DAVIS SQUARE NEIGHBORHOOD PLAN

PUBLIC REVIEW DRAFT APRIL 30, 2018 Over four years of your participation has led us to this public review draft of the Davis Square Neighborhood Plan. This is a live look in at the document as it is being developed. Text and imagery is still being finalized. We need your input to make sure nothing is missed. Please review this document and provide any feedback to

[email protected] by June 1, 2018.

DAVIS SQUARE NEIGHBORHOOD PLAN

PREPARED BY: TABLE OF CONTENTS: The Office of Strategic Planning & Community Development City of Somerville 93 Highland Avenue INTRODUCTION Somerville, MA 02143 Pages TBD 617-625-6600 [email protected] LIFE Pages TBD WITH ASSISTANCE FROM: Gehl Studio Hurley Franks & Associates SPACE Principle Group Pages TBD RCLCO Toole Design Group Utile BUILDINGS Pages TBD ADOPTED: Date TBD

P PLAN AREA OW

DE RH The Davis Square O PACKARD AVE USE neighborhood generally B LVD includes from Packard and Cameron Avenue eastward to Willow Avenue and Russell Street and Powder House Boulevard and Kidder Avenue south-west to the Cambridge city line. This neighborhood CAMERON AVE KIDDER AVE plan primarily focuses on the the properties located within the core of Davis Square This area encompasses a primarily commercial district along Holland, Elm, Highland

CAMBRIDGE LINE THE CORE and College near the MBTA’s Red Line.

WILLOW AVE

RUSSELL ST

Davis Square Neighborhood Plan l 5 PLANNING HISTORY The Davis Square Action Plan

On December 8, 1984 the MBTA’s Multiple new commercial office Northwest Extension of the Red Line buildings have brought jobs to the brought subway service to Davis neighborhood. The local retailers and Square for the first time. However, restaurants have become well known planning for the arrival of rapid across the Boston metro area. All transit began six years earlier in while preserving the character and 1977. The City of Somerville and the quality of the residential housing Metropolitan Area Planning Council surrounding the commercial core. (MAPC) worked together to evaluate Overall, people enjoy Davis Square future reinvestment possibilities as and the action plan is a part of the the MBTA began construction on reason for the Square’s success. the extension. With similar timing, neighborhood residents founded the Davis Square Task Force to leverage public involvement in planning for the Red Line. By 1979, the Task Force had developed goal statements and the City was able to provide consultants to assist with research and further policy development and planning. Through the combined efforts of the Davis Square Task Force, members of the business community, and residents participating in the planning effort, the City soon produced The Davis Square Action Plan - the first plan for the neighborhood. The Davis Square Action Plan focused public/private investment in Davis Square and addressed three core issues: land use, traffic and parking, and potential development while proposing public policy and various physical improvement programs to enhance the attractiveness and convenience of the Square. This first planning effort sought to make the most of the advantages afforded Davis Square as a result of the Red Line extension. Most of plan objectives were implemented over the next decade (see facing image). As the Task Force hoped, the image of Davis Square is a story of continuous improvement over the last 30 years.

6 l Davis Square Neighborhood Plan The following pages detail some of the most noticeable improvements brought about as a result of the Davis Square Action Plan and the Red Line extension.

Davis Square Neighborhood Plan l 7 STATUE PLAZA

When the MBTA Davis Square station was built, the area over the station was finished as a plaza. The statues, the namesake of the plaza, are named Ten Figures and are by James Tyler. They are based on residents of Davis in the 1980’s and commissioned as part of the Arts on the Line program. Originally the skylight for the station was much taller and obstructive, the skylight was lowered to the current design in a later renovation.

8 l Davis Square Neighborhood Plan SEVEN HILLS PARK

Seven Hills Park, like Statue Plaza, was once part of the railroad network. When the Red Line was extended to Alewife, the park and Community Path was built over the subway tunnel. The park is named to honor the seven hills of Somerville: Central, Clarendon, Cobble, Mount Benedict, Prospect, Spring and Winter Hill. The hills are commemorated throughout the park in sculpture

Davis Square Neighborhood Plan l 9 212 ELM STREET

Somerset Bank redeveloped the underutilized lot and relocated to the new building in 1989. In an article from a 1989 Somerville Journal Somerset proud of new investment, the building is touted as an anchor in Davis Square and encouraging to other developers, The Davis Square Task Force worked with the bank to get the right design for the building because of its close residential abutters.

10 l Davis Square Neighborhood Plan 40 HOLLAND STREET

The 40 Holland Street redevelopment was part of the Buena Vista Urban Renewal Project. The City used eminent domain to get ownership of the land. Following ownership, the City put out an RFP seeking a development partner. to build what was envision in the 1984 Action Plan (see page 7). The building opened in 1989/1990 along with Buena Vista Road and Seven Hills Park.

Davis Square Neighborhood Plan l 11 THE NEXT GENERATION It’s time again to plan for Davis Square Community members of Davis Square In response, OSPCD turned to have shown time and again that they an urban planning and design are committed to the improvement of philosophy promoted by the Danish the neighborhood. Almost 30 years architect Jan Gehl. After decades after the Davis Square Action Plan, of research on human scale and City interests in attracting a hotel to public spaces, Gehl became famous the area catalyzed the community for helping Denmark enact a plan to call for a new neighborhood plan to make Copenhagen ‘the world’s prior to any significant development. most livable city.’ Copenhagen now Residents and business owners routinely earns some of the highest formed the Davis Action Group, an marks in the world for resident organization similar to the Task Force happiness, walkability, and bikeability. that proceeded it, and met with the Today, Jan’s firm, Gehl Studio, works Mayor’s Office of Strategic Planning globally to help make cities for people and Community Development by focusing on public life, the events (OSPCD) to chart a path forward. that occur between buildings, as the driver for urban design. The City Early conversations in the planning hired Gehl Studio to assist with the process centered around the idea development of this plan. that neighborhoods never stand still and that some amount of change “Focus on making the square is inevitable. However, the idea of a better place for people.” change often brings with it concerns over the loss of neighborhood - RESIDENTS OF DAVIS SQUARE character. Community members emphasized they did not want to Jan Gehl’s planning philosophy has stop investment in the neighborhood. historic roots. “In the old cities, we Instead they wanted to make sure have spaces; in the modernistic cities, that the ongoing development of we have left-over spaces. They put Davis Square would help to evolve the down the buildings first. Then they neighborhood into a better version asked landscape architects to tidy up, of itself - instead of something totally and then they looked out the window different. to see if there were any people enjoying these leftover spaces, only Soon after these initial meetings, to discover that there were none.” Jan Mayor Joe Curtatone announced that explains in his book Cities for People OSPCD would bring its neighborhood “in the old urban settlements, they planning efforts, better known as always did it the other way around. SomervillebyDesign, to Davis Square. First, it starts with life, and then In 2013, an intensive planning and next it’s the spaces that human life design charrette would put residents, requires, and then the buildings were business owners, city planners, and built in relation to these spaces.” design consultants at the same table to collectively generate ideas for the future of the neighborhood. It was at this event that the community would convey a strong message to the City: “focus on making the square a better place for people.”

12 l Davis Square Neighborhood Plan A FOUNDING PRINCIPLE This plan does not propose to transform Davis Square. The primary “First life, then spaces, then intent is to enhance the unique buildings - the other way qualities and character that make around never works.” Davis Square special. The focus is to make the core of Davis Square a - JAN GEHL, CITIES FOR PEOPLE better place for people by focusing first on the public life of the square, then the spaces that support that public life, then buildings that define the public realm and provide the residents, employees, and customers needed for public life.

LIFE

SPACE

BUILDINGS Davis Square Neighborhood Plan l 13 SOMERVISION In 2012, the City of Somerville bicyclists, and transit users. adopted SomerVision, its first • Build a sustainable future city-wide comprehensive plan. through strong environmental This plan was developed to build leadership, balanced consensus around strategies to transportation modes, engaging preserve Somerville’s identity as an recreational and community accessible, mixed-income, multi- spaces, exceptional schools cultural city; while at the same and educational opportunities, time outlining an actionable policy improved community health, agenda to invite and leverage varied and affordable housing public and private investment in options, and effective transit-oriented development. stewardship of our natural The Mayor’s Office of Strategic resources. Planning & Community Development • Commit to innovation and affirm coordinated the four-year project our responsibility to current with a 60 member Steering and future generations in all our Committee comprised of residents, endeavors: business, technology, business owners, nonprofit agencies, education, arts, and government. and elected officials. The City generated trust and buy-in among Somerville’s comprehensive plan residents and community partners creates clear expectations regarding through development of the plan. neighborhood character and neighborhood change through SomerVision is based on our The SomerVision Map (shown shared values as a community and at right). The map illustrates a establishes our commitment to: shared determination to “conserve Somerville’s great residential • Celebrate the diversity of our neighborhoods, enhance our funky people, cultures, housing, and squares and commercial corridors, economy. and transform opportunity areas on • Foster the character of residents, the eastern and southern edges of neighborhoods, hills, and Somerville.” squares, and the strength of our community spirit as expressed The SomerVision Map is closely in our history, our cultural and tied to the SomerVision Numbers, a social life, and our deep sense of series of aspirational targets: 30,000 civic pride. new jobs, 125 new acres of open • Invest in the growth of a resilient space, 6,000 new housing units, economy that is centered around 1,200 new affordable units, and 50% transit, generates a wide variety trips by non-automobile modes. of job opportunities, creates an active daytime population, SomerVision sets out a course supports independent local of action. However, to implement businesses, and secures fiscal SomerVision, we must do further self-sufficiency. planning that translates city-wide • Promote a dynamic urban goals, policies, and objectives down streetscape that embraces to every neighborhood, main street, public transportation, reduces and station area across the city. dependence on the automobile, and that is accessible, inviting, and safe for all pedestrians,

14 l Davis Square Neighborhood Plan PLANNING FRAMEWORK Implementing SomerVision in Davis Square SomerVision provides us with a policy become part of official City policy. framework to guide future decisions Neighborhood plans also provide made in neighborhood planning guidance to future decision makers and capital improvement projects. and elected officials concerning To achieve various aspirations on development and program proposals diversity, community, economy, that impact the neighborhood. accessibility, sustainability, and innovation, SomerVision calls for Davis Square is identified as an Area design-based neighborhood plans to to Enhance on the SomerVision guide future development in a way Map. However, not all enhancement that improves quality of life. areas are created equal. Plans for enhancement areas like Davis Square A neighborhood plan is a product of a must be customized because each planning process involving extensive neighborhood is different and will public engagement. In Somerville, help to achieve the objectives of neighborhood plans are adopted by SomerVision in its own unique way. the Planning Board as an amendment and implementation appendix to SomerVision. The vision, goals, and objectives of each neighborhood plan

THE SOMERVISION MAP Areas to Conserve Areas to Enhance Areas to Transform

DAVIS SQUARE

N

Davis Square Neighborhood Plan l 15 WHAT DOES ENHANCE MEAN?

