows could result in spillover traffic jams lane in order to keep an appropriate width

elsewhere. that retains existing parking and does not 3 reduce the amount of developable land on Recommendations the adjacent parcel. This street will serve 2 • Make the entire length of the new as an alternative to a left-hand turn from Clippership Drive a two-way street, in Clippership Drive onto Salem Street. 3 keeping with its changed identity from • Allow two lanes of travel on High Street 1 a high-speed, pedestrian-unfriendly eastbound to continue through the five- bypass road to a local street serving the way intersection and onto Riverside new development and Clippership Park Avenue. This will reduce the severe and integrated into the street grid. This congestion on High Street eastbound, will also allow for significant on-street which hurts businesses, especially in the parking to help mitigate the effects of evening rush hour. 4

Below: Excessive traffic on High Street eastbound during afternoon rush hour

Existing Building Footprint Proposed New Road

Existing Road Proposed New Direction

Existing Direction

Transportation: MIT-Medford 25 South Gateway The South Gateway encompasses the area around Main Street from Route 16 in the south to the intersection of River Street, Salem Street, High Street and Main Street in the north, and is comprised of three distinct parts: Clippership Dr • Route 16 Underpass • Cradock Bridge • Route 16 On- and Off-Ramps This area serves as the main vehicle and pedestrian access point from the southern part of the City of Medford to Medford Square. The complex road and traffic conditions have created barriers for people trying to access the Square and have Route 16 On-Ramp diminished the image and identity of this important gateway. As such, this area has huge potential for establishing a more pedestrian friendly environment and for creating a sense of Route 16 Off-Ramp arrival and identity for historic Medford Square.

The South Gateway’s proximity to the Mystic Above top: South Gateway location, Route 16 River waterfront is another important asset to the south.

that could be enhanced. The area along the Main St south bank of the Mystic River offers great Above bottom: Photo looking south down possibilities for the development of new Main Street. open and recreational space as well as for Right: Plan drawing of proposed interventions improving access and views to the Mystic at South Gateway. River.

26 Transportation: MIT-Medford South Gateway Route 16 Underpass Currently, the Route 16 underpass is a significant physical and psychological barrier between the area south of the highway and Medford Square. The area under Route 16 is very pedestrian- unfriendly and dangerous. Much of the space is designated for car use, and vehicles tend to move quickly and erratically as there are no pavement markings to designate lanes.

The space is dark even during daytime, Recommendations giving the area an unsafe feeling, and A number of relatively minor design there is a general lack of amenities such as interventions can greatly enhance this area, landscaping and lighting. extending the urban character of Medford Square south along Main Street. Due to the lack of signage, it is difficult to tell when approaching from the south that • Widen sidewalks from six feet to 11 feet historic Medford Square is only about 100 and pave with a material such as brick. yards away. • Install street lamps and lighting under the overpass to brighten the area. • Narrow the existing traffic lanes from 15 feet to 11 feet to narrow vehicle views and calm traffic. • Demarcate lanes to hinder erratic driving. • Widen the median to nine feet, and enhance landscaping. Left: Photo of Route 16 at Main Street looking north towards Medford Square. • Install signage that highlights nearby Above top: Section of Route 16 underpass looking north. Medford Square and the City of Above bottom: Plan for the Route 16 underpass area along Main Street. Medford. Right: Rendering of Route 16 underpass with the implementation of recommendations.

Transportation: MIT-Medford 27 South Gateway Cradock Bridge Objectives Cradock Bridge is a primary vehicle and • Improve local and regional connections: pedestrian entrance to Medford Square. local pedestrian access and regional bike It also provides wonderful views of the traffic. river and the historic riverfront façades • Enhance access and views to the Mystic of Medford Square. As such, this is a key River. area for strengthening the image of the • Increase pedestrian safety by calming City of Medford and connecting to nearby vehicle traffic and improving pedestrian Medford Square. amenities. • Continue the urban feel of Medford Currently, however, the area is in poor Square south down Main Street. condition and pedestrian unfriendly. • Strengthen the identity of the South Similar to the area under Route 16, traffic is Gateway and nearby Medford Square. erratic due to a lack of lane markings. Recommendations With a few design interventions that address • Widen the sidewalk along the eastern pedestrian amenities, traffic flows, and portion of the bridge to 12 feet in order street design, this area has the potential to to accommodate both pedestrians and be transformed into a beautiful gateway. bicyclists. • Install lighting and landscaping along the edge of the sidewalk to enhance the overall environment and provide a buffer between pedestrians and cars. • Enhance the existing median with landscaping, lighting and signage to create a sense of arrival into Medford Square. • Narrow vehicle lanes to 11 feet and demarcate lanes to calm traffic. • Connect the bridge and open space Above top: Section drawing of Cradock Bridge by creating a transitional space that looking north. Above: Plan drawing showing the route of the highlights the regional bike path and Above: Photo looking east at the intersection Above bottom: Plan drawing of proposed proposed regional bike path. pedestrian path. of Main Street and Route 16 off-ramp. interventions at the South Gateway.

28 Transportation: MIT-Medford South Gateway Route 16 On- and Off-Ramps The location of the on- and off-ramps to Route 16 at Main Street has resulted in the creation of a sizable area of underutilized space between the ramps and the highway.

Currently, there are two narrow strips of park space between the on- and off-ramps to Route 16 and the water’s edge. As such, Rte 16 On-Ramp Main St this space is unsuitable for any active uses and is only occupied by few trees and shrubs. Aerial photo of the current configuration of Rendering of the realigned Route 16 on- and Route 16 on and off ramps. off-ramps and proposed open space. Rte 16 Off-Ramp Given Route 16’s proximity to the Mystic River waterfront and Medford Square, Objectives Open Space this area presents a great opportunity for • Open up land next to the Mystic River to The open space created by realignment of creating more open and recreational space provide space for both passive and active the on and off ramps would be designed to for the City of Medford. recreation. serve various uses. • Enhance access and views to the Mystic River and historic building facades. The park east of Cradock Bridge would include a paved area where people could Recommendations sit, relax and enjoy the riverfront. The park • Realign the on- and off-ramps closer to west of the bridge would serve more active Route 16. uses by providing a pedestrian path and • Move the existing Main Street crosswalk accommodating a regional bike path. closer to Cradock Bridge. • Construct a pedestrian path along the Larger trees alongside the on- and off-ramps riverbank. will help buffer traffic noise. The placement • Accommodate the regional bike path. of smaller trees closer to river will provide • Create a new multipurpose park. shade while ensuring that views of the river Above top: Plan showing newly created open and historical buildings are not blocked. space. Photo looking east at the Route 16 off-ramp. Above bottom: View of the Mystic River from Cradock Bridge.

