a presentation titled Central Square City Lots Study

CENTRAL SQUARE CITY LOTS STUDY CITY COUNCIL ROUNDTABLE November 13, 2023

AGENDA 1. Welcome & Introductions 2. Project Overview (10 min) ○Study Purpose and Overview ○Summary of Engagement So Far 3. 10 Project Sites (15 min) ○Leverage the potential of large, city-owned sites ○Bring new life to existing buildings ○Activate and infill existing lots 4. Preliminary Options (5 min) 5. Next Steps (2 min)

PROJECT OVERVIEW

“Central Square Lots” Study Process Municipal parking lots represent one of the greatest opportunities for realizing a vision for Central Square - K2C2 Central Square report Promote redevelopment that is mixed-use, pedestrian-oriented, and sustainable within surface parking lots - Envision Cambridge Mixed use buildings with housing and ground floor retail Creation of a public market Creation of more public open space Central Square has a lot of what might be called “dead or bland space”. - Central Squared Red Ribbon Report Build on & confirm past discussions Test what’s feasible Recommend possible steps Technical Site Assessments Parking analysis “Test-fits” Preferred options Phasing Considerations Changes likely to occur over 10+ years

LONG-TERM FLEXIBLE APPROACH ●These changes won’t all happen at once! This work presents a suite of possibilities that will likely occur over 10+ years and it will be important to re- evaluate changing needs over time ●A phased approach can respond to new construction technologies, funding opportunities, and transportation demand management ●Economic costs & considerations will be an important part of future conversations What comes first Creates new opportunities and closes down others Final evolution of the 10 sites could follow many paths

PROJECT OVERVIEW Intent: Support the City to understand how to best use its own assets (10 sites encompassing both land and buildings) to realize community goals and support City operations

City Affiliated Properties Central Square City Lots

Study Area Central Square City Lots

3 Bigelow St 260 Green St / 45 Pearl St 689 Mass Ave 205 Western Ave 105 Windsor St PROJECT SITES - Buildings

PROJECT SITES - Lots 38 Bishop Allen Dr 84 Bishop Allen Dr 96 Bishop Allen Dr 9 Pleasant St 375 Green St

TECHNICAL SITE ASSESSMENTS Mapping & Summary Statistics Through interviews, research, and site visits, we are working on technical assessments for each of the project sites. Site Conditions Site History Building Use Parking Inventory & Utilization Environmental Conditions

COMMUNITY ENGAGEMENT COMMUNICATION MATERIALS FOCUS GROUPS & INTERVIEWS POP-UPS / SURVEY & COMMUNITY MEETING Project Website Updates on Social Media Flyering at local Central Square businesses & community centers/hubs City Staff Central Square BID Central Square Advisory Committee Small Businesses August pop-ups general project info, learn about community needs October 8th Open House share preliminary findings & opportunities Online survey form CET Focus Groups Senior Center October 25th Virtual Open House share preliminary findings & opportunities Multi Service Center/C-CAN Client Moses Youth Center Focus Group UPCOMING Arts & Culture and more! Future Community Meeting (TBD)

ENGAGEMENT EVENTS 75+ In-person pop-up comments 85+ Online survey form comments 60+ In-person attendees 700+ Voting Dots October 8, 2023 Open House October 25, 2023 Virtual Open House 150 Online meeting registrants 65+ Online meeting participants August 2023 Pop-up Events Online Survey Form

Create more affordable housing Expand parks, playgrounds, community gardens, plazas Flexible arts/market space & performance spaces Expand cultural amenities, spaces, museums Improve the Library, community meeting spaces, learning spaces Create a destination for supportive social services Create small business incubators Provide municipal offices & City meeting spaces Parking COMMUNITY FEEDBACK Less frequent ideas More frequent ideas 179 76 66 29 9 119 86 86 94

FOCUS GROUPS 10+ Focus groups ●Community Engagement Team (Member Focus Group) ●CET Resident Focus Group ●Small Business Focus Group ●Arts & Cultural Focus Group ●Senior Center Focus Group ●Cambridgeport Neighborhood Association ●Margaret Fuller House (scheduling follow- up) ●City staff ●Multi Service Center/C-CAN Client Focus Group - Unhoused community ●Moses Youth Center Focus Group Held So Far Upcoming

