Climate Regenerate Chelsea, MA: Wentworth Institute of Technology

Climate Regenerative Chelsea

Policy Action Plan

Chelsea, Massachusetts

Ryan Thomas’ Studio 08

Building a Climate-Regenerative Vision and Action Plan for The Community of Chelsea

Wentworth Architecture

Spring 2023 Semester

Climate Regenerative Chelsea

Acknowledgments City of Chelsea City Manager – Thomas G. Ambrosino City Council

Student Team: Abrianna Busbey Arceli Lopez Nick Perry Laura Pease Laurel Murphy

Project Teams & Committees: Charles River Watershed Association GreenRoots Chelsea Collaborative Massachusetts Department of Conservation & Recreation Metropolitan Area Planning Council Mystic River Watershed Association Office of Energy and Environmental Affairs MVP Program

Studio Professor: Ryan Thomas, ‘23

Potential Research Partners: Matt Lattanzi - Assistant City Solicitor Nasser Brahim - MRW President Karl Alexander - Greenways Pgm. Manager Alex Train - As. Director Planning & Dev. Hilary Dimino - Sr. Project Manager Natalia Bayona - Watershed Educator Andy Hrycyna - Watershed Scientist Victor Castro - Research Data Scientist Technical Reports: Proposed Chelsea Creek Municipal Harbor Plan and Designated Port Area Master Plan; City of Chelsea Mapping Environmental Injustice in Chelsea; WPI Undergraduates Vision Chelsea Creek - For a More Sustainable & Equitable Waterfront; Handel Architects Chelsea Creek Municipal Harbor Plan Public Meeting; City of Chelsea; Utile Design

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Published by Architecture at Wentworth Institute of Technology

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Climate Regenerative Chelsea

Policy Book of Contents L i s t o f F i g u r e s & Ta b l e s List of Abbreviations Vision Summar y W ater f ront R egu l ation s MA Article 91 C l e a n Wa t e r A c t M A D e s i g n a t e d Po r t A r e a s Chapter 91

INTRODUCTION Purpose St r a t e g y O v e r v i e w C h e l s e a ’s I d e n t i t y Regional Impact Opportunities

“ P I E C E S ” S T R AT E G I E S Prosperous Places Innovative Integration Community Connections Economic Equity S p a t i a l St r a t e g i e s

P r o b l e m St a t e m e n t V i s i o n St a t e m e n t Goals C o n s t r a i n t t o To o l F l o w c h a r t Constraint Methodology C on s tr a int s into So l ution s

C he l s e a C a s e Stud y Site s S a l t W o r k s Pa r k Z i p p e r St a t i o n Commercial Row Hub

H I S T O R I C & P R E S E N T E n v iron m ent

APPENDIXES

Current Environment Environmental Timeline Present and Future Climate Threats Zoning Land Use Public Access

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Climate Regenerative Chelsea

List of Figures & Tables

Figure 1: Eastern Salt Company, Marginal Street Figure 2: Gulf Oil Tanks Figure 3: Logan Parking, Eastern Ave Figure 4: Port Park, Marginal Street Figure 5: Chelsea’s Zoning Map Figure 6: Chelsea’s Problems Map Figure 6: Chelsea’s Problems Map Figure 7: Oblique Aerial of Chelsea’s Commuter Station Figure 8: Oblique Aerial of Chelsea Figure 9: Chelsea’s Vision Map Figure 10: Oblique Aerial of Chelsea’s Silver Line Station Figure 11: Oblique Aerial of Eastern Salt Company Figure 12: Strategy Methodology Info Chart Figure 13: Chelsea Open Space Map Figure 14: Chapter 91 Jurisdiction Figure 14: Chelsea Creek DPA Boundary Figure 15: 1890 Map of Chelsea’s Coastline Figure 16: 1915 Map of Chelsea’s Coastline Figure 17: 1940 Map of Chelsea’s Coastline Figure 18: 1915 Map of Chelsea’s Coastline Figure 19: FEMA 1% Annual Chance Floodplain Figure 20: Map of Chelsea’s surface temperatures on 4.3.17 Figure 21: Strategies created through goal methodology Figure 22: Strategies created through goal methodology PP Figure 23: Strategies created through goal methodology II Figure 24: Strategies created through goal methodology CC

