Arts stakeholders at the advocacy community meeting.

As a result of over two years of volunteer advocacy, this month the Somerville arts and music community celebrates two separate, yet connected wins for arts space. Simultaneously, stakeholders participated in two community processes: changes in zoning, led by the city and passed by the City Council, as well as a monumental Community Benefits Agreement and Project Labor Agreement agreed to by Rafi Properties and the Union Square Neighborhood Council and Greater Boston Building Trades Unions, respectively.

First, on Thursday, June 26, Somerville City Council unanimously passed zoning amendments that bolster the arts and creative sector, including a new Research and Design (R&D) designation. This new base zone doubles the Arts and Creative Enterprise (ACE) requirement from what is usually 5% to 10%.

In addition, a new Arts and Innovation Overlay was created for new arts space and climate tech (tools & technology that fight climate change) in Union Square. Further, following the recommendations set forth in the Arts Space Risk Assessment report from the Metropolitan Area Planning Council (MAPC) and Somerville Arts Council (SAC) – the new, revised ACE use definitions were passed, prioritizing specific arts space needs of artists and musicians.

Second, on June 12, community stakeholders publicly signed 2 monumental agreements for this project: the largest arts infrastructure investment via a Community Benefits Agreement (CBA) in Somerville history and a first-of-its-kind-in-Somerville Project Labor Agreement (PLA), offering job training and fair wages for construction workers. This was the culmination of years of community-wide advocacy, mostly by volunteers.

CBA and PLA signing on June 12 at Somernova.

Specifically, Somernova agreed to build at least 100,000 SF of new arts/music space, including 3 new independent live music venues and form-built, affordable (subsidized by Somernova), and long-term artist workspace, including music recording, music and performing arts rehearsal, and artist studios. Somernova also agreed to work with a Curatorial Advisory Team of artists and arts stakeholders on leasing. On top of the arts benefits, the CBA also offers new housing, a new funded community center, and the strictest traffic management plan in Somerville’s history.

The upzoning was the result of a thorough and transparent community process called the Central Somerville Avenue Public Meeting Series, led by the city, as well as city-led City Council hearings, and many Land Use Committee/Planning Board meetings.

“I am so proud of the Somerville community for the years of participation by so many residents, workers, the artist community, the business community, and city staff,” says Somerville Mayor Katjana Ballantyne. “Through that work, Somerville will be able to help grow two important sectors: the arts and climate technology. Our city is proud to invest in and help grow both on the new campus.”

“This is a communal win negotiated by and for our neighbors,” says Somerville Ward 2 City Councilor J.T. Scott. “Through the Union Square Neighborhood Council’s Community Benefits Summits and nearly two years of negotiation with Rafi, our neighborhood stood up for itself and delivered results. This has been the kind of community-driven process that activists envisioned over a decade ago for our city, and is a huge step forward in the baseline expectations we set for collaborative planning between neighbors and developers. With this success, the USNC, city, and Rafi Properties have collectively raised the bar and established a model for future development proposals throughout the city.”

The Community Benefits Agreement is the result of many public community meetings and two Community Benefits Agreement Summits held for residents, local businesses, homeowners, and other eligible stakeholders to share input on the potential impact of the development. The public voted for many potential benefits, including affordable arts space, shorter buildings, green and open space, housing, traffic mitigation, and a project labor agreement.

“It certainly was challenging at times,” explains Matthias Rudolf, Co-Chair, Union Square Neighborhood Council. “To simultaneously participate in community processes for both upzoning and the community benefits and project labor agreements. The work paid off. We did it together. Neighbors, residents, and business owners showed up and participated. That’s direct democracy.”

“We’re excited to expand Somernova into a campus where tough tech and the arts can grow together in community and thrive,” said Kristin Phelan, VP of Real Estate at Rafi Properties. “The Community Benefits Agreement reflects what’s possible when community voices are truly centered in the development process. It represents our deep commitment to Somerville’s future, where economic growth, creativity, sustainability, and equity go hand in hand.”

“In 2019, the City of Somerville revised its entire zoning ordinance, adding the Fabrication District, specifically to protect affordable artist workspace buildings by disincentivizing redevelopment,” explains Ethan Dussault, Somerville resident, small business owner, and CBA Negotiating team member. “This provided an advocacy opportunity: if a developer wanted to upzone 7.4 acres of FAB, then they would have to significantly bolster the arts to do so.”

“We’ve seen other developments abide by FAB and ACE requirements,” says Gregory Jenkins, Executive Director of Somerville Arts Council. “But this project wrote form-built, affordable, and long-term into the CBA. This, combined with the passing of the ACE definition revisions, really props up a new, usable arts space for our creatives. It’s been quite a road for everyone.”