Transportation: MIT-Medford 29 Northeast Gateway The Northeast Gateway encompasses the area around the intersection of Salem Street and Clippership Drive, and includes the sidewalks and parking lots next to Springstep and City Hall. Springstep

This area serves as the main access point Salem Street to and from I-93, as well as cars and pedestrians from Medford neighborhoods to the northeast. Traffic here is heavy at peak hours, and few pedestrians brave crossing the busy streets or rotary underpass. Clippership Drive Cars entering from the rotary enjoy a striking view of Springstep and City Hall as they enter Medford Square. However, the one-way road network forces cars to loop around the entire square if they wish to access the south, east, or riverfront areas. Some drivers use the available left turn City Hall into the north City Hall parking lot to cut across to areas in the south. This creates flow in a place where it is inappropriate and dangerous.

City Hall Mall Above top: Northeast Gateway location, near Pedestrians must also cross multiple roads City Hall and I-93 rotary. (rotary on-ramps, Clippership Drive, City Hall parking lot connector) to reach City Above bottom: View from Springstep towards Hall and the rest of the square. There City Hall. is no defined path for them to follow, discouraging active street life despite Right: Plan drawing of recommended changes to the Northeast Gateway, with continuous New Road the existing open space and views to the pedestrian path in yellow, and new one-way Square. road in red.

30 Transportation: MIT-Medford Northeast Gateway Objectives Recommendations • Capitalize on views of distinctive Redesign the pedestrian approach to buildings like City Hall and Springstep, Medford Square: 7 and create easy pedestrian access to • Separate the north and south City Hall 6 them. parking lots, and convert their internal • Create direct access from the I-93 connecting road into open space. 1 rotary down to the riverfront and new • Realign the sidewalk in front of City Hall, 5 development to the southeast. Take angling it directly towards Springstep. 2 advantage of Clippership Drive, which • Continue this path with a crosswalk on is now a two-way street that leads to the Clippership Drive, leading directly to

riverfront. pavement in front of Springstep. 3 4 • Create a continuous pedestrian path • Widen the sidewalk by Springstep and 3 across the rotary to the front of City Hall. extend it to the rotary sidewalk crossing. • Eliminate through traffic in City Hall 4 parking lots. • Add signage and lighting to protect 2 pedestrians crossing rotary traffic under 8 I-93.

Redesign the intersection of Clippership 1 Drive and Salem Street: • Mark Salem Street west with two lanes, one clearly defined as left-turn-only. • Move the gap in the Salem Street median Recommended changes to street design in Northeast Gateway area. back to halfway between City Hall Mall and the rotary, where Clippership meets Salem Street. This will create a gap in • Create a new one-way, westbound road Salem. 5 Salem Street eastbound traffic, allowing south of City Hall to make up for lack • Allow a left turn off Salem Street a regular flow of left turns here without of east-west connectivity. Drivers and westbound onto Clippership southbound. adding a traffic signal light. 8 several bus routes already use this empty 6 • Do not allow a left turn off Clippership space in the parking lot as a way to cut • Continue to allow a shallow right turn off Drive northbound onto Salem Street across these roads (see opposite page). Clippership northbound to the rotary. 7 westbound. Drivers should use the rotary Above: Paths to the riverfront and east parcels. • Do not allow right turns on red lights for to access westbound Salem St. This is Cutting across the parking lot is obsolete with cars turning from City Hall Mall onto unchanged from current turning options. a two-way Clippership Drive.

Transportation: MIT-Medford 31 Clippership Drive Clippership Drive reflects the best Objectives Recommendations opportunity to revitalize Medford Square. Clippership Drive is the only place within • Realign Clippership Drive closer to the Currently an auto-oriented bypass road, it Medford Square that has high development existing retail space. Encourage stores could become a pedestrian-friendly, lively potential with ideal proximity to the Mystic and activities to open out south towards local street right along the Mystic River. River. The area suffers from many existing this new street and the newly-created By realigning the road, creating a new problems, but it also has great potential for riverfront. riverside park, and developing adjacent improvement and can help facilitate the parcels, the Clippership Drive area has the revitalization of Medford Square. • Arrange for an easement or purchase on highest potential to bring Medford Square a privately-owned parcel to allow for a back to the Mystic River. Existing Conditions - Road Lanes • Change the perception of Clippership straight Clippership Drive to become part Drive from a bypass road to a local of the Square’s street grid. Clippership Drive is currently a high-speed street that is as much an integral part of one-way bypass road, which connects the Medford Square. • Make Clippership Drive a two-way road, Main Street gateway with Salem Street and with one lane for each direction. the I-93 rotary via two eastbound lanes. • Create riverfront open space. • Construct on-street parking on both sides At the north side of Clippership Drive sits • Enable new development and street life of the road. existing retail with back-side entrances oriented to the river. facing the road, and several parking lots • Establish a very wide new sidewalk south of City Hall and between the road (between 15 and 25 feet) on the north side and existing retail. This space is not well of the road. On the south side, a six-foot utilized and the walking environment is Existing Conditions - Sidewalk sidewalk is recommended. unfriendly. • Build a new Clippership Park on the land For most of the length of Clippership Drive, made available by this realignment. guardrails and fences restrict crossing from north to south and towards the water’s edge. Indeed, there are no crosswalks across Clippership Drive. Overgrown vegetation obscures views of the river. It is difficult for vehicles and pedestrians alike on this road to tell they are within 20 feet of the Mystic River. Existing Conditions - Northbound Section