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Figure 25: Strategies created through goal methodology EE Figure 26: Strategies created through goal methodology SS Figure 27: Vision Master Plan for Eastern Salt Works Site Figure 28: Existing Plan for Eastern Salt Works Site Figure 29: Axonometric Module of Eastern Salt Works Site Figure 30: Vision Master Plan for Eastern Zipper Station Site Figure 31: Existing Eastern Zipper Station Site Figure 32: Axonometric Module of Eastern Zipper Hub Figure 33: Vision Master Plan for Transit Hub Site Figure 34: Existing Eastern Transit Hub Site Figure 35: ISO Module of Eastern Commuter Stop Site Figure 36: Chelsea’s Vision Map Figure 37: Great 1908 Chelsea Fire Figure 38: Explore Mystic River Water Amenities Map Figure 39: Cross-Section of a Marsh Figure 40: Combined Sewage System Diagram Figure 41: Chelsea’s Urban Grid Figure 42: Coastal Zones Diagram Figure 43: Bus Transit Map Figure 44: Policy Flowchart Figure 45: Surface Heat Island Temperature Figure 46: Greenroots Cool Block Project Figure 47: FEMA Annual Flood Plain Map Figure 48: Island End River Park 1% Storm Figure 49: Island End River Aerial Existing Figure 50: Island End River Aerial Proposed Table 1: Graph of Chelsea’s water-dependent industries

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Climate Regenerative Chelsea

List of Abbreviations

CSO: Combined Sewer Overflow DPA: Designated Port Area GHG: Green House Gass(es) UHI: Urban Heat Island PIECES: Policy Spatial Strategy Toolbox PP: Prosperous Places II: Innovative Integration EE: Economic Equity CC: Commnity Connections SS: Spatial Strategies

Chelsea Massachusetts has the potential to become the North Shore’s climate regenrance capital. Chelsea’s identity is challenged by it’s present built environment. The city has the opportunity and reason to motivate the community members and board leaders to abide to a clear climate action plan.

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Climate Ready Chelsea

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Vision Goals

The below aerial Exhibits the locations that this policy handbook advocates as the most vulnerable parcel blocks that will produce the greatest impact for the city of Chelsea if changed. Our outlined goals are networked into how our strategies and urban tools function to produce a climate regenerative Chelsea that completes the social and economic felt needs.

Strategy Overview This policy strategic plan for the city of Chelsea Massachusetts is developed to support the existing evidence by planning boards and universities that demands climate efforts to be made for the future of the city and its region. This report proposes strategic urban implementation tools that not only promote a more inclusive and equitable Chelsea, but enages with stakeholders while pproviding incentives for existing landowners. The case study demonstrates sites that have been chosen neighborhoods by analyzing them through the lesnes of access, climate, stakeholdership, regulation, and regulation. Assessing these vulnerabilities enabled our team to diagnosed constraints relevant to both our vision goals and site selections. What grew from these constraints is our “PIECES” strategic implementation plan that includes how to overcome the roadblocks within the pillars we aim to succeed.

Promote Chelsea as metro-Boston’s regeneration capital by prioritizing land that has historically been for Industrial in its zoning classification for both climate resilience and community use.

Engage Chelsea and Metropolitan Boston’s stakeholders for the integration of an urban overlay, producing a Walkable and Multi-Modal Chelsea.

Spur Smart Growth Districts to Stimulate Chelsea’s Economy.

Climate Regenerative Chelsea

Introduction

Transforming Chelsea Into the Climate Regeneracy Capital of the Massachusetts North Shore

INTRODUCTION

How To Use

This Handbook serves as a toolbox for the municipality of Chelsea to begin the puncture the urban fabric in order to create the biggest ripple. If the user finds themselves unable to apply their situation to a specific strategy, the tools can be switched and plugged together with new ones.

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Figure 44: Policy Flowchart (Illustrator)

Climate Regenerative Chelsea

Policy Flowchart Demonstrating How Constraints Become Tools

GOALS The above flowchart provides a scope for how our goals network into how we developed our strategies.

Our team analyzed the constraints Chelsea faces regarding the climate, regulation, and stakeholdership that drive these urban projects. As a result, the “PIECES” strategy creates solutions rooted from potential incentives that can motivate both community members and owners to support his policy plan. The chart is able to be read from both right to left and vise versa; every path has a beginning and end.

INTRODUCTION

Purpose Chelsea’s Identity “Chelsea is the state’s boiler room, the spot where we’ve dumped -the toxic ugliness that makes Massachusetts run. It’s home to massive fuel tanks and mountains of road salt; to airport parking lots, industrial facilities, and a busy produce center that sends heavy traffic hurtling along its streets; planes fly low on their way in and out of Logan, and ships slide by on the Chelsea Creek; the city is cut in half by the car-choked Tobin Bridge; it has too much contaminated land and too little green space.”

- Resident in Chelsea, 2022 Opportunity Where does Chelsea have to go from here? The city has the opportunity to anticipate the climate threats by addressing adaptation and mitigation strategies development in junction between community leaders, community members, and more stakeholders that seek a climate inclusive and regenerative future for Chelsea’s industries and coastline.

Figure 3: Logan Parking, Eastern Ave (UTILE DESIGN)

Figure 1: Eastern Salt Company, Marginal Street (UTILE DESIGN)

Regional Impact of Municipality Plan The city of Chelsea Massachusetts is directly adjacent to Everette, Revere, and across the harbor, East Boston, the city of Boston, and Charleston. Chelsea is currently responsible for 70-80% of the region’s heating fuel, while it is also the owner of 100% of the jet fuel provided for Logan International Airport.1

For our team to conjure urban solutions that motivate changes in the built environment, we needed to identify the key issues in climate that Chelsea faces, and develop goals that promote regenerence and resilience for the community. These goals is the foundation for our vision statement.