Nearly all of Somerville’s squares and known as urban centers. Somerville main streets are mapped as areas to has an urban center evolving in enhance. SomerVision sets a goal of Assembly Square. The eastern side 4,500 additional jobs and 900 new of Union Square is also planned to dwelling units cumulatively for all of be transformed into an urban center the areas to enhance. The majority of over the next 20 years. In some ways, these places are frequently thought of planning for these transformational as built out by residents but each of redevelopment areas is easier these neighborhoods are still able to than planning for the sensitive contribute toward broader City-wide infill necessary to enhance, rather goals in individualized ways. Place than transform, existing local and types are a way to categorize squares neighborhood centers. adn neighborhoods to bring common language to all participants in the The hierarchy of place types planning process. (neighborhood, local, urban, and regional centers) is used by the Smaller squares like Teele, Ball, and Mayor’s Office of Strategic Planning Gilman function as neighborhood and Community Development centers that are already close to (OSPCD) to inform planning decisions. their full development potential. Each square across the city can Some opportunities exists for small be classified as one place type or improvements, but the possibilities another. The physical characteristics for infill development are limited. and development parameters that Local businesses and low- to mid-rise differentiate each place type can even mixed-use buildings are the hallmark help identify where the city’s squares of neighborhood centers. are at in their evolution. OSPCD uses place types to plan for the enhance Somerville’s mid-sized squares like and transform areas identified in Davis, Porter, and Sullivan are local SomerVision. centers with more capacity for infill development. Local centers are home DAVIS SQUARE: LOCAL CENTER to small businesses, restaurants, and personal service uses, but their Within this classification of place buildings are usually in the mid-rise types, Davis Square checks all the range - three to six stories. Upper boxes of a local center. The center stories are typically residential unless of the neighborhood sits at the the circumstances exist to attract intersection of four major streets: larger employers to the area. Holland, Elm, Highland, and College - which connect it to other nearby The presence of public transportation local and urban centers. Many of the has a large impact on what’s possible transportation modes expected of a for a local center. If frequent transit local center are present including the or even access to regional highways Red Line subway, cross-town buses, exists, commercial office buildings. and even local feeder buses that bring Employers add valuable daytime foot passengers from the edge of the traffic that makes for a more robust neighborhood to its subway station. local economy and a more visible The surrounding area has a moderate public life throughout the day, further per acre residential density with reinforcing the local center. everything from multi-unit houses and multiplexes to rowhouses and Local centers have an upper limit to apartment buildings. The core of Davis development or else they transform is home to neighborhood serving into a larger, more built up place type retail and a multitude of restaurants

16 l Davis Square Neighborhood Plan ZOOMING IN

The SomerVision Map provides a ‘30,000 foot view’ of the enhance areas across the city. When a neighborhood plan is just getting started, City Staff is tasked with identifying what lots are part of the enhance area and what lots remain as an area to conserve. This creates a much more detailed view of the plan area compared to what can be accomplished in a Comprehensive Plan like SomerVision. The enhance area is actually much smaller than what is depicted on the SomerVision Map, which can have an impact on what is possible through infill development.

that attract customers from across space. Understanding Davis Square the region. Over the last 30 years, a as a local center helps to facilitate number of commercial buildings have conversations about the type of place been built that provide employment that it already is and the type of place opportunities beyond the service it strives to become as it continues to sector. Even with all of this, there is evolve. In this context, public realm still room to grow. improvements and infill development to enhance rather than transform Davis Square is not yet a fully built the neighborhood involve making out local center. Multiple low rise small tweaks and filling in the gaps buildings and underutilized parking to reinforce the existing character of lots provide an opportunity for a Davis Square as a local center. more productive use of the available

Davis Square Neighborhood Plan l 17 PEOPLE FIRST Prioritizing What We Care About

Traffic and parking issues are generally well represented in conventional planning practice. Very little information is usually available when it comes to the knowledge and understanding of city quality. Especially as seen from a pedestrian point of view and about how public spaces actually function for the people who use them. work to improve the city. With the In May 2015, the City hired Gehl help of over 50 volunteers, Gehl Studio, the U.S. office of Jan Studio collected data on public life as Gehl’s consulting firm, to conduct in unfolded at 23 locations. a Public Space, Public Life Study. The purpose of the study was to Many findings from the study are collect information about public informative for planning in Davis life in Somerville and make it easily Square. Residents responding to a accessible to the residents, politicians, favorite places survey identified the planners, and business owners that Community Path and Statute Plaza as

“We need to know as much about how people use cities as we do about traffic and cars.”

- JAN GEHL

18 l Davis Square Neighborhood Plan Walk Hurry WAIT 7 sec 15 sec 132 sec Crossing times in Davis Square clearly prioritize cars, with a more than 2 minute STOP-time for pedestrians. their top two favorite public spaces • Vehicular traffic dominates the in the entire city. Volunteer surveyors street, conflicting with other users. counting people and cyclists • Despite recent improvements recorded the highest pedestrian on Highland Avenue, cycling volumes anywhere in the city in conditions are generally poor, Davis Square. In fact, the number of • Pedestrians cross the street away pedestrians recorded in Davis rivals from designated crosswalks and those found near City Hall in Center against pedestrian signals. City Philadelphia. At the same time, • Public seating is limited, which Gehl Studio also observed that Davis restricts social interaction unless Square was not designed very well you are a customer of private as a place for people to walk or to sit outdoor seating. and stay. A quality analysis indicated • Brick sidewalks have become that the public realm generally fails difficult to access for the disabled, to properly address the needs of elderly, and people with children. pedestrians, despite the high volumes • Until 2015, there was little data on that were observed. pedestrian and cyclist movements over the course a day, differences The alignment of Davis Square’s in their ages and genders, or how main intersection requires use of public spaces are actually used. multiple crosswalks to reach the other side. Signal timing makes it hard for even able-bodied people to traverse just one of those crosswalks. Pedestrians cross against signals and even dart through the middle of the intersection. Less people stick around in Davis Square as observed in other places in the city. One reason might be that most of the outdoor seating is for bars, cafes, and restaurants, rather than public seating. If there were more invitations to stay, Davis could reach and even surpass other squares. The pedestrian volume is already there, its just needs the supporting infrastructure for it to transform from necessary activities to the optional and social activities that create a more vibrant, interactive public life. The challenges and opportunities identified in Davis Square exist at a variety of scales, from how street space is shared to the specific design details of the public realm.

Davis Square Neighborhood Plan l 19 A NEW INTERSECTION To achieve a high-quality public realm, Davis Square must adjust from a place that prioritizes pass through traffic and accommodates only the functional types of pedestrian trips (shopping, eating, and commuting). The core of the Square needs to be reimagined as a series of spaces offering a range of opportunities for a variety of activities.

A tripling of the public space can be created just by squaring off the intersection. Re-establishing two way traffic in all directions and shutting down one block of Dover Street combine to reinvent movement through the square that ends cut through traffic on neighborhood streets and eliminates conflicting Redesigning the Square for people will mean turning movements. Restriping the adjusting our identity away from the insanity of roadway maintains on-street parking the main intersection. where needed while accommodating automobiles, bicycles, and even a bus priority lane on Holland Street. With the intersection redesigned Even better, many of these moves for all travel modes the use of the can be done incrementally - first newly created civic spaces for event the bus priority lane, then a plaza programming is even more flexible to from the Highland to Elm slip lane, community needs, because closure of then restriping for bike lanes. With one of the segments can still permit each step data can be collected and transportation to flow. solutions allowed to evolve over time.

20 l Davis Square Neighborhood Plan SQUARING OFF THE MAIN INTERSECTION AND CLOSING ONE BLOCK OF DOVER STREET PROVIDES FOR TWO NEW PLAZAS AND A LANEWAY

Davis Square Neighborhood Plan l 21 22 l Davis Square Neighborhood Plan RECLAIMING THE HIGHLAND TO ELM SLIP LANE FROM CARS CAN TRANSFORM THE SIDEWALK AND TRAFFIC ISLAND INTO A PLAZA WITH LOTS OF SUNLIGHT

Davis Square Neighborhood Plan l 23 THE NEW INTERSECTION CREATES A SMALL AND INTIMATE PLAZA THAT PAIRS WITH THE OTHER ACTIVED PLAZAS IN THE SQUARE

24 l Davis Square Neighborhood Plan Davis Square Neighborhood Plan l 25 A REFRESH OF STATUE PLAZA WITH A NEW SURFACE AND MOVEABLE CHAIRS WILL AERIAL 1 STRENGTHEN THE SPACE AS THE SOCIAL HEART OF THE SQUARE

26 l Davis Square Neighborhood Plan AERIAL 1

Davis Square Neighborhood Plan l 27 28 l Davis Square Neighborhood Plan LIFE Davis Square Neighborhood Plan l 29 A PLAN FOR LIFE Goals for Public Life

Part one of this plan recommends ways to increase and reinforce [enhance] the public life that occurs in Davis Square. The liveliness of any urban place is a question of the number of pedestrians multiplied LIFE by their length of stay. When the ingredients for a lively public life provide something for everyone, people are found outside in the sun, in the shade, out of the wind, in groups, alone, close to activity, and in relative seclusion. Seeing and being seen by SPACE other people is perhaps the strongest attractor of additional activity. If the street environment is comfortable and invites people to stay longer, they will make use of the city to a greater degree. BUILDINGS

“The presence of great “What attracts people most, it numbers of people gathered would appear, together in cities should be is other people. ” enjoyed as an asset and their presence celebrated” - WILLIAM WHYTE, SOCIOLOGIST

