July 9, 2024
SOMERNOVA INNOVATION SUB-AREA
A Climate, Arts & Equity Initiative
CO-CREATION
Major Plan Changes Based on Community Feedback
SCALE
Community Feedback: The buildings are too tall.
Action Taken:
• Buildings have been scaled back to 6 to 9 stories (85 to 185 feet) from 9 to 14 stories (185 to 245 feet)
• The project has been reduced to 1.6m SF from 1.9m SF
• Range of step-backs and heights to best ft the neighborhood context
MOBILITY
Community Feedback: The project has too much parking and is too car-centric.
Action Taken:
• Parking has been reduced by 40% to 748 spaces from 1250
• Bike parking has been increased to 750 spots from 400 spots, an 87.5% increase
• North-South Connector shuttle open to the public
• Mobility Advisory Council
• Future-proofng the campus to connect directly to a potential MBTA train station
HOUSING
Community Feedback: Campus expansion should include housing.
Action Taken:
• Six-story, 100-unit passive house residential building
• Minimum of 20% of units designated as affordable
Community Feedback: Campus expansion does not have enough civic space.
Action Taken:
ARTS & CREATIVE ECOSYSTEM
Community Feedback: Campus expansion lacks commitment to the local arts community.
Action Taken:
• The Alley: Art ecosystem and destination where music meets climate tech
• 65,000 SF of ACE SPACE
• 25,000 SF dedicated to affordable arts spaces
• 6,800 SF affordable artist building at 24 Dane with a $2.4M budget for construction
• Signifcant arts and cultural component of The Dojo (community center)
• Curatorial Team of local artists and arts stakeholders to help guide curation, types of businesses, operators, etc.
• Require public art per building designed to foster opportunities for Artists
The Campus Expansion
7,200 SF "Daycare" Park
Somernova Innovation Sub-Area (SI)
IMPLEMENTING SOMERVISION
Fabrication District Intent
Somernova Innovation Intent
To implement the objectives of the comprehensive plan of the City of Somerville related to the arts & creative economy.
To protect buildings that are key assets to the creative economy of Somerville from residential conversion, preserve existing work space, and retain incubator spaces for start-up, entry-, and mid-level businesses.
To create, maintain, and enhance areas appropriate for small- and moderate-scale, single- and multi-use buildings; activities common to the arts & creative economy and supporting commercial activities; and a variety of employment opportunities in the arts & creative enterprises.
To expand support and opportunities for the arts & creative economy.
To redevelop a former factory, introducing primarily commercial and mixed-use mid-rise and high-rise development that will enhance the existing innovation ecosystem focused on and supporting Climate Technology and other Tough Tech businesses.
To create new housing and incorporate the needs and uses of a 18-hour residential neighborhood into new multi-use buildings.
To create a sustainable place that supports the needs and uses of an evolving commercial innovation ecosystem.
To create a series of interconnected buildings, spaces, and programs that support connecting opportunities, including Somerville's youth and the most vulnerable population.
To expand the existing employment center holistically and equitably through various employment opportunities and workforce development programs.
IMPLEMENTING SOMERVISION
Fabrication District Intent
Somernova Innovation Intent
To implement the objectives of the comprehensive plan of the City of Somerville related to the arts & creative economy.
To protect buildings that are key assets to the creative economy of Somerville from residential conversion, preserve existing work space, and retain incubator spaces for start-up, entry-, and mid-level businesses.
To create, maintain, and enhance areas appropriate for small- and moderate-scale, single- and multi-use buildings; activities common to the arts & creative economy and supporting commercial activities; and a variety of employment opportunities in the arts & creative enterprises.
To expand support and opportunities for the arts & creative economy.
To redevelop a former factory, introducing primarily commercial and mixed-use mid-rise and high-rise development that will enhance the existing innovation ecosystem focused on and supporting Climate Technology and other Tough Tech businesses.
To create new housing and incorporate the needs and uses of a 18-hour residential neighborhood into new multi-use buildings.
To create a sustainable place that supports the needs and uses of an evolving commercial innovation ecosystem.
To create a series of interconnected buildings, spaces, and programs that support connecting opportunities, including Somerville's youth and the most vulnerable population.
To expand the existing employment center holistically and equitably through various employment opportunities and workforce development programs.
IMPLEMENTING SOMERVISION
Fabrication District Intent
Somernova Innovation Intent
To implement the objectives of the comprehensive plan of the City of Somerville related to the arts & creative economy.
To protect buildings that are key assets to the creative economy of Somerville from residential conversion, preserve existing work space, and retain incubator spaces for start-up, entry-, and mid-level businesses.
To create, maintain, and enhance areas appropriate for small- and moderate-scale, single- and multi-use buildings; activities common to the arts & creative economy and supporting commercial activities; and a variety of employment opportunities in the arts & creative enterprises.
To expand support and opportunities for the arts & creative economy.
To redevelop a former factory, introducing primarily commercial and mixed-use mid-rise and high-rise development that will enhance the existing innovation ecosystem focused on and supporting Climate Technology and other Tough Tech businesses.
To create new housing and incorporate the needs and uses of a 18-hour residential neighborhood into new multi-use buildings.
To create a sustainable place that supports the needs and uses of an evolving commercial innovation ecosystem.
To create a series of interconnected buildings, spaces, and programs that support connecting opportunities, including Somerville's youth and the most vulnerable population.