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UTILE DESIGN. Chelsea Creek Municipal Harbor Plan, 2018.

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Problem Statement

The city of Chelsea exhibits an inherent need for a clear and contingent community coordination strategy to solve governance regarding climate strategies not only within the city but for adjacent municipalities.

Figure 6: Chelsea’s Problems Map (ArcGisMap)

The city of Chelsea exhibits an inherent need for a clear and contingent community coordination strategy to solve governance regarding climate strategies not only within the city but for adjacent municipalities.

Climate Regenerative Chelsea

PROBLEM Diagnosing the Environment

VISION

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Implementing Goals As Framework Vision Statement

Through the use of urban spatial tools, these inherent climate threats can be solved while simultaneously spurring economic development and keeping property values low for future public zoning purposes in Chelsea.

Figure 9: Chelsea’s Vision Map (ArcGisMap)

The proposed framework engages the network of greenways that connect the city’s waterfront and open spaces not only to internal neighborhoods, but into adjacent social infrastructures within the region.

Greenway networks currently under development include the East Boston Loop, which can be connected by using Bennington Street as a conduit with the new Suffolk Downs development, the Chelsea Creek Waterfront, East Boston Harborwalk, and the Chelsea Greenway.

Climate Regenerative Chelsea

VISION

VISION

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REGENERATE THE LAND MISSION. To promote Chelsea as Metropolitan Boston’s Regeneration capital by prioritizing land that has historically been for Industrial in its zoning classification for both climate resilience and community use.

A COMPLETE CHELSEA MISSION. To engage Chelsea and Metropolitan Boston’s stakeholders for the integration of an urban overlay, producing a Walkable and MultiModal Chelsea.

THE STREET AS A PLACE MISSION. To spur Smart Growth Districts to Stimulate Chelsea’s Economy.

Constraints Aligning with Goals Our student team analyzed Chelsea’s challenges that are concentric to our three goals, and created a network between goals, constraints, solutions, tools, and methodologies. This process overviews how the following methodology, Goals to Constraints, is sequential within this base flow network.

GOALS

GOALS FOR A HEALTHY CHELSEA

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Figure 44: Policy Flowchart (Illustrator)

Climate Regenerative Chelsea

GOALS The above flowchart serves as an abstract scope for the contents within this policy book. Our team analyzed the constraints and challenges the city of Chelsea faces regarding the climate, regulation, funding, stakeholdership, and ecology. As a result, solutions, benefits, and potential incentives created the urban tools that are then absorbed into the “PIECES” strategy. Developed are urban spatial Strategies that we applied into our three case studies. The chart is able to be read from both right to left and vise versa; every path has a beginning and end.

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Constraints for Greater Change

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Figure 41: Chelsea’s Urban Grid (Illustrator)

Barriers Within the Built Environment Figure 12: Strategy Methodology Info Chart (Adobe Illustrator)

Each strategy is produced through the tools produced from the constraints found in the goal methodology.

We are accomplishing strategies on every site - just not with every tool. This methodology examines the constraints found while developing our goals strategies. The city of Chelsea exhibits an inherent need for a clear and contingent community coordination strategy to solve governance regarding climate strategies not only within the city but for adjacent municipalities.

The city of Chelsea currently lacks community access to the majority of the minimum community driven resources and locations the city offers to its residents. Our goal is to promote and encourage circulation throughout the city by incorporating safe walkability and convenient transportation for the community in designated areas of interest.

The way both workers and residents travel both exogenously and endogenously is critical while considering the most trafficked corridors within the city and examining what the land use patterns around these zones look like. Presently, getting to both the single commuter rail station within Chelsea and the few silver-line bus stations is deemed as difficult by pedestrians and commuters. The bus line is divorced from the center of the city by the highway and therefore cannot make direct connections for people to travel more easily.

Figure 13: Chelsea Creek DPA Boundary (Commonwealth of Massachusetts)

Property Ownership Within Private & Public Sector Any public project cannot be realized without adequate funding the back of it. After the general public and stakeholder groups have been informed, the question becomes how to incentivized business owners and public agencies to endorse a project. The first motivation business owners have is whether they will be located where there is prime foot traffic within the city. Location means everything for both the business owner and the resident; therefore, ensuring that these efforts will spur economic development is valuable.

For residents and business owners to consider themselves to be located in a prime location, such an environment would be described similarly as the 15-minute city. This means that all three “places” (work, home, play) can be accessed equitably within a fifteen minute commute time in any given transit mode.

However, once achieved, this normally translates towards an inflammation in property values due to these zones becoming transit-oriented. Our policy explores how these economic nodes that may develop as a result of transforming our case study areas will not provide an increase in property values nor generate gentrification.