32 Transportation: MIT-Medford Clippership Drive

Parcel C

Clippership Drive (newly aligned)

Mystic River

Clippership Park

Vision for New Clippership Drive:

Clippership Drive will be “A pedestrian-friendly street with retail and riverfront open space, which will revitalize downtown Medford”. Master Plan of New Clippership Drive

Transportation: MIT-Medford 33 Clippership Drive Streetscape Improvements Sidewalk and Bike Path Continuous and safe sidewalks are critical Plaza to creating a friendly and sustainable There will be new plazas between the pedestrian network in the city. The design existing retail spaces and the sidewalk facing of this sidewalk considers the existing retail the river. Marked by different pavement and the new Clippership Park. The regional type from the sidewalk, they will contain bike path will pass through Clippership benches, trees and shrubs in raised beds, Park and merge with the sidewalk at the and street lamps. These plazas will provide mid-block crosswalk. a good place for outdoor cafes and views to Regional Bike Path the river. It will activate the existing retail which is currently not well utilized.

Clippership Plaza Sidewalk and Bicycle Path

Bulbout Crosswalk Intersection Reconfiguration There will be three new crosswalks across The intersection of Clippership Drive the new Clippership Drive combined and Main Street will be reconfigured to with a bulbed-out curb line. Two will be better incorporate the regional bicycle located at street intersections, and one at a path and allow a new right turn from Main Street mid-block location. A bulbout (shown at Clippership Drive westbound onto Main right) eliminates the parking lanes near the Street northbound. The crosswalk will be crosswalk, making it easier for cars to see integrated with the new bulbout curbline, Clippership Drive pedestrians and shortening the crosswalk and the existing pedestrian island will be distance. These crosswalks will provide eliminated. better and safer linkages from the Square to the new Clippership Park and the Mystic River.

Bulbout Crosswalk Clippership Drive and Main Street Intersection

34 Transportation: MIT-Medford Clippership Drive Clippership Park Design Regional Bike Path Within Clippership Park, a 12-foot multi- Open Space use path along the river will continue the With the realignment of Clippership Drive, a regional bike path along the Mystic River new riverfront open space along the Mystic Greenway from Wellington to Alewife. In River will be created as a gathering place for addition, several five-foot pedestrian paths the residents in Medford and surrounding will connect people on the Clippership communities. Terracing on this slope will Drive sidewalk to different areas of the Regional Bike Path provide a landscaped natural seating area park. in the park, with sloping views down from Regional Bike Path Clippership Drive to the river. This park Various types of native plants can be amenity will attract residents and visitors considered at different locations of the alike and increase the value of existing and park to ensure a harmonious landscaped new development in Medford Square. setting.

Clippership Park Terrace Bike and Pedestrian Paths View Corridor and Connection Both visual and physical linkages are Below: Section from the new development to Clippership Park important to connect the Square with the nearby riverfront.

Several key view corridors are proposed to ensure that people in the Square are aware of their proximity to Mystic River riverfront and the new open space. People at the existing retail will be able to easily approach the open space via the new crosswalks across Clippership Drive, using the pedestrian path through Clippership 19’ 38’ 5’ 45’ 75’ 12’ 15’ Park to step down to the banks of the Mystic River. Sidewalk Bike PathRiver Bank Sidewalk Grass Stairs Mystic River New Clippership Clippership Park New Development

Transportation: MIT-Medford 35 Street Design Guidelines Objectives Sidewalk width should adequately Design Inspirations Streetscape interventions in downtown accommodate pedestrian flows, street Medford Square should strive to meet the furniture, street trees and landscaping, and following goals: provide a buffer between pedestrians and cars. • Reflect the historic character of Medford Pavement surfaces should be visually Square. attractive and interesting. High-quality, • Ensure a safe and friendly walking climate appropriate, and porous pavement environment. surfaces, such as patterned blocks, brick • Design at a human scale. Street Pavement and Crosswalk Design paving or stone finish, should be used as • Address the needs of the disabled/ accents. elderly. • Provide convenient and enjoyable Landscaping (Soft and Hard) connections to the Mystic River. Tree and shrub species should be chosen • Ensure that design is coherent across the with regard to their visual effect and City of Medford. seasonal color and should be appropriate for the climate of Medford. Pedestrian Environment Medford Square should be a safe, clean, The scale and type of landscaping should accessible and interesting pedestrian reflect the uses and activities of the area. environment. Development near the Mystic River should Sidewalk Paving and Curb Cuts consider the use of native non- The design and scale of pedestrian walkways invasive species. should reflect adjacent land uses and traffic Street Furniture Amenities conditions. To facilitate easy circulation High quality street furniture, lighting and and access on foot, pedestrian crossings signage should be provided to complement should be located at major intersections and the historical character of this area. mid-block crossing should be considered on longer blocks. Bulbouts and textured Amenities such as public art, wayfinding paving should be used at busy crossings as signs, and banners should be encouraged tools to promote pedestrian safety. to create a unique and engaging environment. Street Lighting