- JANE JACOBS, AUTHOR & ACTIVIST

30 l Davis Square Neighborhood Plan PLAN A SQUARE FOR PEOPLE

HOW TO STUDY PUBLIC LIFE To implement the City of Somerville’s the pieces together through long- 2014 Complete Streets Ordinance, the range plans. But, public life and the Mayor’s Office of Strategic Planning interaction between life and space & Community Development (OSPCD) was completely neglected by these established a pedestrian-first professions. modal hierarchy for transportation planning. All transportation projects Making public life an important and programs, from scoping to dimension of planning decisions maintenance, would now favor requires putting knowledge about pedestrians first, then transit riders, human behavior in the built cyclists, and finally motor vehicles. environment on an equal footing This prioritization is purposely with knowledge about buildings, designed to rebalance streets to make plant species, and transportation them more ‘complete’ and reverse systems. In their book How to Study generations of automobile-focused Public Life, Jan Gehl and Birgitte planning and design at the expense of Svarre write ‘public life changes all other transportation modes. constantly in the course of a day, week, or month, and over the years. OSPCD is expanding people first In addition, design, gender, age, planning policy to all of their work. financial resources, culture and many In 2015, Gehl Studio began training other factors determine how we use City Staff and volunteers on how or do not use public space.’ Despite to study public life. Gehl pioneered the unpredictability of life itself, a methodology that flipped the understanding public life and how conventional way of planning to support it is crucial to improving upside down to make people more living conditions in cities. visible in decision making. With the conventional model, transportation Studying public life is based on, quite engineers specialized on automobile simply, making observations of how traffic; landscape architects focused life unfolds in city space. People’s on parks; architects designed the behavior is documented, analyzed, buildings; and urban planners pulled and interpreted. How many people are

Davis Square Neighborhood Plan l 31 PLAN A SQUARE FOR PEOPLE

present? Who is using a space? Where every hour between 8 am to 10 are people going? What are people pm. Counts are later extrapolated doing? How long are people staying? to produce hourly estimates. The most fundamental questions of • Stationary activities are mapped public life studies are how many, who, for the remainder of each hour in where, what, and how long. nearby public spaces. • Data is collected on a weekday As a departure from planning in (typically Wednesday) and the abstract, public life studies rely Saturday. on observation because it leads to greater understanding. Acting as a The 2015 Somerville Public Space fly on the wall, the observer is ‘an Public Life survey was Gehl’s first invisible non-participant who takes in city-wide survey and recorded the big picture without taking part in observations of public life in 23 the event,’ write Gehl & Svarre, ‘using different locations across the city. one’s senses, common sense, and Since that first survey, OSPCD simple registration techniques with Staff have institutionalized the pen and paper’. methodology and recorded additional data in both Davis Square and Union The method for collecting this data Square. was developed by Gehl Architects and used by dozens of cities for similar purposes:

• The age, gender, and number of You never know how people pedestrians and cyclists passing actually use public spaces an imaginary line are taken in until you go take a look specific locations for 10 minutes

32 l Davis Square Neighborhood Plan PLAN A SQUARE FOR PEOPLE

PUBLIC LIFE IN DAVIS SQUARE Davis has the highest pedestrian volumes by far and is the most consistently busy across weekdays and weekends. Walking rates in Davis Square are similar to those in Center City Philadelphia, at Chestnut & 13th. Davis Square has the most equal distribution of genders. The average gender breakdown for pedestrians in Somerville is 53% men and 47% women. Davis Square has the highest peaks, with Holland Street seeing 282 cyclists at 8 am on the weekday and the Community Path seeing 275 cyclists in one peak weekend afternoon hour.

300 300 300

2000

200 200 200

1000 100 100 100 City wide average:

weekend average weekday average weekday weekend

200 7am 12pm 5pm 9pm 7am 12pm 5pm 9pm 7am 12pm 5pm 9pm 7am 12pm 5pm 9pm 7am

Davis Square Pedestrians per Hour Davis Square Cyclists per Hour 160

120 100 100 100 2015 average 80 weekday average weekend before movable chair deployment 40 2016 7am 12pm 5pm 9pm 7am 12pm 5pm 9pm 7am 12pm 5pm 9pm average weekend average weekend average weekday average weekday

7am 12pm 5pm 9pm after7am movable chair12pm deployment 5pm 9pm

Davis Square Plaza Staying Power 7 Hills Park Staying Power

Davis Square Neighborhood Plan l 33 80

40 average weekend average weekday

7am 12pm 5pm 9pm 7am 12pm 5pm 9pm 7am 12pm 5pm 9pm

40 average weekend average weekday

7am 12pm 5pm 9pm 7am 12pm 5pm 9pm 7am 12pm 5pm 9pm PLAN A SQUARE FOR PEOPLE

INCREASE SEATING OPTIONS On warm summer nights, Statue Plaza regulated by City ordinance and fills with people and opportunities requires a yearly application. outside of the plaza are hard to find. Davis Square has already had • The ‘chair bombing’ program successful pilots that involved should be formalized with funding different varieties of seating. Kenney requests and management by Park and Seven Hills Park have been OSPCD and DPW staff. ‘chair bombed’ by OSPCD staff for the • The Board of Aldermen should pre- past few summers. permit areas of Davis Square for privately contributed street seats. Local business can also get involved • Economic Development should by providing street seats and parklets. create a parklet permitting They are convenient for customers but program in collaboration with do not require a purchase to be used. Engineering and Traffic & Parking For example, a takeout restaurant with • Transportation & Infrastructure only limited indoor dining could install should consider outdoor dining a parklet to provide additional space when setting sidewalk widths in for patrons to sit and eat future streetscape projects. • Engineering should increase Another option is outdoor dining. sidewalk width requirements when With limited sidewalk width, the needs permitting outdoor dining on of pedestrians have to be met while pedestrian streets in the proposed also supporting local businesses that zoning ordinance. can expand seating for a preferred dining style. Sidewalk dining is

34 l Davis Square Neighborhood Plan ATTRACT & RETAIN PUBLIC LIFE

INCREASE WEEKDAY, DAYTIME ACTIVITY Davis Square’s place type is a Local developers, tenant representatives, Center because of its good transit and property managers and have their access and service times as well finger on the pulse of both available as its mix of uses. In the future, space and who is shopping the community would like to see this place type maintained but AVAILABLE SPACE IN DAVIS strengthened by adding both jobs and housing with a higher rate of job Davis Square’s CRE market consists of creation than housing creation. 1.13 million square feet (SF) of space. This includes office space, retail There are two factors to plan for (including restaurants), industrial, adding weekday, daytime activity and a few specialty uses including - available space and potential hospitality. Over 200 businesses call employers. There needs to be space Davis Square their home. for employees to move into and there also needs to be employers willing to The total office market in Davis relocate to Davis Square. Square is 720,000 SF. only 3% is vacant (a healthy vacancy rate is To analyze Davis Square’s commercial 5-7%). The average Davis Square real estate (CRE) market, City office tenant is in less than 8,500 SF government relies on professional of space. CRE and investment management firms’ outlook and trends reporting There are only seven office buildings and property databases. These firms with more than 30,000 SF to offer. are made up of commercial real estate Each building has at least four tenants

RE-TENANTING

To achieve SomerVision’s goal of 30,000 new jobs, more commercial space is needed. In Davis, it is common for industrial and auto uses to re-tenant as tech and incubator type office spaces. However, they don’t add new jobs at a rate that meets the SomerVision goal. Nor is there enough industrial space to be converted to meet Davis Square’s employment growth goal. This is a recent conversion from industrial to auto space at 100 Dover Street

Davis Square Neighborhood Plan l 35 ATTRACT1000 & RETAIN941 PUBLIC LIFE 1000878 900 850 941 1000 878 941 900 850 800 878 900 850 (both retail and office uses).800 The as rentals are direct with Spaces. largest office building is 18-40 Holland 700 800 Street, which is occupied700 primarily by Office rental rates in Davis Square are Harvard Vanguard Medical Associates.586 between $30-55 per SF, depending on 600 700540 586 Six of the seven were built600 prior540 to building quality, location, and term of 586 1990. 500 600 540 lease. 500 There are400 some500 larger blocks of GETTING EMPLOYERS IN DAVIS space classified as industrial,400 but 279 are increasingly300 400 pursued by office Available space236 is one279 factor236 but 300 230 228 244 244 tenants. This is likely because of a lack equally217 important230 217 is attracting204228 279 236 204 172 of supply200 for300 office space (see Re- 230 employers to Davis228 Square.244 172 200 217 204 122 tenanting on previous page). These 108 106108116122 106103116 98 200 172 103 98 spaces 100have minimal amenities,100 raw Potential tenants in the market do108 122 116 106 103 9814 14 finishes, and100 typically, lower rents. express interest in relocating or 0 0 expanding to Somerville. There is 14 There are 15 office0 spaces currently a small but consistent demand for available for rent in Davis Square blocks of space between 20,000 - (Spring 2018). The largest is about 50,000 square feet (SF) always in 5,000 SF with the remaining spaces the metro Boston market. However,

adding up to a total of only 15,000 the median square footage for a Information Retail Trade Information Construction Retail Trade

SF (714 SF average). Spaces, a 10,000 business that has expressed interest Construction Information Retail Trade Other Services Construction SF serviced office, coworking, and in specifically locating in Somerville Other Services Other Services

executive suites has opened. It will is 5,000 SF. Increasingly, there are Finance, Insurance Finance, Insurance

provide short-term office rentals Services small start-ups from area incubators Finance, Insurance Public Administration Services

for individual professionals or small that have outgrown existing space Public Administration Services Public Administration

companies. This is not a true vacancy and want to stay in Somerville,Administration & Support they Administration & Support Administration & Support

JOBS IN DAVIS SQUARE, 2010 VS. 2015 Health Care, Social Assistance Accommodation, Food Services Food Accommodation, Health Care, Social Assistance Professional, Scientific, Technical 1000 941 Health Care, Social Assistance Accommodation, Food Services Food Accommodation,

878 Services Food Accommodation, Professional, Scientific, Technical 900 850 Professional, Scientific, Technical 2010 Count 2015 Count 800 20102010 Count Count 20152015 Count 700 586 600 540

500

400 279 236 300 230 228 244 217 204 200 172 122 108 106116 103 98 100 14 0 Support Services Information Retail Trade Construction Assistance Other Services Information Retail Trade Retail Construction Finance, Insurance Other Services Services Public Administration Administration & & Administration Technical Services Technical Finance, Insurance Finance, Health Care, Social Social Health Care, Administration & Support Public Administration Profesional, Scientific, Scientific, Profesional, Health Care, Social Assistance Accommodation, Food Food Accommodation, Accommodation, Food Services Food Accommodation, Includes onlyProfessional, Scientific, Technical the top ten industry sectors based on 2015 job counts. 2010 Count 2015 Count 36 l Davis Square Neighborhood Plan ATTRACT & RETAIN PUBLIC LIFE are seeking 5,000 - 15,000 SF. Almost Policy Objective 1.XX 90% of the businesses in search of • Help merge the ‘purchasing power’ office, research and development, of commercial uses seeking 15,000 or fabrication space that expressed SF of space an interest in locating or expanding their business in Davis indicated a Policy Objective 1.XX preference towards former industrial • Conduct advance market and space. pro-forma analysis for commercial development sites THE MISMATCH Davis Square has very limited ability for new businesses to relocate to the Square because there is barely any vacant space. Of the tenants expressing interest in Davis (20,000- 50,000 SF), they do not lease enough space to get developers to build. Davis Square is stuck in twist of the classic predicament, what comes first, the chicken or the egg? STEPS FORWARD Knowing the challenges to the Davis Square commercial real estate market is important to strategizing how to recruit new office development, new jobs, and more daytime activity in Davis Square. Davis Square needs to be commercial ready.