DRAFT OBJECTIVES for city-owned land ● Create more housing in Central Square, particularly affordable housing. ● Accommodate cultural programs, events, and spaces. ● Increase parks and open spaces. ● Create high quality community services in Central Square. ● Provide opportunities for social services to expand and co-locate. ● Address city office and collaboration space needs. ● Support ongoing infrastructure improvement projects. ● Meet parking needs & include transportation demand management. ● Plan for future opportunities to connect to adjacent private lots.

10 PROJECT SITES

1.Leverage the potential of large city-owned sites

SITE CONSIDERATIONS ● Structural study suggests only 1-2 additional levels may be built on top of existing garage and building. ● Recent analysis shows the garage may have capacity and is mostly used by monthly parkers. 260 Green St Cambridgeport 55,828 Site Area (sq ft) 257 Parking Spaces C-3 Zoning District 4 2 Number of Stories MIXED Current Use Garage Library 25,686 19,824 Gross Building Area (sq ft) Garage Library Parking Garage

SITE OPTIONS ●Improve the library ●Introduce significant affordable housing units ●Maintain or expand parking ●Demolish and rebuild or renovate portions of the building and expand strategically Highlights From Analysis and Input So Far High-Density Affordable Housing Expanded Library Park / Playground Mid-Density Affordable Housing Cultural Amenities / Spaces Parking I would love to see this use here! I don’t want to see this use here 260 Green St

260 Green Street 1 : Library Renovation ● Preserve existing library and expand up two floors ● Demolish existing garage ● Potential for 15 stories of housing ● Basement, ground floor, plus two levels of parking ● Retail / active use on Pearl St 2: New Library ● Demolish and replace Library and Green Street garage ● Expanded library or office/community space in new ground floor ● Potential for 15 stories of housing ● Basement, ground floor, plus two levels of parking garage 305,460 GSF 135 Parking Spaces 140-150 Housing Units 0.12 Acres Open Space 359,600 GSF 185 Parking Spaces 180-200 Housing Units 0.12 Acres Open Space

SITE CONSIDERATIONS ● H-Mart and other retailers rely on nearby parking. ● Buildings of up to 7 stories (80 feet) are allowed by zoning; up to 15 stories may be possible under the passed Affordable Housing Overlay amendment. ● Important public realm considerations include Graffiti Alley, current use as Starlight Square, the Farmer’s Market, and other events. 84 Bishop Allen Dr (Lot 5) N/A Gross Building Area (sq ft) 33,715 Site Area (sq ft) 23 Parking Spaces BB Zoning District N/A Number of Stories PARKING Current Use Parking Lot 5

SITE OPTIONS ●Flexible arts and marketplace uses ●Non-profit and commercial space or parking ●Affordable housing Highlights From Analysis and Input So Far Flexible Arts & Market Space Outdoor Plaza High-Density Affordable Housing Mid-Density Affordable Housing Small Business Incubator Parking I would love to see this use here! I don’t want to see this use here 84 Bishop Allen Dr

1 : Cultural Space ● Standalone cultural programming ● Links to Graffiti Alley and a potential future play street on Norfolk ● Maintains existing HMart parking and loading space 20,000 GSF 84 Bishop Allen Dr 23 Parking Spaces 0 Housing Units 0.0 Acres Open Space HMART GRAFFITI ALLEY FUTURE PLAY STREET PARKING INCUBATOR RETAIL SPACES CENTRAL OPEN SPACE 272,500 GSF 80 Parking Spaces 170-180 Housing Units 0.0 Acres Open Space 2: Maximize Affordable Housing ● Up to 15 stories of affordable housing ● Maintain access to HMart, Graffiti Alley, and existing retail ● Mix of public and resident parking

