Gilman Square Urban Study - Peter Rose and Partners — File 24-1411

Pe t e r R o s e + P a r t n e r s GILMAN SQUARE URBAN STUDY

Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 4 GILMAN SQUARE URBAN STUDY 1 . 0 m i l e N Previously, MBTA's subway system served Somerville solely on the periphery. Currently under construction, the Green Line Extension is about to vastly change Somerville's connectivity to the greater Boston area. The majority of Somerville residents will be within a half mile of a subway stop.

Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 5 GILMAN SQUARE URBAN STUDY 1 . 0 m i l e 5 0 0 0 f e e t N Zooming in....

Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 14 1 . 0 m i l e 5 0 0 0 f e e t N GILMAN SQUARE URBAN STUDY Somerville Squares 10 Minute Walk Red and Orange T Lines New Green Line Community Path 1/2 Miles Radius 5 Minute Walk Source: Gilman Square Neighborhood Plan Centrally located, Gilman Square is adjacent to several civic buildings, including City Hall, the main branch of the Public Library, and Somerville High School. With this new connection, it has the opportunity to become a vibrant part of the city. GILMAN DAVIS UNION [circle] [light blue] [dark blue] [yellow line]

Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 15 1 . 0 m i l e 5 0 0 0 f e e t N GILMAN SQUARE URBAN STUDY Somerville Squares Red and Orange T Lines New Green Line GILMAN SQUARE 10 Minute Walk Community Path 1/2 Miles Radius 5 Minute Walk Gilman Square Zooming in again....

Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 17 5 0 0 f e e t High Point Low Point N GILMAN SQUARE Site Topography Medford St. Pearl St. Richdale Ave. School St. Marshall St. Highland Ave. The steepness of Central Hill presents itself as both a challenge and an opportunity. Central Hill Homans Site

Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 18 Historic Buildings LANDMARKS 5 0 0 f e e t N Medford St. Pearl St. Richdale Ave. School St. Marshall St. Highland Ave. [and Somerville High School] City Hall Knights of Malta [Piano Building] Litchfield Block [Mad Oyster Studios] Knights of Malta [Piano Building] City Hall Litchfield Block [Mad Oyster Studios] Somerville High School

Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 23 GREEN AND COMMUTER LINES 5 0 0 f e e t N The Commuter Line (purple) will be placed to the north of the Green Line track, making at-grade access to the Green Line not possible. The Green Line platform is planned to be accessed from School Street and the commuter path (green dots), but does not provide direct access from Medford Street. School St. Medford St.

Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 25 ACTIVE STREETSCAPE 5 0 0 f e e t N Medford Street has the potential to become a vibrant, active street w/ restaurants, cafes, shops and public amenities. IT IS A DETRIMENT TO BOTH THE STREET AND THE GREEN LINE THAT A DIRECT CONNECTION DOES NOT EXIST. The T will draw a large number of people, who can then sustain the businesses and the life of the street. WHEN AN ACTIVE PUBLIC REALM CONNECTS TO THE PUBLIC TRANSPORT THAT SERVES IT, THE RECIPROCAL BENEFITS TO EACH ARE SUBSTANTIAL. School St. Medford St. COMMUNITY PATH GREEN LINE PLATFORM

Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 31 Existing conditions Medford Street Pearl Street School Street Marshall Street Richdale Ave While the areas surrounding the square are densely packed with typical Somerville double- and triple-deckers, the square itself has several vacant sites.

A CASE FOR DENSITY [PLEASE READ!]: Our city and many other major urban areas are suffering from a housing shortage, which is driving prices up, and creating a CRISIS in the AFFORDABILITY of housing. Many families who have called Somerville their home for decades are driven out. Another CRISIS is the ENVIRONMENTAL one. The scientific community agrees that we urgently need to reduce carbon emissions or we risk irreversible changes. The GREEN LINE EXTENSION is REALLY IMPORTANT and we believe that public transit is essential to democracy. It provides the ability to move freely and inexpensively. It unlocks access to good jobs without the costs of owning a car, or without having to sit in 2 hours of traffic every day. It's about providing a good quality of life and good opportunities for ALL. Given the affordable housing and environmental crises we face and the importance and benefits of easy access to public transit, we propose that areas directly adjacent to the T stop should be made as dense as possible. This will provide more housing, more jobs, and more easy connections to jobs in other parts of the city. Also, this will encourage people to use the public transit, benefiting the environment by taking cars off the streets and benefiting the public transit authority through increased ridership.

A CASE FOR DENSITY [CONTINUED]: And most importantly, by our calculations (which assume some areas along Medford would become denser, though that would be solely up to those owners and may happen gradually), the square as proposed should be able to ADD as many as 100 UNITS OF AFFORDABLE HOUSING, simply by following the existing zoning requirements. BUT! WE MUST CONSIDER THE PUBLIC REALM FIRST! We have to strategically plan the public and green spaces so they provide the greatest benefit to the residents. We have a lot to gain if we carefully masterplan. There's immense potential in this place, and the pages that follow illustrate an urban design scheme that addresses and considers all challenges, incorporates the neighborhood mission, values, and visioning, and proposes a way of organizing the Homans site to create a connection to the T and a public realm that is sun-filled, green, vibrant, and flexible for many uses and events.