To expand the existing employment center holistically and equitably through various employment opportunities and workforce development programs.
Existing Zoning Map
Proposed Zoning Map
• Encompasses all of Greentown Labs' existing facilities
• Integrate historic industrial sites into the innovation area
• Seamlessly connect to Somerville Avenue
Historical Illustration of the American Tube Works, circa 1931
OVERLAY BOUNDARY
Inclusion of Greentown Labs Historic Factory Context
Neighborhood Integration
Development Parcels
Development Parcels
Block 2
Block 1
Block 3
Block 4
PRESCRIPTIVE
MASTER PLAN REQUIREMENTS
Minimum size of Community Center
MASTER PLAN REQUIREMENTS 100 UNITS
Requires Residential on Campus
MASTER PLAN REQUIREMENTS
25,000 SF
Dedicated to affordable Art uses
MASTER PLAN REQUIREMENTS PUBLIC ART
Requires commissioning artists to do work for every building
Urban Design Framework
Require Civic Spaces
PUBLIC REALM
23.4%
Civic Space and Public Rooms combined
total area being 71,800 SF
Block 2 The Courtyard Today
Block 2 The Courtyard Special Event
Block 3 The Alley Proposed
Block 1 and 3: Dane St Parks
Block 3 – Public Room
4 Park Street Today
ARCADES
Create Larger Sidewalks
• ADA compliant sidewalk within the Arcade
• Up to two (2) stories in height
Park Street Existing
Park Street Proposed
Space for Tough & Climate Tech
-Climate & Tough Tech innovation need foor plates 45,000 sf and larger
-Several business units work together on the prototyping of both product and manufacturing lines on the same level
-Taller ceiling heights to move products & equipment with 12’ minimum clear height, 15’ ideal
-Flexible and adaptable spaces that can change function throughout the development phases.
SOMERVILLE AVE
Community Feedback: No high-rise buildings fronting Somerville Avenue
• Upper-story step-backs keep the massing on Somerville Ave to a height similar to what is currently allowed
• Taller portion of any building developed concentrates any height near the tracks
USE PROVISIONS
Use Table Comparison Fabrication District Uses SI
LAND USES
Questions Pertaining to Specifc Uses
Data Centers
R&D or Lab
Some Tough Tech companies may need to pilot advanced computer systems that could be classifed as data centers.
City Staff defned Tough Tech and Climate Tech as Research & Development or Laboratory land uses.
Hotels
Future phases of the campus expansion might beneft from on-site lodging. Currently have no plans to build a hotel
Health Services
Cannabis Retail Sales and R&D
Centralized Toxic & Hazmat Storage
Riverside Community Care is on campus today. Plan to keep them on campus which requires this land use.
Some companies at Greentown Labs are engaged in research and development involving hemp and cannabis. Ensure these innovative companies have a pathway to expand.
It is normal for R&D uses to store toxic and/or hazardous materials (hydrogen, etc.). Centralize the storage and supply of these materials to reduce deliveries, lower cost to tenants, & leverage campus scale for effciency.
VEHICLE SPACES
Required Minimum Parking Spaces
Maximum Parking Spaces
Fabrication District Somernova Innovation
BICYCLE SPACES
Required Bike Parking
Proposed Bike Parking
Fabrication District
Somernova Innovation
MOBILITY ADVISORY COUNCIL
Local representatives to help with continuous improvement
MOBILITY HUB
TRANSPORTATION DEMAND MANAGEMENT
46 Targeted Measures with $8M+ budget
INCENTIVIZED
5 examples of the 46 Mobility Demand Measures
• Guaranteed Ride Home Program
• 100% Subsidized MBTA Transit Pass
• 100% Subsidized Blue Bikes Membership
• On-site Childcare
• Reserved Parking Premium (i.e., 200% of market rate)
North South Shuttle
Proposed Publicly Accessible Shuttle Route
DATA DRIVEN
Respond & Improve at Each Phase
• Monitor Transportation After Full Occupancy Of Each Phase
• Count & Analyze Intersections
• Changes To Signal Phasing And Timing If Needed
• Option: Consider Changing All-Stop Pedestrian Phases To Concurrent
• Tenant Travel Survey
• Monitor Use Of Other Modes
• Parking Occupancy And Turnover Study
• If Each Phase’s Parking Not Fully Utilized, Build Less In Next Phase
• Mobility Management Plan
• Alignment With Somervision 2040 – Reduce Reliance On Single Occupancy Vehicles
PHASE 1 TRIP GENERATION
Net New Trips at 39% Auto Mode Share
Result: Approximately 1 car per minute entering (a.m.) or exiting (p.m.) at current auto mode share
Change in queue (vehicles)
Change in queue (vehicles)
FUTURE-PROOF
PHASE 1
BENEFITS
JOB CREATION
Permanent Jobs Created 4,895
Nearly 30% of these jobs require less than a .bachelor’s degree to qualify
Construction Jobs
Jobs Created through Economic Impact
5,040
995
Impact through direct, indirect, & induced increases in spending.
COMMUNITY BENEFITS AGREEMENT
July 22, 2024 first meeting with CBA
Negotiating Committee
Somernova’s Kick-Off Meeting With USNC Boa
in May, 2021
ECONOMIC BENEFITS
SOMERNOVA INNOVATION SUB-AREA
A climate, Arts & Equity Initiative
THANK YOU!