Policy Objective 1.XX • Incentivize catalyst commercial development with existing city owned parcels

Policy Objective 1.XX • Preserve prominent sites for future commercial growth

Policy Objective 1.XX • Identify buildings for startup expansion

Policy Objective 1.XX • Preserve existing 2nd Floor Class B office space (London, SF)

Policy Objective 1.XX • Recruit and play matchmaker with 20,000-50,000 SF tenants/ property owners

Davis Square Neighborhood Plan l 37 ATTRACT & RETAIN PUBLIC LIFE

MARKET FORCES Davis Square’s last big commercial The development of commercial investment was when the Red Line buildings are typically financed by opened. Why isn’t Davis Square a combination of lenders or banks, getting commercial investment equity investors, and developers. today? Real estate development Lenders won’t lend the money to is an industry that brings together construct the building unless they subject matter experts like finance, view the risk as manageable and economics, market trends, and the return as appropriate. Lenders building designers to make a will often require guarantees of the development reality. The conditions developer to mitigate their risk. need to be right for all parties to get development. The best form of risk mitigation is to “pre-lease” space in the building. If a There are three types of office portion of the building is leased to space: A, B, and C. Class A office a tenant before the building starts space is well located and represents construction it reduces the lender’s the newest and highest quality of risk and makes the investment space. Class B spaces are generally easier to underwrite. The least risky older but have been maintained. commercial development occurs Class C are in less desirable when 100% of the building is pre- locations and are in need of more leased to a single tenant or a “build- major renovations. Somerville’s to-suite” project. The most risky existing market (with the exception commercial development occurs of transformational neighborhoods) when 0% of the building is pre- is Class B and C spaces. leased. This is called speculative (“spec”) development because the Class A office and lab tenants building is constructed and the (and those generally driving new lender and developer speculate that construction) expect efficient floors tenants will lease the space when from 25,000 to 40,000+ square it’s complete. Spec commercial feet (SF). New office buildings are development only occurs in the roughly 120 feet deep by at least most mature commercial markets. 200 feet long. The center of the Beyond Kendall and the Seaport, it’s building is reserved for a building rarely done in the Boston market. core that includes elevators, stairs, So far larger tenants have not and utility services. At the ground expressed an interest in Davis. level, the elevators open into a building lobby that conveys the Davis Square has several sites that image of the building and connects meet the dimensional requirements the upper floors to the street. of commercial buildings. However, Access to parking is also typically the prospective tenants in the an important design consideration market (seeking a median of 5,000 for office tenants. SF) cannot pre-lease enough space to mitigate risk for lenders in an Class A commercial buildings are unproven commercial real estate typically designed of steel and/ market. To stimulate commercial or concrete and glass. Steel and/ development, the City needs tow or concrete construction is more ork with land owners to achieve the expensive than wood construction plan goals. which is primarily used for residential building types.

38 l Davis Square Neighborhood Plan ATTRACT & RETAIN PUBLIC LIFE

INVITE FOOD TRUCKS The food truck business model is feature of cities that people generally a lower cost entryway for culinary support and appreciate as part of entrepreneurship. It provides a way urban life. to test innovative ideas and concepts and promotes a more equitable and Policy Objective 1.XX diverse food landscape as a whole. • Permit food trucks within With the right regulatory structures or adjacent to civic spaces put in place, food trucks can be within walking distance of complementary to what Davis Square large commercial buildings or currently offers. concentrations of jobs.

The permitting process for food trucks Policy Objective 1.XX in Somerville, and many municipalities • Consider streamlining the food across the Commonwealth, truck permitting process. is complicated and onerous. Municipalities don’t do a great job to fully understand new business models, which has resulted in a time consuming and expensive process for

1 Establish your food truck 2 Apply online You’ll need: You’ll need: • Food truck • Truck layout, equipment specs, photos • Commissary kitchen • Menu (if ice cream, 2 references and a • MA Hawkers & Peddlers License CORI check) • Workers Compensation Insurance • Vending site plan • $50 nonrefundable fee

City Process: Estimated to take 2-3 months.

3 Health approval 4 Fire approval 5 Location approval Health Inspectional If you’re cooking food If you want to vend in Services will inspect your on your truck using a a location not already truck and ensure you are fl ammable material, the approved, Traffi c & following appropriate Fire Department will need Parking must assess and food codes. to inspect the truck. the Board of Aldermen must approve in Step 6.

6 Aldermen approval7 Pay & fi nalize The Board of Aldermen You will pay $75 for the will hear any public public hearing fee and feedback about your $165 for your annual application and decide license fee. Then, you’ll be whether or not to provide ready to start vending in fi nal approval. Somerville!

Davis Square Neighborhood Plan l 39 ATTRACT & RETAIN PUBLIC LIFE

MAINTAINING THE SQUARE Public feedback identified the need for better maintainence of Davis Under the proposed legislation, CBD’s Square’s public realm. Residents would be reasonably straightforward commented that the Square ‘looked to form, and would establish a tired’. structure that would promote good governance and accountability. Increasing levels of service is fine in They are initiated by a local petition theory but in practice there is a limit process, and must be approved by the to available time and resources (ie Board of Aldermen. Cities and towns city budget) which makes the request are provided a greater flexibility in the more challenging. A city funded functions CBD’s could offer versus program at this time is not possible. existing BID legislation. Meanwhile, the state has been The City worked with New City considering creating new legislation America in 2016 to help facilitate as an alternative to Business the discussion with businesses and Improvement Districts (BID’s). The property owners since this idea would existing BID legislation resulted in require property owners within the only four BID’s In Massachusetts district to pay into the CBD. Meetings whereas other states have produced covered the funding options listed over 60 nationwide. The proposed in the chart, what services can be House Bill 144 & Senate Bill 1070 covered in these programs, how they allows cities to use a new tool called go above and beyond what property Community Benefits Districts (CBD) taxes can cover, and the State’s new for these types of efforts. CBD legislation.

40 l Davis Square Neighborhood Plan ATTRACT & RETAIN PUBLIC LIFE

provide a variety of services including, The biggest benefit in creating a BID but not limited, the following: or CBD is that the funding stays in the Square. A board is elected by the • Welcoming and assisting members of the district, to manage pedestrians the money and programs created by • Answering questions the district. From this process with • Providing recommendations on property owners and businesses, a things to see and do. geographic area has been defined. • Providing easy-to-follow directions Although the City was hopeful that • Providing customer service the CBD legislation would pass, (carrying bags; holding doors) it currently sits in the legislature • Sweeping sidewalks awaiting future action. It might not be • Litter, graffiti, weed, and snow feasible to wait for the legislation to removal pass. • Watering flower baskets and planters Policy Objective 1.XX • Reporting incidents and suspicious • Encourage property owners and behavior to the police businesses for form a private • Connecting homeless people to management association for the local services core of Davis Square. • Provide walking escorts when needed A BID could provide uniformed • Maintaining a highly visible hospitality ambassadors that would presence in strategic areas tend to the district and respond to the needs of those who work, live, or visit Davis Square. Ambassadors typically

Davis Square Neighborhood Plan l 41 BOLSTER THE LOCAL ARTS CULTURE

INTEGRATE ART INTO PHYSICAL DESIGN There is more opportunity for art in mural arts program and working the public realm than one might think. with property owners in Davis The Somerville Arts Council (SAC) Square’s many blank walls for pilot has been vital in creating these mural installations. opportunities in Davis Square. They organized the Windows Art Project Policy Objective 1.XX from 1993-2003, they faciliate the • Consider holding a public arts installations at the Inside Out Gallery competition or request for interest at CVS/1 Davis Square, and they to generate new ideas on ways fund the Phone Art Box project run to incorporate art into the public through the Nave Gallery. realm.

There are still even more opportunities Policy Objective 1.XX for art in the Square. Davis has an • Consider new installation based abundance of blank walls. The most arts programs, such as rebooting egregious blank wall is the back of the Windows Art Project. the Middlesex Federal building. It’s not that it’s the biggest, it’s that it’s the most visible and ‘welcomes’ people into the Square. A mural arts program could help cover these architectural mistakes while building community and enhancing arts in the public realm.

Policy Objective 1.XX • Consider setting aside a percentage of the annual Capital Improvement Budget for public art.

Policy Objective 1.XX • Consider developing a city-wide

42 l Davis Square Neighborhood Plan BOLSTER THE LOCAL ARTS CULTURE

Top Left & Center Left: Opportunities to make the public realm a more interesting environment should not be wasted.

Top Right & Bottom: Blank walls are found at almost every approach into Davis Square

Davis Square Neighborhood Plan l 43 BOLSTER THE LOCAL ARTS CULTURE

Examples of art hidden in the public realm of Davis Square, if you know where to look.