TO BROADWAY ST. TO HIGHLAND AVE. TO BROADWAY ST. Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 44 Future sites Buildings Buildings Vacant sites Active streetscape Areas Existing condition Medford Street Pearl Street School Street Marshall Street Richdale Ave To the left is a three-dimensional illustration of potential areas of density (new buildings in grey), which revisits the idea that Medford Street has the opportunity to become an active street, full of life.

Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 45 Urban landscape Future sites Buildings Active streetscape Buildings Vacant sites Areas Existing condition A high-quality urban landscape is essential. Beautiful, tree-lined streets would be lovely to walk through, and the benefit of sunshade in the summer will be immense. The benefits of street trees are innumerable. Also, the T platform is highlighted in yellow, further showing the disconnect from the street life.

Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 48 Future sites Buildings Active streetscape Buildings Vacant sites Green line T stop (platform) Urban landscape Areas Existing condition Zooming in again...

A B Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 49 Mid-block to platform Current proposal - 650’ Future sites Buildings Green line T stop Buildings Vacant sites Active streetscape Urban landscape Areas Existing condition Currently, a center-point on Medford Street is a significant distance from the T platform, made to seem longer than its actual length as a consequence of being steep. In addition, School Street's steepness does not meet ADA accessibility standards (it is close to it, but slightly over). This would be a very difficult, if not impossible, climb for anyone with accessibility issues.

A B Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 51 Mid-block to platform Future sites Buildings Buildings Vacant sites Active streetscape Current proposal - 650’ Green line T stop Urban landscape Areas Existing condition Alternate proposal - 350’ Our proposal is to directly connect Medford Street with the platform through a public square and a park. This would be a connection of one center of activity to another (the lively street to the active T platform). The benefit here is SUBSTANTIAL for both. The businesses on Medford would receive the foot traffic of the T, adding to their commercial viability and continued vitality.

Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 52 Civic square Future sites Buildings Mid-block to platform Buildings Vacant sites Active streetscape Green line T stop Urban landscape Areas Existing condition 6,394 sf The square [in yellow] could be a series of terraces, that gently and accessibly bring one up through the space. Potentially composed of 3 levels, each with 4 large trees, the space would be ideal for summer and winter markets, public art, performances, public events, or simply sitting on a table or bench and eating ice cream. The activities that could happen here are countless.

Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 53 Linear park Civic square Future sites Buildings Mid-block to platform Buildings Vacant sites Active streetscape Green line T stop Urban landscape Areas Existing condition 17,530 sf An elevated linear park on the south side of the buildings would provide a SUN-FILLED, BEAUTIFUL PATH for all. The linear park connects pocket parks, which could be conceived as grass or planted. Due to the topography of the site and Central Hill, the park is on the same level as School Street and one level above Medford Street. From Medford St, as the public square rises through the series of terraces, it meets the park through an easy stair (and an elevator for accessibility).

Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 54 Total open space Civic square Future sites Buildings Mid-block to platform Buildings Vacant sites Active streetscape Green line T stop Urban landscape Areas Existing condition Linear park 23,924 sf *Existing triangle park is 13,433 sf The total open space is composed of both green and paved areas. The orientation of both the park and the square, with the sun in mind, will make them pleasant to be in for the majority of the year, including the winter, when the sun is precious [see Appendix A]. This makes a huge difference in how we feel as we walk to the T. It would also expand the amount of time we feel comfortable being outside, sitting in the cafes and restaurants in the square, increasing this time by a couple of months. One other consideration is how inviting Gilman Square feels when approached from the T. This design reveals that there's life here, that it's a place, and will encourage T riders to stop and explore. It provides a welcoming neighborhood feel for residents, T-riders, cyclists, and pedestrians using the community path. It would be a great benefit to the businesses in the square and to the T. We could also imagine holiday decorations or a special tree visible from the train, enriching the commute of both residents and passers-by. A southern exposure of the park and square also reduces the amount of salt and chemicals that would be needed in the winter to maintain safe walking surfaces.

Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 56 Bridge Linear park Civic square Future sites Buildings Mid-block to platform Buildings Vacant sites Active streetscape Green line T stop Urban landscape Areas Existing condition The linear park would connect to the platform through a convenient and beautiful bridge. Imagine a cafe at the end of the bridge (in the building), where one can get a cup of coffee or stay warm in the winter, and quickly get to the platform a couple of minutes before the train arrives.

Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 58 Linear park Bridge Civic square Future sites Buildings Mid-block to platform Buildings Vacant sites Active streetscape Green line T stop Urban landscape Areas Existing condition Ground floor retail frontage A significant amount of ground floor retail could be added to the square. This also assumes that a significant amount of the new building square-footage will be allocated to commercial space. This benefits the retail on the ground floor by providing for an 18-hour day of activity, so our favorite lunch and dinner spots would be just as busy during the weekday, as they would be on the weekend, making those businesses successful. GSNA is working very hard to ensure we will have local businesses in square.

Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 63 Linear park Bridge Civic square Future sites Buildings Mid-block to platform Buildings Vacant sites Active streetscape Green line T stop Urban landscape Areas Existing condition Existing condition Ground floor retail The retail would serve all aspects of the public realm - the street, the square, and the linear park - and it would be further activated and energized by the foot traffic provided by the T.

Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 66 Linear park Bridge Civic square Future sites Buildings Mid-block to platform Buildings Vacant sites Active streetscape Green line T stop Urban landscape Areas Existing condition Existing condition Ground floor retail

Linear park Bridge Civic square Future sites Buildings Mid-block to platform Buildings Vacant sites Active streetscape Green line T stop Urban landscape Areas Existing condition Existing condition Ground floor retail Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 65 An outdoor area that is level with the street but sunken from the elevated park could become a beautiful courtyard with trees further expanding the outdoor space for a great restaurant.

Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 68 Linear park Bridge Civic square Future sites Buildings Mid-block to platform Buildings Vacant sites Active streetscape Green line T stop Urban landscape Areas Existing condition Existing condition Ground floor retail The space highlighted in yellow could be on the level of the park, and be a home to the coffee shop we mentioned previously - convenient to the T and a warm refuge in the winter.

Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 69 Civic square scenarios Public art, markets, and activities are only a few examples of what is possible in the square.

Pocket park scenarios Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 70

Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 72 Neighborhood Parking Section Through the Homans Site We may consider parking under these buildings and parks, if possible (this may not be, given the granite recently discovered nearby). It would serve the community, the teachers at the high school, and the businesses in the area. Neighborhood parking is a concept borrowed from Europe, where these are often found under urban parks. The neighborhoods still largely rely on public transit, but it relieves the pressure on buildings and streets to provide parking [the streets often don't have parking spaces]

Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 73 Section Through the Homans Site Linear Park Locating the park to the south also provides an opportunity to expand its perceived size. The walls that retain Central Hill should be made beautiful and thought of as living walls. The amount of sky would also vastly expand, making the park feel spacious, reaching far beyond its physical constraints. On the Homans side, a wall at the edge of the park would block the trains from view. In a few years, the trains will be electric and quiet. Living Walls Wall at edge of park

Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 75 Examples of living walls - natural and man-made

Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 78 Highlighted in yellow is the restaurant space and its tree filled outdoor courtyard. Sunken from the elevated parks, it could be an lovely neighborhood space.

Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 79 A tree-lined stroll on the way to the T, showing the cafe, the bridge, and a partial view of the pocket park. The living walls retaining the edge of Central Hill will vastly expand the perceived space and size of the park. A beautiful wall would block the trains from view [unless one walks to the edge]. In a few years, the trains will be electric and quiet.

Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 80 A public square, gently terraced and a series of ramps and alternate stairs provide an easy and lively journey to the T for all. The terraces could be filled with public art, used for seasonal markets, neighborhood activities, performances, and many other uses. Some could be filled with public seating, not associated with a business.

Green Line T Station MBTA proposal Points of entry Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 84 This slide shows the current design for T access.

Green Line T Station Alternate proposal Community path Operation prior to development Shift platform 15 feet Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 89 HOW THIS MIGHT BE MADE POSSIBLE: To get buy-in from the MBTA and GLX, they could replicate and mirror the design for the access at the bottom of the school stairs (Access Point 1) Prior to the development of the Homans site, the access to the T would be similar to how it is planned now, from School St. (Access Point 1)

Shift platform 15 feet Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 91 Green Line T Station Alternate proposal Community path Operation prior to development Operation after development HOW THIS MIGHT BE MADE POSSIBLE [cont.]: Once the Homans site is in development, the developer and/or the city could connect a short bridge across.

WRAP-UP THOUGHTS: With the addition of the T stop and the new High School building, Gilman Square is in the process of changing substantially. The critical mass of the two projects and proximity of City Hall establishes Gilman Square as a place of civic importance. The study prioritizes affordability and environmental crises while carefully considering connectivity, public space, green space, commercial vitality, multiple modes of transit, and the community's needs and dreams. The goal of the study is to provide some sense of how development on the Homans site might be shaped and configured to make Gilman even better - for the public, for the city, for the businesses, for the public transit, and even for the developers. The more economically viable this project becomes, the more developers can invest in the public realm, which will benefit us, the neighborhood. Beautiful parks and public squares can become a reality! Thank you for taking a look! We welcome any feedback on this study and look forward to discussing it further.

Pe t e r R o s e + P a r t n e r s | Gilman Square Urban Study | 96 June 21 March 21 / September 21 December 21 9:00 am 1:00 pm 5:00 pm Ground floor commercial/cultural space Linear park Bridge Civic square Future sites Buildings Street to platform Buildings Vacant sites Active streetscape Green line T stop Urban landscape Areas Existing condition Data of proposed study Sun study At 1:00 pm, the civic plaza, the linear park, and the pocket parks along the linear park are all sunny in all seasons. The linear park is in the sun all-day, all seasons. At least one side of the sidewalk on Medford Street is sunny most of the time. APPENDIX A