Climate Regenerative Chelsea

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Climate Regenerative Chelsea

Constraints for Greater Change

Figure 10: Oblique Aerial of Chelsea (Google Earth)

Inadequate Definition for City Emissions Regulations Although there are progressive efforts made for the municipality, Chelsea lacks a reliable emissions regulation plan that is supported by comparable data. There must be better recognition towards the emissions produced by company’s, industry’s, and consumed by private home-owners, and recognize what geographic boundaries they are infringing upon.

As a consequence to heavily trafficked industrial corridors, such as Marginal Street, Broadway, and the Chelsea Creek, are contributing to an additional environmental threat of carbon emissions. Emissions are produced in mass near industrial facilities that facilitate both maritime and land vehicles idling, loading, and offloading materials.

There are also hazardous sites included within the coastal boundaries isometric present is the Chelsea Marginal Street Dump, which appears to be an permitted land dump, documented in the City of Chelsea’s GIS dataset. Measures like green roofs, additional vegetation, and gardens are recommended to increase green space in order to reduce the impacts of all three major hazard types. White roofs and the reduction of unused impervious surfaces could also prove effective in mitigating heat.

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Figure 7: Oblique Aerial of Chelsea’s Commuter Station (Google Earth)

Lack of Waterfront Access Chelsea’s waterfront is largely consumed by water-dependent industries due to Regulatory Zoning codes. The entirety of the Chelsea creek harbor has zoned it’s land use as Designated Port Area (DPA). DPA land ensure the city’s future ability to develop more industry that requires the features of the harbor. However, this severs the public’s ability to access the coast and wetlands that are so critical for people too. Chapter 91 is a regulation that supports the use of tidelands, wetlands, and waterfronts for public use, and protects this use by adapting the definition for viable water-front and water-dependent businesses.

Even then, Chelsea still lacks substantial water front access.

Currently, DPA land permits 25% of boundary land for the purpose of commercial or accessory land use. This constraint could be less limiting if this percentage was increased to 50-70%, and took advantage of MA Article 97: land swap. land swamp would implore the opportunity for present land owners to agree to give land for communal use if the revenue would be shared amongst owners. Different models could also look like land easements, or land trust models.

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Figure 8: Oblique Aerial of Chelsea’s Silver Line Station (Google Earth)

Funding Storm Surges & Flooding Mitigation It has become an increase and prevalent reality for many coastal cities the threats concerning global climate change. Located just within the mouth of Massachusetts bay, Chelsea is at risk of not only rising sea levels, but as well suffers the consequences of surface heat island temperatures. Due to the city’s high ratio in paved impervious surfaces to permeable land, the surface temperatures have only been increasing. In addition, rising sea levels and storm water surges have become an increasing challenge that the city will need to address soon. Water-centric industries along the coast of Chelsea prevent proper zoning to be conducted for better adaptation and mitigation strategies to occur.

Water-centric industries that are accepted to acquire land within the Chapter 91 corridor must acquire one of four licenses: the waterways license, the waterways permit, a license/permit amendment, or a harbormaster annual permit. Fewer impervious surfaces would open room for additional grounded green space and therefore reduce flood risk.

To address the flood risk to the region, the construction of flood barriers along the coast may help reduce the risk posed by salt storage to residents, as well as mitigating damage caused by sea level rise and storm surge inundation. As industrial salt storage is of major risk, we recommend working with the owners of these materials to manage or minimize the risk of outdoor salt storage.

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Figure 11: Oblique Aerial of Eastern Salt Company, Marginal Street (UTILE DESIGN) (Google Earth)

Soil Contamination or Hazardous Conditions Operated by Sunoco, the tanks above hold all of Logan Airport’s jet fuel, essential to the global mobility of the whole city and the vacations and business trips of transient professionals. There are PCBs, or industrial pollutants settled in the river bottom.

From there, these contaminants travel up riverine food chains, eventually infusing in the river’s fish, lodged as fleshy deposits.

Petroleum hydrocarbons, the chemical remnants of oil spills also flow through the water. During heavy downpours and snow melt, wastewater and bacteria from sewage mixes with rainwater and snow melt, running off into the river. 60 Flows here follow into the Mystic, and then into the Harbor itself. Today, a “No Swimming” sign sits against the park fence.

Due to the mass production of materials in this area, industriallyzoned areas often are the cause for brown fields and mineral pollution; which is detrimental for coastal ecologies. The radius surrounding 11 Marginal street would be submerged in the event of flooding. NOAA sea level rise mapping data shows parts of the coast already underwater with less than 1 foot of sea-level rise, but levels worsens along the coast as sea-level rise increases while the city takes no action to galvanize a plan to mitigate these threats.