36 Transportation: MIT-Medford Budget These recommended interventions will other funding sources are needed. While a Cost Item Approximate Amount come at a price. At right is a preliminary, wide range of funding sources exist, below 1. Northeast Gateway $260,000 conservative estimate of costs. are the programs which reflect the best options for the City of Medford. 1.1 Repave Salem Street $190,000 First Steps 1.2 Sidewalks, crosswalks, and pedestrian lights $40,000 Some of these improvements consist Massachusetts Public Works Economic of smaller, cheaper projects the City of Development Program, administered by 1.3 Improvements east of City Hall $30,000 Medford could advance quickly and claim the Executive Office of Transportation, 2. South Gateway $2,430,000 relatively easy successes. For example, the is a source of state funds for which the 2.1 Cradock Bridge improvements $410,000 Clippership Drive improvements would improvements to the Main Street gateway, 2.2 Route 16 underpass improvements $150,000 including Craddock Bridge and the Route 16 be a competitive candidate for sustainable underpass, could cost well under a million development, downtown revitalization, 2.3 Relocate Route 16 On/Off Ramps $1,870,000 dollars and bring dramatic, symbolic and other criteria. 3. Clippership Drive (Main St. to Riverside Ave.) $1,475,000 changes to the pedestrian environment in The U.S. federal funding legislation, 3.1 Full-depth construction of new road alignment $720,000 the Square. Restriping travel lanes are also SAFETEA-LU, sets aside a fixed percentage 3.2 Sidewalks, crosswalks, and pedestrian lights $190,000 small, discrete projects with good “bang for of its expenditures for Transportation 3.3 Pedestrian amenities (plazas, etc.) $150,000 the buck.” Enhancements, for which the Medford 3.4 Parcel or easement acquisition $415,000 Long-Term Goals Square gateways would be good candidates. 4. Design and engineering $310,000 The two most ambitious and powerful In addition, Section 5309 of this bill includes elements of these transportation a $1.7 million earmark for a park-and-ride 5. Project administration $210,000 interventions are the construction of new facility for Medford Square under, which 6. Force account (police, detours, town staff, etc.) $625,000 could be leveraged for future development roads and sidewalks in Clippership Drive, 7. Overall project contingency (20% of total) $1,100,000 and the relocated Route 16 on- and off- in conjunction with a sponsoring agency ramps. The least costly items are pedestrian such as the MBTA. 8. Total Transportation Improvements $6,380,000 improvements, such as sidewalks, As Medford offers for development its three crosswalks, and lights. city-owned parcels, some construction elements could be assumed by private Several notes of caution should be applied to etc. are assumed. Construction on busy Potential Funding Sources this preliminary cost estimate: these figures city streets is always a more complicated It is important to keep this price tag in developers. However, a developers’ ability to shoulder these costs will largely depend are based on average construction costs endeavor. perspective. The City of Medford received only, and do not consider project phasing, only about $270,000 in Chapter 90 state on the value of the development, and it is unlikely that developers can be expected or utility work. The estimate assumes funds in fiscal year 2007, and its municipal only minimal levels of town support for budget is very constrained. It is clear that to take on significant portions of these improvements in the near future. construction detours, and road shutdowns,

Transportation: MIT-Medford 37 Redevelopment Introduction Founded in 1630 and established in 1892, Goal the City of Medford boasts a rich historical • Foster development within Medford heritage that includes shipbuilding and Square that honors and respects the brick manufacturing. While the City has historic past, while forging opportunities strived to preserve its historic character, for a viable and progressive future. modern day physical and economic development has negatively altered some of the original landscape. Requirements for Objectives parking have created large areas of surface • Formulate a regulatory framework that lots that are aesthetically displeasing, and establishes preferred guidelines for future the Mystic River - once the hub of activity development. - is currently inaccessible and out of view • Assess the viability of redevelopment from most of the Square. on city-owned parcels and highlight the trade-offs involved in achieving the type The City currently owns three parcels of development the Medford community on the eastern edge of the Square. The wants. development of these parcels will create • Devise a program that ensures sustained new opportunities to retain the original economic development by strengthening character while enhancing the retail and existing retail and attracting new economic climate. The realignment of investment to the future retail market. Clippership Drive will also allow a direct link between physical development and open space - restoring the riverfront to its original vibrancy and central activity. Recommendations Previous plans have addressed • Create a Zoning Overlay District that • Utilize Development Scenarios to assess redevelopment in a broad context, but this will serve as a regulatory framework that the viability of development and the report will provide the City with concrete establishes rules for form and function, amount of revenue and public benefit the implementation strategies that can ensure and guidelines for future development. City can expect. Medford achieves the type of development • Reference the Model RFP as a guide for • Implement Medford “Main Streets” it desires. attracting developers to the City owned program to strengthen existing businesses parcels. and attract new investment resulting from development.

Redevelopment: MIT-Medford 39 Zoning Overlay Introduction Existing Zoning The creation of a zoning overlay within The majority of parcels within the Medford Medford Square will unify the east and west Square district fall under the C-1 zoning sides of the district by creating a consistent category. A zoning overlay would address set of requirements for form and function. the issues that currently exist under this Simultaneously, it will allow for appropriate zoning category: diversity by varying requirements for building heights, setbacks, and uses based Dimensional Standards: 15 foot minimum on their unique location within the Square. setbacks pull buildings away from the street, while 65 foot maximum height allows Excessive parking standards that put supply A zoning overlay is added over existing zoning The flexibility of the zoning overlay allows for building heights that are excessively above demand can detract from the physical to create a set of requirements that seek to for change, while preserving the existing form and visual appeal of a downtown area. protect the character of Medford Square, tall or inappropriate for certain areas of the while unifying the east and west sides into a character of the Square as it grows. A Square cohesive, vibrant, mixed-use center. zoning overlay is a simple and efficient tool that can be added over existing zoning to Allowed Uses: Although the C-1 zoning create additional requirements that better district allows an admirable variety of uses, clarify regulations, physical form, and these uses are general rather than specific ensure appropriate use or function. enough to promote the most active uses along the first floor of buildings or along These updated regulations within the the Square’s major streets. Overlay District will encourage more active streetfronts, while enhancing the physical Unit size: Large minimum unit sizes, environment and protecting the unique particularly for units on the first and second historical character of Medford Square. floors of multi-family buildings, prevent the type of residential real estate product demanded by the market that would seek to locate to Medford Square. Encouraging more active retail uses in first- Dimensional standards pull buildings away floor locations will contribute to more active from the street and detract from the public Parking: The current minimum residential streetscapes. realm. parking requirement creates an excess of surface/garage parking that makes redevelopment less financially-feasible and encourages a downtown punctured by parking lots.