44 l Davis Square Neighborhood Plan BOLSTER THE LOCAL ARTS CULTURE

PHILADELPHIA

This City of Philadelphia has one of the most well- known mural arts programs. It started as an anti-graffiti campaign over 30 years ago. In the 90’s, a non-profit was created to help support the original effort and the project switched within the city government from Anti-Graffiti to the Department of Recreation. Now, Mural Arts Philadelphia supports 50-100 public art projects each year and sells tours to interested visitors.

Davis Square Neighborhood Plan l 45 BOLSTER THE LOCAL ARTS CULTURE

Image from The Rockwell

SUPPORT PERFORMANCE & EXHIBITION SPACE Historically, Somerville had many Performance and exhibition spaces neighborhood theatres. Because of enrich the culture of Davis Square and the visionary leadership from the increase the amount of activity in the Fraiman family, the Somerville Theatre Square. survived and has been entertaining area residents for over 100 years. In • Consider exempting spaces with 2012, successful restauranteur, Ken a capacity of less than 150 seats Kelly, had a vision and opened what’s from the definition of Assembly now called the Rockwell. and Entertainment in zoning. • Include areas for public Davis had one arts exhibition performance artists in civic spaces. space, the Nave Gallery Annex on Chester Street until it closed in late 2017. The Museum of Bad Art has a different quality, showcasing bad art,Dr. J butby Kent is delightfullyTwitchell. quirky and remindsPhoto by Jack everyone that it’s okay to fail sometimes.Ramsdale.

46 l Davis Square Neighborhood Plan BOLSTER THE LOCAL ARTS CULTURE

SUPPORT ANNUAL CULTURAL PROGRAMING Davis Square hosts the Squeeze to travel through the Square. These Box Slam, ArtBeat, and Honk! The events create a sense of civic pride neighborhood also has a presence even though they are not necessarily during Open Studios and Porchfest, easy to ‘deal with’ for some. two major City-wide events. At the end of the summer Davis and Teele • Consider the needs of special Squares host SomerStreets on Holland events programming in the design Street. Davis Square is also king of the of new plazas and other civic road races with the 5K route starting spaces. and ending in Davis. Don’t forget the • Consider loosening restrictions summer farmer’s market and the Davis for temporary event permits to Square Flea. eliminate unnecessary red tape. • Consider improvements to the Festivals and events in the Square City’s notification efforts related to come with different levels of public event (reverse 911, message magnitude. For instance, a trolley boards, etc). is run during Open Studios to get people from space to space. ArtBeat has the tradition of setting up vendors on a closed Elm and Holland Streets. The farmer’s market closes one half of the Day/Herbert Street parking lot one afternoon/evening during warm months. City staff observes a love/hate relationship with festivals and events. They’re fun and spirited, increase local pride, and provide entertainment for Somerville residents and visitors. However, they can be inconvenient for area businesses or people trying

Davis Square Neighborhood Plan l 47 48 l Davis Square Neighborhood Plan SPACE Davis Square Neighborhood Plan l 49 A PLAN FOR SPACE Goals for the Spaces that Support Public Life

Part two of this plan recommends specific improvements to Davis Square’s public realm - it’s streets, sidewalks, and public spaces. The liveliness of a city increases when people are tempted to spend time LIFE in attractive and comfortable public spaces. The extent of invitations for staying has the largest impact on the activity level of public space. High quality public spaces are always recognized by people interrupting their daily business to take a moment SPACE to rest, enjoy the city, and be around other people. Giving people the option to stay in the city creates possibilities for social interaction, which can bring people closer together and contribute to a good urban social setting. BUILDINGS

“A good city is like a good party - people stay for much longer than really necessary, because they are enjoying themselves”

- JAN GEHL, ARCHITECT & URBANIST

50 l Davis Square Neighborhood Plan INVEST IN CIVIC SPACE

REDESIGN THE MAIN INTERSECTION To achieve a high-quality public realm, Davis Square must adjust from a place that prioritizes pass through traffic and accommodates only the functional types of pedestrian trips (shopping, eating, and commuting). The core of the Square needs to be reimagined as a series of spaces offering a range of opportunities for a variety of activities.

A tripling of the public space can be created just by squaring off the intersection. Re-establishing two way traffic in all directions and shutting down one block of Dover Street combine to reinvent movement through the square that ends cut through traffic on neighborhood streets and eliminates conflicting turning movements. Restriping the roadway maintains on-street parking where needed while accommodating automobiles, bicycles, and even a bus priority lane on Holland Street.

Davis Square Neighborhood Plan l 51 INVEST IN CIVIC SPACE

With the intersection redesigned riders, cyclists, and finally motor for all travel modes the use of the vehicles. newly created civic spaces for event programming is even more flexible to Policy Objective 2.XX community needs, because closure of • Close the Highland to Elm slip lane one of the segments can still permit to create a new public plaza from transportation to flow. the slip lane, traffic island, and sidewalk area. Even better, many of these moves can be done incrementally - first Policy Objective 2.XX the bus priority lane, then a plaza • Close Dover Street to through from the Highland to Elm slip lane, traffic for one block and create a then restriping for bike lanes. With new plaza and laneway between each step data can be collected and 1 Davis Square and the Hobbs solutions allowed to evolve over time. Building..

Policy Objective 2.XX Policy Objective 2.XX • Redesign the main intersection • Consider extending Meacham in accordance with the City’s Street behind 1 Davis Square to Complete Streets Ordinance to provide a connection between favor pedestrians first, then transit Dover Street and Day Street.

Underutilized Space Make Space for Today, Davis Square is a People confusing intersection for Pushing out from existing all modes which leaves little plazas and sidewalks, room leftover for people to space for public life can stay. Currently a fragmented be maximized by filling network of traffic islands unnecessary slip-lanes and and slip-lanes, Davis Square eliminating the need for has the space for a thriving inefficient traffic islands. public life, it just needs to be reconfigured for people!

Streamline Traffic & Celebrate Crossings Intersections Rather than the current Reducing an irregular and disconnected patchwork complex 5-way intersection of crossings, a simplified to a simple rectilinear intersection allows for a 4-way will both streamline condensed all way crossing traffic flow through Davis that celebrates connectivity Square and reduce waits between the plazas of the and intersections, all while square. creating more space for public life.

52 l Davis Square Neighborhood Plan INVEST IN CIVIC SPACE

Maximize Potential for Activation

With the new plaza and more rational intersection, the area is staged to enhance public life as activities occur. With temporary reconfiguation, the plazas of Davis Square can be expanded and connected to accommodate different events and activities like road races, Honk!, ArtBeat and countless others.

Davis Square Neighborhood Plan l 53 INVEST IN CIVIC SPACE

IMPROVE EXISTING CIVIC SPACES Davis Square’s civic spaces have Somerville dedicates extensive undergone a slow process of resources to public space improvement over the last decade. improvements and works hard to Hodgkins-Curtin Park was renovated achieve the communities goals for the over 2010 and 2011. Kenney Park creation of new spaces. Nevertheless, was renovated in 2016 to improve financial resources are spent city- the playground, basketball court, wide and every improvement project landscaping, and install a water competes for attention. feature. In 201X, the Community Preservation Act funded repaving of Policy Objective 2.XX the eastern extent of the Community • Partner with the State to renovate Path and the western extent will be Statue Plaza. improved in 2018. Other civic spaces are still in need of attention. Policy Objective 2.XX • Consider absorbing the portion Decades of heavy use have taken of Buena Vista that cuts through their toll on both Seven Hills Park Seven Hills Park into an expanded and Statue Plaza. The surfacing and lawn area. seating of the plaza could use a refresh and the lawn of Seven Hills Policy Objective 2.XX Park has all but given up on trying to • Consider regrading Seven Hills withstand the thousands of stomping Park to improve the sites drainage feet that go hand in hand with events and re-sod the lawn with a like the HONK! Festival of Activist resilient ground cover. Street Bands.

Left: Kenney Park before and after a refresh in 2016, including moveable chairs and tables.

Bottom: The new field of Hodgkins-Curtin Park

54 l Davis Square Neighborhood Plan Some days are better than others in Seven Hills Park. Only at high summer is it bright & green.

Davis Square Neighborhood Plan l 55 INVEST IN CIVIC SPACE

REPURPOSING CITY ASSETS The lot at Day/Herbert Street is currently a public parking lot with space for 61 vehicles. On Wednesdays from noon to 6pm May 16th to November 21st, Mass Farmer’s Markets operates the Davis Square Market at this site. This location was once contemplated as a potential hotel, but the community identified the risk of displacing the farmers market as a major concern.

Most markets are operated at cost or Policy Objective 2.XX with razor thin profit margins. Many • Install a power supply for the are subsidized. Furthermore, patrons farmer market. of farmers markets are creatures of habit. Moving an established farmers Policy Objective 2.XX market can easily result in the loss • Redesign the lot to become a of its customer base - which can more flexible spaces that better take years to recover. Residents accommodates the markets needs. want to see the Davis Square Market supported and expressed a preference Policy Objective 2.XX to utilize the Day/Herbert lot in a • Consider building a permanent better manner market hall for the farmers market and potential other users (artists). MARKET PLAN

Today, the Davis Square Market uses only one half of the existing lot for market stalls and enjoys maintaining the adjacent space as parking for its patrons. A redesign of the lot could maintain this characteristic but include a more permanent market hall type building along the street. The building could provide utility services, a light weight roof for weather protection, and even work/ vending spaces for rotating artists similar to Artists Row in Salem, Massachusetts.

56 l Davis Square Neighborhood Plan INVEST IN CIVIC SPACE

Davis Square Neighborhood Plan l 57 INVEST IN CIVIC SPACE

45 COLLEGE AVENUE The City acquired 45 College Avenue housing, jobs, and open space that in 2017 to make certain that the the site could be utilized for. There programmatic needs of the West are good precedents in Union Square Branch Library could be fulfilled. for the conversion of old churches The West Branch Library expansion developed into housing. will move forward in 2018 with the exception of one programmatic The final outcome of this site should requirement, a community room. be decided with a community The City and the library need these process. This process will likely be spaces for events and programming, modelled after the one used to community meetings, and the explore the Powderhouse Community biannual ResiStat. School reuse. That process involved community meetings followed Every neighborhood meeting in by a technical advisory group Davis Square takes place in buildings recommending the development that the City does not own. This partners to the Mayor. makes it more difficult to engage the community because time slots Policy Objective 2.XX are limited in private buildings and • Hold community engagement sometimes there are rental charges. process to determine the desired uses of 45 College Avenue. Other than a community room, the needs for the library have been met. Using SomerVision as a guide, there are other city priorities including

58 l Davis Square Neighborhood Plan INVEST IN CIVIC SPACE

GROVE STREET LOTS Three lots south of Kenney Park are owned and operated by the City as a public parking lot. Research into parking demand in the Square found that privately owned parking lots were frequently under utilized or even empty even during high demand times when public parking was scarce. If owners of these private lots were allowed to manage their sites as fee- based parking, the City could find better uses for the sites it manages as parking today. Conversion of the parking lot on Grove Street could increase civic space by 0.2 acres and provide a more effective buffer for Dresden Circle properties.