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Climate Regenerative Chelsea

Constraints for Greater Change

Figure 1: Eastern Salt Company, Marginal Street (UTILE DESIGN)

Lack of Economic Incentive Chelsea taking ownership of their own identity within Metro Boston can produce a great shift in not only the identity but ownership of place. With mixed-use development, local businesses can thrive off of the increase of foot traffic. Then, with more people in the area, sales will increase due to the increase of customer exposure. Aside from its economical benefits, mixed-use development also creates a more inclusive and active community. Several different groups will be interacting throughout the day, leading to a more tight-knit community.

Mixed-use development also has environmental benefits, as everything a person needs is within walking distance. This will lead to a decrease in car dependence, which will help with carbon emission and air quality.

Increased foot traffic ensures that there are people to visit your business, Is it public infrastructure or private development? How can a street become a place instead of something to travel to? Questions such as these begin to help us frame better stakeholder engagement by narrowing what bodies within which sectors can produce the most funding.

Figure 42: Coastal Zones Diagram (EPA)

Wildlife & Sensitive Habitat Presence The past and present ecologies and habitats within a space and vital to consider when rehabilitating a space that has been functioning as an industrial zone for decades. Therefore, considering all ecologies, even the smallest of insects, will help reshape the land back to what it historically once might have been.

Chelsea Creek’s ecology is specific to the Massachusetts bay, and needs to be delicately examination in order to reintroduce these species back into the area. These ecologies have no ability to be reintroduced into their current environment due to industries putting out waste into the harbor that seeps into the mud and plants. Many zones within the Chelsea DPA are toxic and hazardous zones that should be treated and lifted from their brown field states.

Figure 40: Combined Sewage System Diagram (EPA)

Inadequate Storm-water and Runoff Drainage In the fight against climate mitigation, the city of Chelsea faces both detrimental coastal flooding and storm surge flooding due to it’s geographical location. The city is challenged by storm surges during every heavy rain period due to the heavy ratio of impervious surfaces and the inadequate storm water drainage systems. Chelsea currently utilizes sewer systems are designed to both collect Grey water and waste water into the same drainage pipes. Chelsea’s are deigned with overflow structures that release excess amounts of water flows into the nearest entrance to the coastline in order to prevent water backing up onto the streets. Untreated wastewater that combined with Greywater systems contaminate the water source and pollutes the body of water it enters. This is detrimental not only for ecological health, but as well for the health and welfare of the community.

When large rain storms or coastal events flood water inland, all the pollutants that were thought to have been absorbed by the ground or brought to the harbor are rushed back inland, which greatly effects the health of those impacted.

Figure 43: Bus Transit Map (Illustrator)

Lack of Exogenous Transit Barriers within the built environment prevent pedestrians from traveling leisurely is due to the historic framework for the three Chelsea’s: the commercial, the industrial, and the residential. These different zoning types are not only disconnected but are severed from the downtown area.

Chelsea would profit both socially and economically from a framework that responds to a multi-modal system.

Ambiguous Regulations for Flood and Emissions Due to the over-priority industrial zoning as within land use records, the definitions that circle climate regulations for both heat and flood occurrences are ambiguous for the benefit of private land and business Owners. Chelsea inquires an adaptation in regulatory definitions that encourage land owners, both public and private, to invest in the stewardship of their land, and not the demolition of their land.

Figure 39: Cross-Section of a Marsh (MASSGOV)

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Historic & Current Environment

Chelsea’s Land Evolution

Figure 5: Chelsea’s Zoning Map (ArcGisMap)

The present day industrial activities along Chelsea Creek mask the area’s rich agricultural past. The land in and around the Chelsea waterfront was first used by Native Americans who lived near the water during warmer months, where they hunted and harvested fish and shellfish. In the early 1600s, Europeans began to build permanent settlements in the vicinity of the planning area. Throughout the Colonial Period and through the years following the American Revolution, the area was largely farm and pasture land. A tide mill was built near the head of Chelsea Creek in 17211 and the tenant farmers in the area supplied milk and hay to Boston residents and supplied livestock, shellfish, and produce to outgoing vessels. During the Industrial Period, the Chelsea waterfront supported the growing shipbuilding industry, but shipbuilding was eventually displaced by freight, heavy industry, and warehousing of goods such as lumber and coal as the railroads developed. The industrial, manufacturing, and maritime uses of the waterfront persisted through World War II. With the development and expansion of Logan Airport following World War II, the waterfront also became the site of uses that supported airport operations.

The projected future for Chelsea’s coastlines become more understandable when analyzing how the tidelands and harbor once looked in the past.

Through studying the past and the present, we can make more knowledgeable speculations for future predictions. An ability to capture more percise predictions is critical because city planners can better prioritize strategies of mitigation and adaptation for a more resilient Chelsea.

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Tide Mill Institute. “Tide-Mills in New England.” By Alfred Elden. April 1935.