40 Redevelopment: MIT-Medford Zoning Overlay Model Zoning Overlay District Below is a general framework for a model use requirements for different areas of the and implementing the vision for Medford * Primary Retail encourages the highest Zoning Overlay District for Medford Square, thus respecting existing building Square. It is intended to serve as a source amount of walk- through traffic. Examples Square. The framework couples the patterns while providing opportunities of inspiration, organization, and a method include coffee shop, eatery, flower shop, book conventional zoning overlay with a “form- for change where appropriate. The of facilitation as Medford moves ahead store or stationary store. based” approach. The framework is unique new zoning is presented in a simplified, with its revitalization and redevelopment in its ability to connect key development graphical format, allowing it to function efforts. * Secondary Retail encourages less walk- principles with different dimensional and as a flexible tool for both communicating through traffic. Examples include health club, beauty salon, or laundry service.

Front Side Rear Lot/unit Precedent Site Type Setback Setback Setback Height Step down width Parking Uses* Picture No setback 1st floor: Primary allowed OR When within 100ft of Retail required; Where no street 35ft façade built to no Main St site, 1.4 spaces/unit; Secondary Retail by Major or alley access, minimum; 65ft No more than less than 75% of None required Neighborhood St site retail parking 1 special permit; 25ft minimum maximum 150ft contiguous Corner streetline; 5ft max or other zoning district, space/350 SF Upper floors: setback (3-6 stories) setback for 25% of maximum height is 45ft Residential & frontage Secondary Retail No setback None required 1st floor: Primary allowed OR unless When within 40ft of or Secondary Retail Where no street 35ft 15ft minimum, façade built to no shared with Neighborhood Street 1.4 spaces/unit; required; Secondary Main or alley acess, minimum; 45ft 30ft maximum; less than 75% of Neighborhood or other zoning district, retail parking 1 Retail by special 12ft minimum maximum max of 7 units or Street streetline; 5ft max Street site or maximum height is space/350 SF permit; Upper floors: setback (3-4 stories) 150 ft contiguous setback for 25% of other zoning 35 ft Residential or frontage district Secondary Retail

1st floor: Residential Neighborhood 2.0 spaces/unit; or Secondary Retail 5ft mimimum; 15ft 10ft mimimum; 35ft 15ft maximum N/A N/A retail parking 1 by special permit; 1st Street maximum 15ft maximum maximum space/350 SF floor live-work units allowed

Redevelopment: MIT-Medford 41 Zoning Overlay • All retail uses remain as flexible as Recommended Guidelines for Key possible, encouraging rather than Building Appearance restricting or dictating uses so that retail The following provide a basic level of space in Medford Square can adapt to guidance to ensure new development adds Major market changes. appropriately to the public realm. Corner Historic Structures Materials • Historic structure and facades are a • Façade design should be complementary critical element to the identity of Medford to a building’s original materials and Main Square. adjacent buildings. Street • Structures and facades identified by the • Brick and stone convey permanence and Historical Commission shall be subject to are encouraged above other types of the provisions set forth in the Medford materials. Zoning Ordinance, Chapter 48, Historical Neighborhood Preservation. Fenestration Street • Historic structures and facades may be • For commercial facades, a minimum of redeveloped under the Zoning Overlay 60% of a storefront between 3 ft and 8 ft and shall not be subject to the dimensional above grade should be transparent glass. standards for their particular site. Each color corresponds to a building type along the streets. The dimensional standards for • Windows should be used to display color create a particular building type appropriate for that area of the Square. products and services, and maximize Parking visibility into storefronts. Major Features of Zoning Overlay • The residential parking requirement • Window transparency should be retained is reduced from 2.0 spaces/unit to 1.4 Buildings Retail whenever possible. spaces/unit. This reduction will provide • Buildings are built to the street edge, • A diverse mix of retail uses creates a residents and visitors with sufficient continuing the existing development destination for residents and visitors, Articulation to Building Walls access to business and services without pattern and forming a consistent wall enlivens the street, and strengthens the • Limit number of exterior colors to provide overwhelming or detracting from the that defines the streetscape. overall economic base. a clear design intent. coherence and character of Medford • Regular interruptions along building • Primary Retail that attracts a high amount • In addition to visual breaks in the façade Square. wall provide continued visual interest of walk-through traffic is encouraged on required by zoning, any blank wall, if and improved pedestrian circulation. the first-floor in key areas. visible from a public way, should be • Secondary Retail that attracts less walk- softened by incorporating elements such through traffic is encouraged on second as signage, murals, or public art. floors and/or along minor streets.

42 Redevelopment: MIT-Medford Zoning Overlay Recommended Guidelines for Parking Structures Parking Appearance • Retail is encouraged on the first floor of In addition to lowering the residential parking garages to foster an active street parking requirement, attention to presence and a visually attractive street qualitative aspects of parking is necessary to edge. ensure that surface lots and garages do not • Parking garages should complement detract from the coherence and character their surroundings through use of similar of the area. Like the Building Appearance building materials and landscaping along Guidelines, these guidelines should be the building edge and at entrances. incorporated into any development process in Medford Square.

Surface Lots • A minimum of 20% tree coverage is required to be equally distributed over the surface of the lot. No more than 50% of trees located along the perimeter of the Preferred: parking wrapped with retail Less Appropriate: stand-alone parking parking area may count towards shading requirements. • Encourage pervious surfaces/pavers to reduce stormwater runoff and improve drainage. • Placement of surface lots at the rear or within the courtyard of buildings is preferred. • A minimum standard of a 5 ft visual buffer such as a wall, fence, or vegetative screen is required for all surface lots that front the street or a public open space.

Well-designed buffers are an attractive This garage in Staunton, VA is attractively The garage is safe and well-lit during night technique for hiding suface lots from view. designed and uses materials similar to time hours of operation. surrounding structures to blend in with the character of nearby façade.