Policy Objective 2.XX • Consider conversion of the Grove Street public parking lot into additional civic space.

Davis Square Neighborhood Plan l 59 INVEST IN CIVIC SPACE

In 2012, OSPCD began advocating for the redesign of the Elm Street, Summer Street, and Cutter Avenue intersection on the eastern side of Davis Square to increase safety for pedestrians and improve traffic movements. During outreach, the public suggested the idea to re- purpose the 12-space public parking lot located in the middle of this intersection as a new plaza. Staff were able to demonstrate that idea during a three day pop-up event during the summer of 2013. The public instantly took notice. People began sitting at the moveable tables and chairs before staff were finished setting them up and enjoyed the space well into the evening when staff needed to clean up. Food trucks and musicians were brought in to help activate the space. Survey responses collected from in the temporary plaza asked “please make this permanent.”

Policy Objective 2.XX • Transform the Summer Street slip lanes and public parking lot into a new plaza. During the planning process, OSPCD staff noticed the intersection was name Cutter Square on the City Assessors Map. The name originates from the Cutter family that occupied the land nearby in the early 19th Century.

Policy Objective 2.XX • Consider naming the new civic space as Cutter Plaza.

Summer Street

Elm Street

Cutter Ave.

60 l Davis Square Neighborhood Plan INVEST IN CIVIC SPACE

Davis Square Neighborhood Plan l 61 MAKE BETTER USE OF STREET SPACE

PRIORITIZE CYCLISTS & PEDESTRIANS People walk and bike because they Policy Objective 2.XX feel comfortable and welcomed to • Include on-street bicycle facilities do so. Surveys have found that the in the redesign of the main number one reason people do not intersection. consider bicycling as a valid means of transportation is because they are Policy Objective 2.XX afraid to be on the same roadway • Use on-street bicycle facilities as a as automobiles. The way to increase means to connect the eastern and pedestrian and cyclist activity is to western extents of the Somerville build the infrastructure to support Community Path. all abilities and all ages. Already, the Davis Square neighborhood has Policy Objective 2.XX more pedestrians and cyclists during • Consider installing dedicated commuting hours than cars (see signals and phasing for cyclists at facing page). There’s good precedent the main intersection. to adding more amenity space for the most common users. Policy Objective 2.XX • Increase short-term bicycle To support pedestrians, sidewalks parking in the public realm. should be wide enough for the volume of people, the surface should Policy Objective 2.XX be level with no tripping hazards, • Consider including a bicycle and street crossing distances should repair station in one of the new be shortened to the smallest width plazas created by the intersection possible. In addition to crossing redesign. widths, crossing times (where signaled) should be set to allow Policy Objective 2.XX adequate time for children or • Prior to redesign of the main someone with a disability to cross intersection, continue to repave safely. sidewalks to improve accessibility to people of all ages and abilities Policy Objective 2.XX throughout the square. • Adjust signal timing of the existing main intersection in accordance with the City’s Complete Streets Ordinance to favor pedestrians first, then transit riders, cyclists, and finally motor vehicles.

Policy Objective 2.XX • Consolidate and rationalize street furniture including lighting, parking meters, street signs, trash receptacles, newspaper boxes, and bike racks.

Policy Objective 2.XX • Coordinate streetlight and crosswalks locations to increase the visibility of pedestrians to drivers.

62 l Davis Square Neighborhood Plan MAKE BETTER USE OF STREET SPACE

76 How People Enter 371 Davis in the AM Peak 673 Car 66 Bus 296 473

638 Pedestrian Cyclists

459 94

210 408 14 133

61

344 1143

How People Enter Davis in the PM Peak

Car

12 122 Bus

67 16 345 Pedestrian

384 279 Cyclists 326

20

208 190

128 14 64 138

300

1133

How People Enter Davis Square in the Evening Peak Hour Davis Square Neighborhood Plan l 63

240 397 6% 11%

1804 48%

1291 35% MAKE BETTER USE OF STREET SPACE

RATIONALIZE VEHICULAR MOBILITY The main intersection of Davis Square Another juggernaut of the Davis is difficult to navigate for all modes Square streets is the one-way of travel. Until such a time as the network. Many streets in Somerville intersection can be redesigned and were one-way’d due to political reconstructed, vehicular turning pressure with no study or analysis of movements will remain of particular the effects on the network. Do that 10 concern. The signal timing, which is times and the effects add up. Davis set at an unknown time, has not been Square had a brief but successful pilot adjusted in decades. It doesn’t take of a 2-way’d Highland Avenue in 2015 into account the demand of ‘inbound’ when emergency repairs were done to and ‘outbound’ traffic during weekday 240 Elm Street. rush hours. Policy Objective 2.XX Turn restrictions throughout • Improve the signal timing for the the Square hinder efficient flow existing intersection of Holland, of vehicles. ‘No Turn on Red’ is Elm, Highland, and College. particularly infamous. Many times the restriction is to allow pedestrian flow without giving pedestrians signal timing. If design emphasized pedestrian access, cars could turn right-on-red while yielding to pedestrians like many of the unsignalized crosswalks existing in Somerville. GOING 2‑WAYS

The City recently completed the first phase of traffic improvements for Prospect Street and Webster Avenue in Union Square. The former one-way pair of streets were both opened to two-way vehicular traffic, bike lanes and sharrows were installed, and pedestrian crossings improved. The improvements have resulted in 8,000 less peak hour vehicles driving through the middle of the Square because they are no longer forced through the former one-way traffic pattern.

64 l Davis Square Neighborhood Plan MAKE BETTER USE OF STREET SPACE

GIVE STRUCTURE TO CURBSIDE ACTIVITY Davis Square has a noticeable The restaurant scene in Davis is likely loading problem. The commercial too active for nighttime delivery, but core originally grew in the 1870’s early morning, before commute times, and 1880’s, a time before private may be possible. For Davis Square to automobiles, nevertheless large build on its success, and continue to delivery trucks, were prevalent. Narrow grow, addressing curb-side activity streets and a lack of alleys combine must be a top priority. to make delivery of merchandise or trash removal complicated. These Policy Objective 2.XX physical conditions have has resulted • Consider implementing time- in a free-for-all for Davis Square of-day restrictions on curb-side businesses. Trucks and vans of all loading activities. sizes deliver any time of the day and compete for the same loading areas. If Policy Objective 2.XX spots are full, delivery drivers double • Consider designating required park. The situation has become even pick-up/drop-off locations for ride more complicated with the onset of sharing services. ride-sharing services because they primarily load and unload passengers Policy Objective 2.XX directly from travel lanes. • Increase enforcement and ticketing of double parking and Coolidge Corner and Malden Center loading violations. are two similarly sized local centers that have addressed similar conditions by implementing loading restrictions.

Davis Square Neighborhood Plan l 65 MAKE BETTER USE OF STREET SPACE

Graphic from the City of Boston

PARKING The availability of parking predicts Policy Objective 2.XX future driving behavior. Provide • Permit existing privately owned more parking and you’ll get more surface parking lots to operate as automobile use - it literally generates fee-based public parking. traffic. This plan does not call for the creation of additional parking in Davis Policy Objective 2.XX Square, but rather seeks to use the • Help build relationships between current supply of both public- and third party parking apps and privately-owned parking in a more parking lot owners. efficient way. Policy Objective 2.XX In 2012, OSPCD worked with a • Consider demand-based pricing consultant to study parking supply for on-street public parking. & demand in Davis Square. Results showed the core experiences a Policy Objective 2.XX parking shortage on Thursday, Friday, • Identify on-street parking and Saturday evenings as compared locations for mopeds, scooters to demand. At the same time, and motorcycles. privately owned parking lots often sat underutilized leaving those spaces as Policy Objective 2.XX a squandered resource. • Consider installing multi-space parking meters to de-clutter the existing narrow sidewalks

66 l Davis Square Neighborhood Plan MAKE BETTER USE OF STREET SPACE

How long does it take to get to Davis From Powder House Circle (0.5 miles) Square by bus? With no During In really bad trac trac rush hour

1 minute 2 minutes 5 minutes From Teele Square 16 seconds 32 seconds 35 seconds (0.9 miles)

With no 1 minute trac 20 seconds From Cedar Street (0.7 miles)

During 2 minutes 1 minute With no 19 seconds trac rush hour 42 seconds Holland St College Ave College

2 minutes During 34 seconds rush hour

In really 5 minutes bad trac 18 seconds Highland Ave

4 minutes In really 48 seconds bad trac

TRANSIT Many of Somerville’s neighborhood to reduce ride times. This extends plans focus on future transit access to paratransit services, an essential whereas Davis Square has pretty great connector for people with mobility transit access with one heavy rail line, issues. five bus routes, and the Community Path. Policy Objective 2.XX • Consider providing Transit Signal This Plan does show that there’s still Priority (TSP) for MBTA buses at room for improvement, especially the main intersection. considering pedestrian amenities, cycling infrastructure, and bus transit. Policy Objective 2.XX Davis Square has the most boarding • Consider installing a bus priority out of any station in the system lane on Holland Street in front of during the 8 am rush hour. Not only the Davis Square Station head are people walking to the station, house. they’re taking the bus. The 88 bus runs over capacity XXX% of the time! Policy Objective 2.XX • Work with the MBTA to improve Buses have the added frustration of bus stop locations. getting stuck in traffic. It’s unrealistic to think that the problem in Davis Square can be solved with dedicated lanes, there’s simply not enough right-of-way. However, there are small improvements that can be made

Davis Square Neighborhood Plan l 67

BUILDINGS A PLAN FOR BUILDINGS Goals for the Buildings that Define the Square Buildings play an important, but supporting role in creating a complete neighborhood. Good urban design results when the interrelationship between people, public spaces, and buildings is well understood. Part three of this plan establishes LIFE principles for the evolution of Davis Square as a local center, recommends policies for regulating development, establishes design guidelines for new buildings, and identifies goals for select redevelopment sites. SPACE New housing, and the people that it brings, will infuse more pedestrian activity into Davis Square, but a mix of uses will secure public life in streets and spaces across a greater portion of the day. Ground floor activities that are visually connected to the BUILDINGS outdoors contribute to the experience of an attractive and lively city. The detailing of buildings directly impacts our perception and experience of quality and comfort. Buildings are frequently overlooked as part of good public space design, but facades, walkways, spaces, and roadways should be considered parts of a greater whole that can either support or detract from life between buildings.