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Climate Regenerative Chelsea

Past, Present, & Future

(Above) Figure 44: MRW Aerial Map (MRWA)

(Above) Figure 13: Chelsea Creek DPA Boundary (Commonwealth of Massachusetts)

(Below) Figure 14: Chapter 91 Jurisdiction

(Above) Figure 15: 1890 Map of Coastline (MapJunction) (Below) Figure 16: 1915 Map of Coastline (MapJunction)

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Figure 37: Great 1908 Chelsea Fire (Britannica)

(Above) Figure 17: 1940 Map of Coastline (MapJunction) (Below) Figure 18: 1915 Map of Coastline (MapJunction)

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Figure 38: Explore Mystic River Amenities Map (MRWA)

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Climate Regenerative Chelsea

(Above) Figure 47: FEMA Annual Flood Plain Map (MassGOV) (Left-Top) Figure 48: Island River End Park 1% Storm (ONE)

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(Above-left) Figure 45: Surface Heat Island Map (Greenroots)

(Left-Middle) Figure 49: Island End River Aerial Existing (ONE)

(Below) Figure 46: GreenRoots Cool Block Project (Greenroots)

(Left-Bottom) Figure 50: Island End River Aerial Proposed (ONE)

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Climate Regenerative Chelsea

Current Environment Public Access

Chelsea’s Zoning

Voke Park Washington Park Memorial Park Malone Park Merrit Park Bosson Park O’Malley Park Highland Park

Figure 14: Chelsea Open Space Map (Adobe Illustrator)

An individual’s ability to access public space is critical while living an urban landscape such as Chelsea. This includes both the physical and visual ability to access a public greenscape within the city. However, Access to both public space within neighborhoods and along the city’s coast is limited to the residents. Designated truck routes cause heavy commercial flow that trafficked over the bridge, creating a vehicular barrier between residential neighborhoods and the waterfront. The second factor is due to private ownership of land. The recognized value of this land was purchased by companies such as Logan Airport for overflow parking lots, of by private industries such as Eastern Salt Minerals or Gulf Oil for storage tanks. Due to the overwhelming amount of industry that creates many felt barriers in the built environment, the community of Chelsea advocates to not only no longer be Boston’s boiler room, but advocate for enhanced public space and land uses.

Achieving better access to public and waterfront space unfortunately is dictated by existing laws and regulations. Chapter 91 is the tool used by Massachusetts General law and is solely responsible to protect the public right for physical access and use to wetlands and waterways. In Add, the public’s rights to enjoy the environment are protected by Article 97 of the Massachusetts Constitution: “The people shall have the right to clean air and water, freedom from excessive noise, and the natural, scenic, historic, and aesthetic qualities of their environment.”1

Chelsea currently has 27 public parks and recreational areas, many of which are small pocket parks. Public open space totals 53.5 acres. Park amenities range from tot lots and playgrounds, to basketball courts and playing fields. A large number of parks additionally provide space for “passive uses,” such as viewing nature, walking, picnicking and community events. Table 1detailes the amenities and assets for each park, as well as the range of ages appropriate for that use. Overlaying 1/4 mile and 1/8 mile buffers around each park represents the areas that have the easiest access to open space. Overall, the majority of the city’s area is within a quarter mile of at least one park.

The creation of new public parks located outside of the quarter mile or one eighth mile buffers would increase the accessibility for neighborhoods that currently have limited access to open and recreation space.

This has the potential to improve overall health outcomes for Chelsea residents, as it provides opportunities for exercise and recreation. Due to the city’s high levels of development, vacant or abandoned properties are likely the best option for citing new park developments.

Interestingly, very few vacant parcels lay outside of the quarter mile buffer, although several are outside of the one eighth mile buffer. This brings up questions about whether vacant property has historically played a role in determining park location in Chelsea.

1 Commonwealth of Massachusetts. Public Rights Along with the Shoreline. Online at: https://www.mass.gov/service-details/public-rights-along-the-shoreline

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Climate Regenerative Chelsea

Waterfront Regulations

Waterfront Regulations

Chapter 91 - Massachusetts Waterfront Act

Article 97 - Massachusetts Constitution “The people shall have the right to clean air and water, freedom from excessive and unnecessary noise, and the natural, scenic, historic and aesthetic qualities of their environment”

Clean Water Act “The objective of this Act is to restore and maintain the chemical, physical, and biological integrity of the Nation’s waters.”

Chapter 91 - Massachusetts Waterfront Act Chapter 91 was made for the protection and promotion of public use of a city or town’s tidelands and waterways. This regulation guarantees private users to access waterways, and to have all serve a proper use for the public. It may also be worth evaluating traffic laws and maritime regulations to determine if policies could be implemented to reduce idling times for road and maritime vehicles along the coast.

This neighborhood contains the largest proportion of unemployed individuals, adults that lack English proficiency, and family households compared to the rest of Chelsea.

Table 1: Graph of Chelsea’s water-dependent industries

Much of the current zoning features underutilized waterfront industrial zones at risk from flooding. these industries produce pollutants that not only are absorbed into the soil but are washed out into the harbor. While rising sea leevls and storm surges have become more pressing of an issue, these polluted zones can cause negative health effects for the community. Floods can wash the pollutants further inland, spreading the footprint.