Redevelopment: MIT-Medford 43 Development Scenarios Introduction Site A is adjacent to I-93 and lies to the east Assumptions The Medford Square Zoning Overlay of City Hall. It is composed of one city- As with the assumption that available district will ensure that development owned parcel totalling 26,550 sf. square footage reflects the realigned throughout Medford Square is in keeping Site B lies to the south of City Hall and is Clippership Drive and the construction of with the unique character that currently comprised of one city-owned parcel and Clippership Park, additional physical and exists. Development scenarios follow one private parcel, with a total of 65,000 sf. fiscal assumptions were made in order to which utilize the principles outlined in the Finally, Site C is adjacent to Clippership build the financial model. zoning overlay and apply them to the three Drive and encompasses one city-owned city-owned parcels that have the potential parcel and one private parcel totalling For simplicity, all residential units were for development. 65,000 sf. This lot area reflects the analyzed as condominiums, so as to square footage that would be available avoid a complicated discounted cash flow City-Owned Sites assuming previous recommendations are rental analysis. While the condo market The three city-owned parcels located on the implemented - namely the realignment of in the Greater Boston area is currently eastern edge of Medford Square together Clippership Drive and the construction of experiencing increasing vacancy rates, comprise a sizeable area of land. Clippership Park. new development in the surrounding area Programmatic Massing suggest condos may likely be feasible for Scenario Objectives Medford Square by the time these units The development scenarios aim to provide became available on the market; however, a measurement of the physical and financial in order to be conservative market rate sales feasibility of development, highlighting prices on the condos were only estimated at the constraints, opportunities, and trade- $360 per sf, for an average of $424,000 per offs. Additionally, these scenarios provide condo. guidance on what the City may expect in terms of building massing and program The full set of assumptions can be seen on (i.e. the quantity of residential units, retail, the set of financial proformas for each site and parking spaces within a development). on pages 46-48. The scenarios also provide the City with a clearer idea of the public benefits (such as Clippership Park) that it may expect from a private developer. Finally, the development scenarios will project the amount of land revenue that could be gained from each site. Potential development sites Contextualized Massing

44 Redevelopment: MIT-Medford Parking Even utilizing the parking reduction parking burdens remain the driver of of parking construction, which averages standard outlined in the zoning overlay development feasibility and played a large $7,500 for a single space in a surface lot and district and replacing only the percentage role in the assumptions of each site. This is $20,000 per space for a garage structure. of utilized parking spaces one-to-one, due largely to the high development costs The site map at left shows the amount of parking currently available in the development area. The amount of replacement parking was calculated by taking the current number of parking spaces and multiplying by the percentage of the lot to be redeveloped. This amount was then multiplied by the maximum usage percentage of the greater of AM or PM use. This figure then determined the amount of replacement parking needed, New on-street parking inventory rather than replacing all spaces one-to- one regardless of their utilization. Even so, parking requirements make the feasibility Site A Site B Site C Total of development challenging. Needed Replacement 35 68 120 223 While the realignment and development Retail 76 82 92 250 Residential 0 171 150 321 of the Clippership Drive area will remove Total 111 321 362 794 some currently existing parking spaces Provided within surface lots, it will also add roughly Clippership 0 0 100 100 100 new on-street parking spaces to Surface 29 45 20 94 accommodate new retail and residential Garage 324 132 144 600 Parking replacement development on Parcel C. Total 353 177 264 794 New on-street parking inventory Relevant Site Label Current # % Being Dev't AM Use PM Use Max Usage Replacement The chart at right shows that the amount Site A Total A 134 100% 26.1% 24.6% 26.1% 35 of parking spaces removed can be equally Site B Total B 123 70% 78.9% 60.2% 78.9% 68 replaced; however, phased development Site C Total 121 Site C C1 73 50% 61.6% 75.3% 75.3% 27 will be difficult because most replacement Site C C2 210 100% 44.3% 41.0% 44.3% 93 parking from Site B and Site C will be TOTAL 283 223 developed on Site A.

Redevelopment: MIT-Medford 45 Site A SITE A: Potential Development Scenario Given its adjacency to Old Navy, and other similar anchor stores. Development Program Structure Type Units BRs NSF/unit GSF/unit GSF Efficiency I-93, AmeriSuites, and These types of tenants would attract Residential the Medford Housing shoppers from the broader region with Multi-family condo - - 1,176 1,384 - 85% Authority buildings, positive spillover effects on the existing Retail Site A is well suited for and new retail in the rest of the Square. Total SF 26,550 29,500 90% Parking Total Provided a larger structure. Surface 29 Parking Garage 324 Surface parking could accommodate 20 Full under - Retail spaces with a full garage above the retail. Total 353 The garage would have four levels of The site is oddly configured but can fit a Cost Assumptions Revenue Assumptions single retail space of 26,550 net sf. Potential parking with 324 total spaces. Note that Unit Type $ / SF Residential Sale Price Size $ / SF retailers who require this amount of floor the site can easily accommodate additional Four-story Multi-family $ 150 Unit type space, parking, and demographic context parking floors if needed. Indeed, this Retail $ 120 Multifamily $ 423,360 1,176 $ 360 garage could utilize the federal “intermodal Parking $ / Space Affordable $ 200,000 1,176 $ 170 include Whole Foods, Trader Joe’s, Gap, Surface $ 7,500 transit facility” earmark of approximately Structured $ 20,000 Retail $/SF/Yr. NNN $ 25 $1,700,000 by adding additional parking Full Under $ 35,000 Parking $/space/day 148 $ 8 above. Proforma - Part 1 Proforma - Part 2 INCOME DEVELOPMENT COSTS Residential Hard Costs Market Rate $ - Building $ 3,540,000 Affordable $ - 15% Parking $ 6,697,500 Cost of Sales (@ 5%) $ - Landscaping $ - Total $ - Environmental Remed $ 200,000 Retail Contingency (@ 5%) $ 521,875 Stabilized Gross Income$ 663,750 Total $ 10,959,375 less Vacancy (@ 5%) $ (33,188) Soft Costs (@ 15% HC) $ 1,643,906 Total $ 630,563 Developer Op Ex. Carry $ - $7500/u/yr for 1/2 year Cap rate 9.00% Developer HOA Dues Carry $ - $300/u/m for 1/2 year Capitalized value $ 7,006,250 Total Dev't Cost $ 12,603,281 Parking NOI $ (2,650,486) Stabilized Gross Income$ 432,160 Developer Return (@ 15%) $ 1,890,492 less Vacancy (@ 25%)$ (108,040) RESIDUAL LAND PRICE $ (4,540,978) Total $ 324,120 Cap rate 11% Capitalized value $ 2,946,545 Ground Floor Upper Floors Harvard Square - Retail with parking above Total $ 9,952,795