70 l Davis Square Neighborhood Plan DEVELOP IN CONTEXT

INFILL POSSIBILITIES The introduction of this plan low-rise (1-2 stories) to mid-rise (3-6 categorized Davis Square as a local stories) structures. The height of center within the hierarchy of place buildings in Davis Square has waxed types used for planning purposes and waned within this low- to mid-rise by the Mayor’s Office of Strategic range throughout its history - typically Planning & Community Development around 3- to 4-stories. Achieving (OSPCD). Local centers are between many of the community’s aspirations smaller neighborhood centers, like for the future will require figuring out Teele Square and Ball Square, and how to sensitively add mid-rise infill larger urban centers, like Assembly buildings into the existing context. Square or the planned transformation of the eastern side of Union Square. The plan focuses on the 90+ lots in the core of Davis Square. The majority Local centers are mixed-use areas of these sites are in the existing that have evolved at the intersection Central Business zoning district, of major streets that connect to with the remainder in Neighborhood other nearby centers. Frequent and Business. The existing zoning of Davis reliable transportation services help Square is generally understood as to support the greater densities holding back the evolution of the found in local centers as compared neighborhood due to its high parking to neighborhood centers. The mix ratios and low permitted floor area, of uses in a local center includes despite the allowed 4-story building moderate to high density residential heights. with supporting commercial and employment uses. Retail and services As part of the city-wide zoning are neighborhood serving and directly overhaul, OSPCD created new zoning support local residents, with a few districts specifically designed to cultural institutions adding flavor to deliver mid-rise buildings: Mid-Rise 3, the mix. Davis Square meets most of Mid-Rise 4, Mid-Rise 5, and Mid-Rise these characteristics. 6 (abbreviated MR[story height]). Application of these districts to Buildings in local centers range from properties in Davis Square requires ONE DAVIS

Permitted in 2005, One Davis Square is the most recent commercial building constructed since the arrival of the opening of the MBTA’s Red Line Subway service. It was built 15 years after the Harvard Vanguard and Citizen’s Bank Buildings.

Davis Square Neighborhood Plan l 71 DEVELOP IN CONTEXT

careful study to understand not only the impact of changing zoning from a what size and scale of building is 4-story district to 5- or 6-stories and a contextual fit for each property, the potential for redevelopment under but also the economic impact of each scenario. The index considered changing the permitted development walking distance to the Red Line, the entitlement. How might changes to potential additional square footage, zoning actually influence the evolution and the potential additional assessed of the Square? value to rank each site based on the combined score. Although it is not To study this, RCLCO, an economic possible to predict the actions of development consultant from individual property owners, RCLCO’s Washington D.C., created a index provides the City with an development suitability index for objective framework and analysis to each lot in the core of Davis Square. narrow down the list of sites in Davis The goal was to better understand Square for further study. Existing Conditions

The top 15 6-story sites of the Development Suitability Index

5

11 1 12 4 8 2 10 14 7 6 15 9 3

13

72 l Davis Square Neighborhood Plan DEVELOP IN CONTEXT

DETERMINING APPROPRIATE HEIGHT & MASSING

4 STORIES?

5 STORIES?

6 STORIES?

During the fall of 2017, OSPCD 45 feet. Including the elevator core conducted a four-day infill design results in a dimension of around 140 charrette with two rounds of public feet (max) in at least one direction. feedback to explore the impacts of Work space on all four sides of the 4-, 5-, and 6-story infill development core requires this dimension in both on as many sites within the core of width and depth. Additionally, banks Davis Square as possible. The team will not typically finance construction used RCLCO’s development suitability of an office building under $25 index to prioritize which sites to million in total cost. To meet that, a explore first. commercial project costing $250 per SF needs 20-30,000 square feet per For each site, 4-, 5-, and 6-story floor for a 4-6 story building. infill buildings were modeled three- dimensionally and illustrations drawn In total, five of the top 25 sites on both with and without upper story the suitability index were studied as step-backs at the 5th and 6th floor. potential commercial office buildings Sites were either shown as the general and nine sites were studied as general building or commercial building type buildings. The public was invited to from the MR4, MR5, or MR6 districts critique the three-dimensional models of the proposed zoning overhaul. and building illustrations to identify Which building type was depicted contextual design impacts, such as depended on the size and shape of shadows and privacy issues, and to each lot. The ideal dimension from provide input on the ideal building the elevator core of an office building height and massing for different sites to the exterior window wall is around in the Square.

Davis Square Neighborhood Plan l 73 DEVELOP IN CONTEXT

Top: Hand sketches were drawn over 3D models created for each site to explore development.

Left & Bottom: Two rounds of feedback by the public helped the design team narrow down the possibilities for each site.

74 l Davis Square Neighborhood Plan DEVELOP IN CONTEXT

99 DOVER

This site ranked #1 on the Suitability Index for all three building heights analyzed. The size and shape of the lot combines with its high suitability to make it the most ideal location for a new office building in all of Davis Square. Preference was for a 5-story building with an upper story step- back. An alley should be built between the building and existing houses and the top floor stepped back at the rear an additional distance.

128,000+ SF 475+ new jobs

1 COLLEGE

This site is a long term ‘stretch goal’ of this plan. The site is difficult to redevelop due to its shape. The combined properties rank at 11 & 12 on the Suitability Index. However, most people agree that 1 College could be an iconic flatiron building that enhances the image of the Square. Due to site constraints, six stories is necessary to meet financing minimums. Redevelopment could also include the MBTA head house.

43,650+ sf 44 DUs + 8 ADUs or 170+ new jobs

Davis Square Neighborhood Plan l 75 DEVELOP IN CONTEXT

393 HIGHLAND

This site has two owners, the City of Somerville and a private party. With a rank of 7 on the Suitability Index, this location is the second most ideal location for a commercial office building in Davis Square. Preference was for a 5-story building with an upper story step-back due to close residential abutters. Feedback identified an improved Community Path connection as a critical component of any redevelopment on this site in the future.

110,000+ SF 410+ new jobs 233-239 ELM

This site ranked highly on the Suitability Index for all three building heights because of the amount under common ownership. The dimensions work well for both a commercial building or general building. In the center block, preference was for 5-stories with an upper story step-back.

120,000+ SF 76 DUs + 18 ADUs or 550+ new jobs 76 l Davis Square Neighborhood Plan DEVELOP IN CONTEXT

96-100 DOVER

This site serves as an important transition to residential areas south of the core of Davis. Four and five story site studies general buildings were explored for the site because of its irregular shape. The two properties abutting this site after the bend on Dover Street have already been (or in the process of being) redeveloped into three story buildings. Four stories was preferred on this site.

25,000+ SF 15 DUs + 4 ADUs 246-250 ELM

This building just made it in the top 10 in the Suitability Index rating. It was shown as a general building at both four and five stories in height. Most people preferred the five story design with a setback because, it is barely noticeable. The community also preferred the design of this building to others in the process. The residential typology does allow for elements like bays that are not typical of commercial buildings.

30,000+ SF 15 DUs + 4 ADUs Davis Square Neighborhood Plan l 77 DEVELOP IN CONTEXT

DEVELOPMENT STANDARDS The following policy objectives address zoning regulations for development in Davis Square, with a special focus on supporting the other objectives for public life and public spaces of this plan.

Policy Objective 3.1 Policy Objective 3.9 • Adopt the proposed new • Require a Special Permit for Somerville Zoning Ordinance so non-residential uses over 10,000 that it’s many regulatory tools can square feet in floor area. be put to use in Davis Square. Policy Objective 3.10 Policy Objective 3.2 • Require a Special Permit for • Establish a more nuanced Formula Retail, Eating & Drinking zoning map that better focuses Establishment, and Lodging uses. development into the core of Davis Square. Policy Objective 3.11 • Establish standards for different Policy Objective 3.3 types of signs and controls on • Require 5- and 6-story buildings sign lighting. . to have an upper story step-back above the 4th floor, excluding Policy Objective 3.12 development on shallow lots. • Implement off-street parking maximums, rather than minimums, Policy Objective 3.4 for all properties within walking • Map the Commercial Core district distance to the Davis Square Red on sites that are highly suitable for Line Station. commercial buildings. Policy Objective 3.13 Policy Objective 3.5 • Require neighborhood meetings • Map the Fabrication district to and design review for all buildings protect buildings used for Arts & in the Mid-Rise and Commercial Creative Enterprise uses. Core districts.

Policy Objective 3.6 Policy Objective 3.14 • Designate Holland Street, Elm • Permit development by site plan Street, Highland Avenue, and approval in the Mid-Rise and College Avenue as Pedestrian Commercial Core districts to Streets. streamline the permitting process.

Policy Objective 3.7 • Require 5% of commercial floor space in new 5- and 6-story buildings to be set aside for Arts & Creative Enterprise uses.