There are over 10,000 industrial, logistics, and industrial service-type businesses in Suffolk County and Middlesex County.1 By comparison, there are only 118 water-dependent businesses—as defined by the DPA regulations—located in the 2 counties – 1.1% of all industrial-type businesses. 58% of these businesses are related to the seafood industry as processors or wholesalers with wholesaling representing 64% of these businesses. From prior work for the Boston Marine Industrial Park (BMIP) plan, these businesses are located exclusively in Boston and the BMIP due to the proximity to Logan Airport in order to receive or send shipments of seafood via air cargo with minimal delay.

Designated Port Areas Designated port areas are legal areas created to protect the operational features of a city’s coast for industrial use. Industrial-centric industries are those dependent of the advantages the harbor brings, such as commercial fishing, shipping, or vessel related marine activity. These areas allow specific industrial uses to take advantage of the water-table and overpower it’s ecological operation. As a consequence, majority of Chelsea’s coastal land use is limited and consumed by water-dependent industrial (WDI) uses.1 Dimensional standards for building zoning is also included within the Chapter 91 Jurisdiction. Fr waterdependent industries, such as those requiring direct access to water. Chapter 91 regulates building heights, public open spaces on the parcel, Harbor walks, and ground floor zoning uses. Non water-dependent industries include those that may be on DPA land but do not rely on the location’s proximity to water e.g., retail, hotels, offices, restaurants, and residences.

1 Boundary Review of the Chelsea Creek Designated Port Area, Chelsea, MA Executive Office of Energy and Environmental Affairs

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BLS ES 202 data.

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Our Vision For A Healthy Chelsea

REGENERATE THE LAND MISSION. To promote Chelsea as Metropolitan Boston’s Regeneration capital by prioritizing land that has historically been for Industrial in its zoning classification for both climate resilience and community use.

A COMPLETE CHELSEA MISSION. To engage Chelsea and Metropolitan Boston’s stakeholders for the integration of an urban overlay, producing a Walkable and MultiModal Chelsea.

THE STREET AS A PLACE MISSION. To spur Smart Growth Districts to Stimulate Chelsea’s Economy.

We are accomplishing every goal and every strategy on every site - just not with every tool in every given instance. These strategies are meant to break at the seams between each tool and hinge into another configuration if another parcel project inquires more strategies.

GOALS

“PIECES” STRATEGIES

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PROSPEROUS PLACES

INNOVATIVE INTEGRATION

COMMUNITY CONNECTIONS

ECONOMIC EQUITY

SPATIAL STRATEGIES

Climate Regenerative Chelsea

“PIECES” STRATEGIES Our Vision for a Healthy Chelsea

STRATEGIES

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Strategy Modules

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Strategy Tree

Figure 21: Strategies created through goal methodology (Adobe Illustrator)

“PIECES” is our acronym for the set of strategies, developed through the mix-and-match of tools, that can be implemented to conduct a more climate regenerative Chelsea. PIECES stands for: Prosperous Place, Innovative Integration, Community Connections, and Spatial Strategies. The strategies are listed in a scalar order starting from greatest macro impact, to implementing micro strategies. Each strategy is produced through the tools produced from the constraints found in the goal methodology. We are accomplishing strategies on every site - just not with every tool. If these strategies were to be applied to more parcels in Chelsea or adjacent municipalities, the planning team can choreograph special strategy modules like the ones above to conduct a climate or regulation strategy fit for that site. The illustration divides the strategies in two thirds to demonstrate how it can compliment our different goals. The above image illustrates the strategy puzzle and the fifteen pieces.

Climate Regenerative Chelsea

“PIECES” Strategy Using scalar strategies to accomplish our goals

STRATEGIES

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Strategy Modules

Figure 22: Strategies created through goal methodology PP (Adobe Illustrator)

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Prosperous Places Using scalar strategies to accomplish our goals

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Strategy Modules

Figure 23: Strategies created through goal methodology II (Adobe Illustrator)

STRATEGIES

Innovative Integration Using scalar strategies to accomplish our goals

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Strategy Modules

Figure 25: Strategies created through goal methodology (Adobe Illustrator)

Figure 24: Strategies created through goal methodology CC (Adobe Illustrator)

Climate Regenerative Chelsea

Community Connections Using scalar strategies to accomplish our goals

Figure 25: Strategies created through goal methodology EE (Adobe Illustrator)

STRATEGIES

Economic Equity Using scalar strategies to accomplish our goals

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Strategy Modules Figure 25: Strategies created through goal methodology (Adobe Illustrator)

Chelsea Case Study

Figure 26: Strategies created through goal methodology SS (Adobe Illustrator)

Climate Regenerative Chelsea

Spatial Strategies Using scalar strategies to accomplish our goals

The previous chapters conclude that the following case study sites provide as viable project zones that would create the most social and eeconomic benefit if altered with another networking system in the built environment.