46 Redevelopment: MIT-Medford Site B South of City Hall and Parking fronting three main A fully ventilated underground parking streets, Site B could garage for 132 cars will be located under accomodate ground the ground floor retail. floor retail, parking underground, and housing above. Retail The net retail/office space on the ground floor totals 28,800 sf which could serve approximately 4-8 retail tenants and 4-7 office/services tenants. The former would be restaurants, cafes, specialty shops, and Chicago - Mixed-use infill development other unique enlivening retail while the latter, facing City Hall, would service Housing tenants such as lawyers, accountants, With a double loaded corridor configuration brokers, and other professional businesses above retail, Site B allows for 122 residential in need of prime street frontage. Facing units. Units are assumed to be 2-bed/2- these tenants, in the rear of the site, would bath, totaling approximately 1,100 sf each. be 45 surface parking spaces. In reality, there would likely be larger variety in unit size dependent upon a market analysis.

Underground Parking Ground Floor Retail Upper Floors

Redevelopment: MIT-Medford 47 Site C After the realignment parking for 20 cars, accessed through the of Clippership Drive alley. and the acquisition of the adjacent private Residential parcel, Site C totals The building could support thirty-one 65,000 sf, ideal for a residential units per floor for three floors, mix of retail, parking, and fourteen units on the northeast corner and residential. as the building steps up to six stories. As such, the model assumes 107 total Retail residential units. With 32,000 sf of leasable retail space, Site C can accomodate 9-15 retail tenants. Like Site B, these could be restaurants, cafes, specialty stores, and the like. Parking To provide enough parking on-site for residential units as well as for retail, there could be a small garage on the northwest corner of the site for 144 cars and surface Example: mixed-use infill development

Ground Floor Upper Floors

48 Redevelopment: MIT-Medford Scenario Results Feasibility Expectations Site A Site B Site C Total The development scenarios show that high The City should not expect high land Building Height 4 stories 4-6 stories 4-6 stories - quality, context sensitive development that revenues from the development and sale Residential units - 122 107 229 incorporates zoning overlay guidelines of these parcels, unless market conditions Rentable retail 26,550 28,800 32,198 87,548 is possible in Medford Square. However, improve, other funds are found, or taller Parking spaces 353 177 164 694 the ability to attract developers to such a buildings are permitted. Additional funds TDC $ 12,603,281 $ 43,380,583 $ 37,613,494 $ 93,597,358 sizeable project will largely depend on the for development could potentially come NOI $ (2,650,486) $ 9,403,727 $ 10,511,931 $ 17,265,172 lowering of parking requirements. from the state’s 40R program for transit Land Residual$ (4,540,978) $ 2,696,103 $ 2,371,474 $ 526,599 oriented development. The parking Summary table The interdependent nature of the financial facility on Site A may be able to utilize a viability of the three sites does not easily pre-existing federal allocation for Medford. lend itself to phased development. If, The assumption of a 15 percent before- however, the City decides to pursue a tax developer return on total assets could phased development approach, a single probably also be negotiated down. Indeed, developer could be designated for all sites, such a return would produce a higher allowing parking to be moved between after-tax internal rate of return. Lastly, the sites during construction. In any case, if City could decide to allow taller buildings Site A: Axonometric Site B: Axonometric Site C: Axonometric viewed as a whole, the three sites create and use the extra income to increase the more options for the City, allowing for residual land price or achieve other public Despite the high cost of parking, each new Model RFP high quality design and programmatic benefits. marginal residential unit would produce efficiencies. A model Request For Proposal (RFP) has around $200,000 in additional revenue. been produced as a separate document attached to this report and can serve as a Although land revenues are limited, the City reference guide to help the City attract Site A Site B Site C Total can expect other benefits such as increased developers to the three city-owned parcels. Residential property values, real estate tax revenue, Through the RFP the City is also positioned Tax Rate 9.11 9.11 9.11 9.11 new affordable housing, new residents to to require contributions to its Medford Main Value $ - $ 51,649,920 $ 45,299,520 $ 96,949,440 promote retail, additional square footage Revenue (Levy) $ - $ 470,531 $ 412,679 $ 883,209 Streets Program, which will be discussed Commercial for retail development, and roughly 1.5 further in the upcoming section. Tax Rate 19.31 19.31 19.31 19.31 acres of riverfront open space. As shown in Value $ 7,006,250 $ 7,600,000 $ 8,496,563 $ 23,102,813 the property tax projections table at left, the Revenue (Levy) $ 135,291 $ 146,756 $ 164,069 $ 446,115 City could expect as much as $1.3 million in Total Prop. Tax Revenue$ 135,291 $ 617,287 $ 576,747 $ 1,329,325 new tax revenue from the three sites alone, New property tax projections not counting other positive externalities.