Policy Objective 3.8 • Permit uses from the Arts & Creative Economy uses by-right within Davis Square

78 l Davis Square Neighborhood Plan DEVELOP IN CONTEXT UR

MR3

UR

MR3 MR3 CIV UR CIV UR MR3 NR UR MR4 CC4 CIV MR5 UR CIV MR4 MR3 CIV CC5 CC4 CC3

CC4 MR6 MR4

UR CIV MR3 CC5 FAB MR5 MR3 MR5 MR3 UR MR3 MR4 UR CIV NR UR CIV

FAB CIV FAB MR3 MR4 MR4

MR3 CC4 MR4 MR3 MR3 UR MR4

ZONING DISTRICTS Above is a proposed new zoning map for Davis Square. The map uses NR Neighborhood Residence districts from the recently proposed UR Urban Residence new Somerville Zoning Ordinance MR3 Mid-Rise 3 to achieve the plan objectives. MR4 Mid-Rise 4 Amendments of a zoning ordinance MR5 Mid-Rise 5 and its maps requires a super MR6 Mid-Rise 6 majority vote by the Somerville CC Commercial Core (3, 4, 5) Board of Aldermen B FA Fabrication CIV Civic

Davis Square Neighborhood Plan l 79 DEVELOP IN CONTEXT

PROPOSED ZONING DISTRICTS

The neighborhood residence on the SomerVision Map and permits district is intended to regulate areas only the commercial building type at identified as Areas to Conserve on increasing height and floor plate sizes the SomerVision Map and permits the corresponding to district number. development of the cottage, detached house, semi-detached house, duplex, The fabrication district is intended and triple decker building types. to protect buildings that are key assets to the creative economy from The urban residence district is residential conversion, preserve intended to regulate areas identified existing work space, and retain as Areas to Enhance on the incubator spaces for start-up, entry-, SomerVision Map and permits the and mid-level businesses. The district development of the multiplex, semi- permits moderate to large floor plate detached triple decker, apartment buildings up to four (4) stories. house, apartment building, and rowhouse building types. The civic district is intended to preserve already established civic The mid-rise districts are intended space (such as parks, commons, and to regulate areas identified as Areas plazas) and buildings dedicated to to Enhance on the SomerVision Map a public nature such as municipal and permits the apartment building, buildings, libraries, and police & fire general building, and commercial stations; governmental uses; and building types at increasing height public or private utility services that and floor plate sizes corresponding to support the community. Buildings district number. are distinctive in their placement, orientation, and design and occupy commercial core districts (CCD3, prominent locations that reinforce CC4 and CC5) is intended to regulate community identity. areas identified as Areas to Enhance

80 l Davis Square Neighborhood Plan CLARENDON AVE WALKER ST BURNHAM ST WARNER ST

NEWBURY ST MOORE ST LEONARD ST

CLAREMON ST BROADWAY MEAD ST BRISTOL RD PAULINA ST CORINTHIAN RD KENWOOD ST MALVERN AVE COLLEGE AVE

SIMPSON AVE GLENDALE AVE SUMMITDEVELOP ST IN CONTEXT BROADWAY YORKTOWN ST WALLACE ST IRVING ST CHANDLERWILLIAM ST BILLINGHAM ST ST MALLET ST CAMERON AVE

HOLLAND ST CHAPEL ST

SEVEN PINES AVE ELMWOOD ST HARRISON RD FRANCESCA AVE LIBERTY AVE POWDER HOUSE TERRACE BAY STATE AVE GORHAM ST LOWDEN AVE JAY ST HALL AVE PARK AVE HOWARD ST THORNDIKE ST

WINTER ST FOSKET ST KIDDER AVE BUENA VISTA ROAD COLLEGE AVE LESTER TER KINGSTON ST JOSEPHINE AVE WILLOW AVE CAMPBELL PK MEACHAM RD APPLETON ST

HIGHLAND RD VILLA AVE WINSLOW AVE BIKE PATH GROVE ST LIBERTY ROAD

PEARSON AVE

ELM ST CLIFTON ST

ROGERS AVE PRICHARD AVE

NEWBERNE ST DOVER ST

DAY ST MORRISON AVE WHIPPLE ST

WEST ST LEXINGTON AVE

CHESTER ST ELM ST HAWTHORNE ST COTTAGE AVE ORCHARD ST CUTTER AVE

HENRY AVE PIPER AVE

SUMMER ST LESLEY AVE

WINDSOR RD SPENCER AVE

CHARNWOOD RD

WINDOM ST RUSSELL ST WILLOW AVE FAIRLEE ST

ELSTON ST

PEDESTRIAN STREETS ST JAMES AVE The pedestrian streets map is part of BANKS ST WILLOW AVE CEDAR ST the newly proposed Somerville Zoning HALL ST Atlas. The map identifies sidewalks CHERRY ST prioritized for pedestrian activity. New EASTMAN RD

development abutting a designated BURNSIDE AVE HANCOCK ST pedestrian street must abide by the CONWELL ST following development standards: • Abutting sidewalks must be expanded to 12 feet in total width and with the building setback an additional distance to accommodate the expansion. • The permitted use of ground floor commercial space is limited to Arts & Creative Enterprise, Eating & Drinking Establishment, Retail and Civic & Institutional uses • Apartment buildings are not permitted. • Driveways, curb cuts, and vehicular entrances to parking lots, parking structures, loading docks, and service areas are not permitted.

Davis Square Neighborhood Plan l 81 FOCUS ON THE DETAILS

ESTABLISH DESIGN GUIDELINES

CORNER PARAPET OR 1 2 ENTRANCES CORNICE

DECORATIVE ARCHED 5 6 ENTRYWAYS WINDOWS

82 l Davis Square Neighborhood Plan FOCUS ON THE DETAILS

“If the people altering & delivering buildings produced pleasing results for the public, our society would not have opted for design guidelines & peer review. Unfortunately, this has not been the case”

-JACK NASAR, PROFESSOR OHIO STATE

CHAMFERED WRAPPED 5 6 CORNERS CORNER

DESIGN DESIGN 7 8 DETAIL DETAIL

Davis Square Neighborhood Plan l 83 DESIGN GUIDELINES Davis Square

DESIGN GUIDELINES COMPATIBLE WITH THE PROPOSED SOMERVILLE ZONING ORDINANCE WILL BE WRITTEN AND ILLUSTRATED HERE.

84 l Davis Square Design Guidelines DESIGN GUIDELINES Davis Square

DESIGN GUIDELINES COMPATIBLE WITH THE PROPOSED SOMERVILLE ZONING ORDINANCE WILL BE WRITTEN AND ILLUSTRATED HERE.

Davis Square Design Guidelines l 85 GET THE DETAILS RIGHT

APPLYING DESIGN STANDARDS & GUIDELINES OSPCD Staff selected 393 Highland Avenue as a demonstration site to test the recommended development standards and design guidelines included in this plan. The site is designated as the MR5 district on the proposed new zoning map for Davis Square (see p.89). The site includes the City-owned parking lot along Grove Street and a privately held single story commercial building currently occupied by Rite- Aid, a formula retial drugstore. Although the location ranks 7th on both Highland and Grove Street the development suitability index, with storefronts on either side, City control of the adjacent parking all punched into voids framed by lot makes the location the second columns or piers. Two architectural most ideal site for a commercial designs are shown on the facing office building. The ownership of page: one traditional and one the parking lot may even be able contemporary. The same design to be leveraged to encourage guidelines are met with each redevelopment earlier than other design including a corner entrance, suitable sites - which influenced wrapped storefronts, recessed the desire to study the site in more storefront entrances, a parapet or detail. cornice at the top of the building, and three-dimensional signage. The example infill building is five stories with an upper story stepback and a floorplate of about 25,475 . A lobby entrance is centered on

86 l Davis Square Neighborhood Plan GET THE DETAILS RIGHT

Davis Square Neighborhood Plan l 87 GET THE DETAILS RIGHT

REPLACING THE HEAD HOUSES Almost 35 years have passed since Davis Square Station and its head With over 26,000 daily boardings houses were built. All man made and alightings, Davis Square is one objects have a design life - the period of the most heavily used stops on of time during which product is the MBTA’s Red Line subway service. expected to function without repair. The station opened on December Some products have a long life 8, 1984 and was part of the MBTA’s expectancy and some short, but even Northwest Extension project that was infrastructure intended for long life constructed between 1979 and 1985. such as bridges were typically built only for a 50 year design life. After The station platform spans under this period of time, components and Statue Plaza following the trajectory features begin to experience wear of a former surface railway. Two head houses provide access to the platform at either end, one on Holland Street and one on College Avenue adjacent to the MBTA’s busway. The College Avenue head house is handicap accessible and also functions as a bus terminal for the 87, 88, 89, 90, 94, and 96 bus routes. The station and nearby civic spaces were included in the MBTA’s arts on the line program that brought art installations into the subway system (see page XXX).

88 l Davis Square Neighborhood Plan and tear simply due to their use. Over time, repairs become necessary on an ever more frequent basis and maintenance liabilities continually increase. A sizable portion of the MBTA’s annual expenses are spent on maintenance, contract cleaning, public safety, injuries, damages, and risk insurance. Aging infrastructure reaches a point where a rehabilitation project is necessary to reduce its operating costs. The MBTA recently completed improvements to Government Center Station adding new elevators, renovations to both the Green Line and Blue Line platforms, a new station entrance and lobbies, and reconstruction of a portion of City Hall plaza in the vicinity of the station “to

Right: Escalators breakdowns now impact travelers many days out of the year Bottom: Water leaks have started to regularly impact both the mezzanine and platform level

Davis Square Neighborhood Plan l 89 provide accessible paths of travel to the location of line load for future the station.’ Eventually, Davis Square development of not more than three- Station will need similar work. It’s story office building. best to think in advance about what improvements should be considered Policy Objective 3.XX when this day finally arrives. • Partner with the MBTA and a private developer to redevelop the Policy Objective 3.XX College Street head house into a 3 • Work with the MBTA to replace story building. the Holland Street head house with highly transparent glass Policy Objective 3.XX enclosures over the stairs, • Consider integrating the building escalators, and a new elevator that replaces the College Avenue when it is time for rehabilitation of head house into redevelopment the station. of the corner building at 1 College Avenue (see pg 84-85) to make OSPCD Staff has always heard development more feasible. rumors that the underground support columns of the College Avenue head house were originally engineered to support a 3-story building. With little belief that documentation verifying this would be found, Staff visited the MBTA’s plan archives near the Forest Hills Orange Line Station to look for evidence. Lo and behold, it was right there on Sheet 11: a notation of

90 l Davis Square Neighborhood Plan COPLEY SQUARE

Copley Station was renovated in 2008 to make the station handicap accessible. Two new outbound glass head houses and elevators were included with restoration of the existing wrought iron inbound head house. The MBTA is now using this glass head house style in other neighborhoods as a less intrusive means to integrate station access into the public realm. In Davis Square, this same of head house could visually reconnect Seven Hills Park to Holland Street

Davis Square Neighborhood Plan l 91