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Contextual Isonometric Site

Figure 33: Vision Master Plan for Transit Hub Site

Rezoning for Communal Use 15-Minute City Complete Streets Retrofit Program

Description

Green Space as Destination Communal Spaces

Land Trust Models Transit-Oriented Development Revenue Sharing Green Building Mixed-Use

Figure 35: Axonometric Module of Eastern Commuter Stop Site (Adobe Illustrator)

Figure 34: Existing Eastern Transit Hub Site

Climate Regenerative Chelsea

CHELSEA TRANSIT HUB Using scalar strategies to accomplish our goals

This Location has the potential to be a project with the most ripple effect in the urban fabric of Chelsea. This location is at the apex of Chelsea’s one commuter station. Boston’s metropolitain commuter line connects Chelsea to it’s greater municipal partners, and is currently one of two only forms of public tranit. The other is the silver line bus service, Which also provides a station at this node. Presently, Impervious surfacds consume majority of the land area, and it’s detrimental health effects are evident while evaluating the areas surface temperature. This zone is one of the more fatal Urban Heat Island (UHI) in Chelsea, and a large factor has to do with the pavement. Another is carbon emissions produced by idling vehicles in the parking lot; which parking consumes most of this area. This plan chlalengse the true necessity for these parking zones, and adapts this land use function with the urban strategy toolbox listed on the previous page.

VISION

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STRATEGIES

CHELSEA TRANSIT HUB Renders

Renders

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Description

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Contextual Isonometric Site

Figure 27: Vision Master Plan for Eastern Salt Works Site

Rezoning for Communal Use Pluralistic Public Realm Flood Resilience Complete Streets

Figure 29: Axonometric Module of Eastern Salt Works Site (Adobe Illustrator)

Description 11 Marginal Street is located along the southern coast of Chelsea. This block group is most vulnerable to flooding and heat concerns, as well as some industrial sites. Green space within this residential neighborhood is sparse as a result of the immense industrial and manufacturing presence on Chelsea’s coast. The construction of wide industrial roadways came hand-inhand with the induced demand of these industries. More impervious surfaces within this neighborhood include vacant commercial land and underused parking lots at 110 and 182 Marginal Street. Buildings cover the remaining surface area of the area with vast majority of the buildings using dark roofs.

Adaptive Street Frontage Communal Spaces Land Trust Models Revenue Sharing Sidewalk Expansion Green Building Mixed-Use

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Figure 28: Existing Plan for Eastern Salt Works Site

Climate Regenerative Chelsea

COMMUNITY COASTAL ZONES Using scalar strategies to accomplish our goals

VISION

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STRATEGIES

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Description

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Contextual Isonometric Site

Figure 30: Vision Master Plan for Eastern Zipper Station Site

Rezoning for Communal Use

Figure 32: Axonometric Module of Eastern Zipper Hub (Adobe Illustrator)

Description

Retrofit Program

Challenged by ease of access, varying infrastructural, topographical, and hydrological conditions affect one’s ability to easily access multiple parts of Chelsea. Inaccessibility can be solved by creating a contingent green network that connects residents within Chelsea, and out towards East Boston, Revere, and Everette. Bus transit is the city’s primary public transit, and it’s connection to the center of the city is severed by the route 1A overpass.

When there is better complete street and multi-modal connections, commuters has a better ability accessing businesses that are geographically closer than the more accessible companies. Through providing pedestrian and transit conduits to these commercial nodes, the success of more businesses can thrive and Chelsea can regain connections providing access across Route 1A to waterfront industry.

Green Space as Destination Communal Spaces Land Trust Models Transit Oriented Development Green Building Figure 31: Existing Eastern Zipper Station Site

Climate Regenerative Chelsea

ZIPPER HUB Using scalar strategies to accomplish our goals

VISION

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STRATEGIES

CHELSEA TRANSIT HUB Renders

Renders

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APPENDIXES

Figure 36: Chelsea’s Vision Map (ArcGisMap)

The proposed framework to regenerate Chelsea’s environment engages the network of greenways that connect the city’s waterfront and open spaces not only to internal neighborhoods, but into adjacent social infrastructures within the region. Greenway networks currently under development include the East Boston Loop, which can be connected by using

Climate Regenerative Chelsea

PHASING

The city of Chelsea exhibits an inherent need for a clear and contingent community coordination strategy to solve governance regarding climate strategies not only within the city but for adjacent municipalities.

VISION

Climate Regenerative Chelsea

List of APPENDIXES

APPENDIX A

A. Table of Chapter 91 Licenses B. List of Referenced Studies C. DPA Master Plan D. List of Public Access Requirements in existing Chapter 91 Licenses E. Infrastructure Inventory F. Revisions to the City of Chelsea Zoning Ordinance supporting the DPA Master Plan G. Municipal Harbor Plan and DPA Master Plan Extensions of Deadline for Submission, Massachusetts Office of Coastal Zone Management

Table of Chapter 91 Licenses

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