Redevelopment: MIT-Medford 49 Medford Square “Main Streets” Introduction Square as a tool that can be used to retain What is a Main Streets District? Organizational Structure and improve local businesses in the Square As shown in the previous development The Main Streets model was developed by Main Streets districts typically operate with while attracting outside investment. In this scenarios, new development within the National Trust for Historic Preservation one or two professional staff members, way, the Main Streets program adequately Medford Square will provide benefits to in the 1970s, and has since been applied in thereby requiring only modest budgets of addresses both sides of the revitalization the City of Medford such as increased over 1600 urban, small city, and small town between $50,000 and $100,000 a year. equation. property values, real estate tax revenue, districts across the country. new affordable housing, open space, An executive director staffs committee and additional square footage for retail Main Streets is a model for improving the meetings, provides professional support development. It is important to remember, economic, social, and physical environments and advice, and carries out the day-to-day however, that while new development of traditional downtown business districts operations of the organization. is crucial to the successful revitalization like Medford Square by leveraging local of Medford Square, sole reliance on new assets. Main Streets takes a collaborative Volunteers serve as the lifeblood of the development and new retail tenants is approach to economic development and organization, while a non-remunerated potentially treacherous considering the presses for incremental improvements board of directors has responsibility for current investment climate. coupled with a long-term investment strategic guidance. The board is often vision to yield big gains in the future. A comprised of business leaders and the From the developer’s point of view, Medford Medford Square Main Streets could help to community at large. Liaisons from may be perceived as a weaker geographic link physical development and economic government or other institutions serve as market with higher risks entailed in development in the Square. allies. In Medford Square, the Chamber development. This perception may act to of Commerce and Salem Street Business further depress the limited revenue or land Above: Medford’s historic character makes it There are currently almost 25 Main Streets Association can serve as potential residual the City can expect to receive from ideal for a Main Streets District districts in Northeastern Massachusetts, allies, offering valuable capacity and the sale of the three city-owned parcels. Below: Guiford, CT Downtown including Somerville, Beverly, Salem, complementary functions. These existing A preemptive effort that seeks to create a Boston (19 separate districts) and Lawrence. groups should be invited to play an integral more positive retail climate and investment While the size, goals, and experiences of part in structuring a Medford Square Main image of Medford Square is likely to lower each district differs widely, on average Main Streets organization. the level of risk perceived by developers, Streets organizations report $9.5 million in resulting in development proposals that add new investment, 49 building improvement greater value to the Medford community. projects, 32 net new businesses, and 129 net new jobs. A survey of successful programs Existing businesses are a critical part of the also reports a significant decrease in average revitalization process. The “Main Streets” vacancy rates from 21% to 5%. program is recommended for Medford

50 Redevelopment: MIT-Medford Medford Square “Main Streets” Implementation Why Main Streets in Medford Steps to Starting a Medford Four core committees are charged with In addition to its clear status as a Square Main Streets Program implementation, and their respective duties traditional, downtown district, the Square Step 1 are as follows: has successful small businesses, committed Establish a “working group” to explore citizens, and a responsive government. whether the Main Streets model is truly • Design: This committee designs Medford Square is a viable business district appropriate for the Square and whether the standards to create a cohesive, attractive and community, but it is currently not capacity and commitment needed to run district and retain architectural features functioning at its full potential. A Main such an organization is present. of historical significance. Streets program could serve as the civic machinery that is needed to help balance Step 2 • Economic Restructuring: This committee and shape the changes that will occur via Better understand and gain confidence in focuses on improvement of the retail mix the new development envisioned for the the potential of the Main Streets approach to yield a more viable commercial district municipally-owned parcels. by interacting with existing Main Streets while retaining and building existing groups in northeastern Massachusetts. businesses. Step 3 • Marketing and Promotion: The focus A comprehensive stakeholder mapping of this committee is on enhancing must be performed to determine the the district’s image as an attractive projected level of participation, amount environment in which to do business. of support and commitment, human/ organizational capacity, and potential • Organization: This committee ensures funding sources. effective functioning, funding, and capacity building of the organization. Step 4 Incorporate Medford Square Main Streets Additional committees can be formed to as a 501(c)(3) non-profit, tax-exempt address particular issues of local concern or Church Street in Burlington, VT corporation and establish by-laws. tailored to the specific needs of the district. Above top: South Boston, VA Step 5 Above bottom: Virginia Main Streets District Recruit board members and committee members and hire an executive director.

Redevelopment: MIT-Medford 51 Medford Square “Main Streets” Funding a Main Streets Program • Linkage: As one of the few municipalities • Memberships: Memberships for While all of the start-up agenda requires in Massachusetts with a linkage businesses can be offered and priced multiple complex steps, budgeting and ordinance, Medford might be able to use on a sliding scale. Memberships are fundraising are often the most difficult. linkage monies as a funding source for often linked to a “rewards” or “frequent Main Streets. buyer” club. Each Main Streets district has a different scope of services and is funded differently, • Foundation Grants: Several foundations • Events: Special events like raffles and reflecting local and regional differences. such as The Boston Foundation, Hyams festivals can help generate revenue and Most have multiple funding sources, Foundation, Boston Globe Foundation, broad enthusiasm for the organization. including one or two primary revenue and Bank of America Foundation have streams or donors and several minor or funded local Main Streets groups in the irregular sources. Possible funding sources past. for a Medford Square Main Streets District include: • Corporate Buddy: A “corporate buddy” can provide managerial expertise and a • City of Medford: Many Main Streets stable financial contribution on the order districts receive modest funding from of $10,000 per year. Typically, the buddy their host municipality during the is a larger corporation or institution with initial years of operation ($40,000 - deep roots in the community. A number $100,000 per year). This contribution of local banks (Century in particular), is often leveraged with other funds and Tufts University, and Harvard Vanguard volunteerism to create a greater impact might be candidates for this role. than similar sums channeled directly through the city. • Business Improvement District (BID): In a BID, property owners within a defined • Community Development Block Grant district agree to accept a small yearly (CDBG): A modest appropriation from assessment to provide essential services the City’s Community Development to the district. BIDs can function as a Block Grants might be feasible. These major revenue source for an established funds are typically used by Main Main Streets district. Streets organizations to cover operating expenses.

52 Redevelopment: MIT-Medford Sources and Appendices Sources Appendices

Columbia Pike Special Revitalization Under separate cover. District Form Based Code, Arlington County, VA, 2002 Appendices include:

Hellmund, Paul Cawood and Daniel A. Regional Traffic Model Results Somers Smith. Designing greenways : B. Medford Square Transportation sustainable landscapes for nature and Improvements Budget people. Washington: Island Press, 2006. C. Model RFP for development parcels Medford Square Master Plan, Sasaki Associates, June 2005.

Medford Square Master Plan: Technical Appendix. Sasaki Associates, June 2005.

Zoning Ordinance (Chapter 94, Revised Ordinances), City of Medford, MA. Adopted 2001.

Zoning and Land Use Bylaws for NAS South Weymouth (as Approved by the Corporation, May 5, 2005), South Shore Tri- Town Development Corporation, South Weymouth, MA, 2005.

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