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Gleasondale Village Revitalization Planning

Gleasondale Past, Present and Future
 
Final Reports
Gleasondale Village, affectionately known as “Rock Bottom,” is unique among Stow’s neighborhoods.  No other place  in Stow can you find the region’s industrial heritage amidst some of the  most picturesque agricultural and riparian landscapes. Gleasondale Village is a close community, both socially and physically, with it’s dense concentration of historic mill housing anchoring strong community ties.  Over the past year, graduate level students from the UMASS Center for Economic Development worked with residents of Gleasondale and greater Stow to develop a three phase community plan centered around the revitalization of the Gleasondale Mill.
Through many charrettes (interactive planning workshops), focus groups, interviews, tours and meetings, Stow officials and residents worked through a variety of challenges and opportunities to mill redevelopment, focusing on the asset of Gleasondale’s landmark structure (the mill) and the ability to leverage its attributes to spur wider neighborhood revitalization.  The reports linked below are a culmination of each of the project phases, beginning with an assessment of the current status, a “Strength’s-Weaknesses-Opportunities-Threats” assessment driven by public input and expert feedback, and  a final phase dedicated to visualizing the possibilities that lay ahead.
 
Although the project with UMASS has come to a close, the work is far from done.  Currently a group of dedicated Gleasondale residents have continued to meet to discuss various opportunities for attaining short term goals, such as beautification efforts, wayfinding and improving access to open spaces.  We in the Planning Department are grateful for the community excitement for the project and will be continuing the more long term efforts to secure the future of this unique village.  Please see the links below for more information.  
 
Summary of Phase III Report
After the initial Phase I analysis of Gleasondale Village and its mill, as well as the Phase II public input process, the UMASS student team embarked on the final phase of visualising input from the community and responding to design concerns and considerations.  The following is a brief review of the student's findings.

Design Recommendations
Community Design Charrette
In April of 2014, a well attended design charrette brought stakeholders together to see how input on preferred uses from Phase II of the project could be implemented with specific architectural and topographical challenges accounted for.  The resulting perspectives offered residents rendered scenes of updated site improvements, including civic spaces, site access points, streetscape improvements, historically appropriate architectural upgrades, as well as floorplans of housing units and ground floor retail.  The following uses are detailed in the report:
 
Housing and Retail
The report details a mixed use strategy that would provide a developer with a variety of returns on investment.  Central among the recommendations are a total of 17 housing units, comprised of one and two bedroom apartments and open lofts that could be constructed in the upper floors of the mill space.  Office space, artisan live/work spaces and current light industrial space could be created at the same time, offering a mix of uses designed to keep current woodworking tenants in the mill.  The first floors could be home to banquet and event space in the Lazott building, as well as restaurant space with outdoor seating in the Fahey building along the river.
 
Pedestrian Amenities and Open Space
To enliven the space and attract visitors, the team suggests creating a pedestrian avenue between the two mills to showcase artist work, attract pop-up market potential and allow retailers to display goods.  At the site’s north end, a triangular section of open space could allow access to a portage site above the dam and riverside access along the northern section of the site.  Incorporating porous pavements and design of open space infrastructure with low impact development techniques will ensure protection of the Assabet River from site runoff.
 
Parking and Access
A total of 72 parking spaces could be proposed at the site, accommodating the apartments and retail uses. Circulation of parking along the north of the site would require renovation of the now defunct bridge. The team stresses that revitalization is not possible without the restoration of Rock Bottom Bridge as a secondary access.  It is suggested that public and private efforts can overcome the challenges with bridge access, although close participation from abutting property owners will be necessary with any effort.
 
Streetscape Improvements
Stow Planning Department and the Umass team spent much time analyzing the streetscape opportunities after initial assessments of conditions along Rt. 62 through the village.  The team’s perspectives show potential for a complete streetscape that employs sidewalks on one side of the street, pedestrian/traffic calming amenities, and village appropriate lighting and signage to create a unified village feel that can contribute to safety, traffic calming, and wayfinding in Gleasondale.
 
Implementation
Recommendations span both public and private action steps for each of the major design and site challenges noted.  The student team has broken down the recommended action steps into a chronological timeline based on knowledge from other mill revitalization efforts.  The most prominent implementation recommendations are as follows:
        
Streetscape Recommendations
  • Determine ownership of bridge and Rock Bottom Road; place in pipeline for state funding
  • Complete baseline study of Rt. 62 (soon underway) and investigate MassWorks potential
  • Engage neighborhood committee regarding Gateway sign designs
Town Owned Land
  • Investigate and support community use potential for School Lot
  • Work with neighborhood committee on the establishment of trails on the Kane well site
  • Undergo initial studies to determine feasibility of Kane site as a public water supply source
Village/Mill Preservation
  • Work with Historic Commission and Mill owners to remove non-historic architectural elements for pursuing National Historic Register designation that will open the mill up to Preservation Tax Credits.
  • Work with Planning Board and Neighborhood Committee to craft village appropriate Neighborhood Conservation District
Enhance Mill Revitalization
  • Create overlay district for the Gleasondale Mill area to allow for reduced parking standards and allowed mix of uses that can attract outside investment.
Conclusion
The Planning Department has worked closely with the UMASS team and many residents in the Gleasondale area, who are currently in the process of forming a neighborhood committee.  Their commitment to change in their neighborhood is rivaled only by the challenges revitalization poses.  However, there are many opportunities in Gleasondale.  With continued coordination by Town departments, officials and mill owners, Gleasondale Village represents one of the best opportunities for economic development and neighborhood planning in the Town of Stow.  The Planning Department is looking forward to working with the Select Board to build upon the foundation that UMASS has provided.