84 Bishop Allen Dr CULTURAL / PERFORMANCE SPACE 4: Cultural Space with Office Above ● Similar to at left, but three levels of office above cultural programs, instead of residential above. 3 : Cultural Space with Housing Above ● Up to 15 stories of affordable housing above retail and performance space ● South-facing outdoor plaza ● Preserves access to HMart, Graffiti Alley, and existing retail ● One level of underground parking CULTURAL / PERFORMANCE SPACE 203,000 GSF 80 Parking Spaces 120-130 Housing Units 0.11 Acres Open Space CULTURAL / PERFORMANCE SPACE 117,700 GSF 80 Parking Spaces 0 Housing Units 0.11 Acres Open Space

SITE CONSIDERATIONS ● Development is limited to certain areas of the site due to underground stormwater retention tanks and an access easement granted to Market Central for garage access and loading. ● Only the middle section (~⅓) of the lot is buildable in the future. ● Surrounded by high density new housing and retail. 38 Bishop Allen Dr (Lot 6), The Port N/A Gross Building Area (sq ft) 27,799 Site Area (sq ft) Unknown Assessed Value BB-CSQ Zoning District N/A Number of Stories 40 Parking Spaces Parking Lot 6

Easements Market Central Perpetual Access/Loading Easement City of Cambridge Parking Lot 6 Stormwater Tank Infrastructure Parking Lot 6

SITE OPTIONS ●High-density affordable housing. ●Open space / public plaza. ●Additional stormwater retention storage. Highlights! From Analysis and Input So Far High-Density Affordable Housing Community Garden Outdoor Plaza Park / Playground Cultural Amenities / Spaces I would love to see this use here! I don’t want to see this use here Mid-Density Affordable Housing 38 Bishop Allen Dr

1 : Affordable Housing ● Up to 8 stories of affordable housing shown since structured parking is not feasible ● Maintains utilities infrastructure and access easement to Market Central garage 2 : Open Space ● 170’ x 170’ / 0.66 acres ● Lawn: 80’ x 140’ ● 500-1500 people in an event ● 20-30 tents + 5 trucks 3 : Maintain as Parking 40 spaces 38 Bishop Allen Dr 91,300 GSF 0 Parking Spaces 70-80 Housing Units 0 Acres Open Space 0.66 Acres Open Space

2. Bring new life to existing buildings

SITE CONSIDERATIONS ● The City recently acquired this building with the approval to use it for municipal uses. ● The building has historic value and limited expansion potential. 689 Massachusetts Ave Mid-Cambridge 33,456 Gross Building Area (sq ft) 10,101 Site Area (sq ft) $15,112,200 Assessed Value BB-CSQ Zoning District 3 Number of Stories 0 Parking Spaces

SITE OPTIONS ●City offices ●Community services ●Cultural spaces ●Relocation of the Central Square Library branch Highlights! From Analysis and Input So Far Affordable Housing Small Business Incubator Cultural Amenities/ Spaces Community Services / One- Stop-Shop Library Relocation Municipal Offices I would love to see this use here! I don’t want to see this use here 689 Mass Ave

2 : Ground Floor Public Uses with Offices ● Stories above grade 3 ● Total building area (GSF) - 34,403 SF ● Offices - 16,236 SF ● Public Facing Use - 5,476 SF ● Total Building Area (NSF) - 28,757 SF 689 Mass Ave Office Office Office Office Public Facing Use Public Facing Use Office Office Office Office Classroom Library Library Library Office Library 1 : Library with Offices ● Stories above grade 3 ● Total building area (GSF) - 34,403 SF ● Total library ara (NSF) (Level 01 & 02) - 15,315 SF. 260 Green Library NSF - 13,699 SF ● Office - 6,248 SF ● Total Building Area (NSF) - 28,757 SF

3 Bigelow St Mid-Cambridge 6,386 Gross Building Area (sq ft) 5,175 Site Area (sq ft) 1869 Year Built C-2B Zoning District 3 Number of Stories Vacant Current Building SITE CONSIDERATIONS ● The building is vacant, requires extensive renovations, and has historic character. ● Most recently used by the Department of Human Services as transitional housing. ● Adjacent to Cambridge City Hall and the Lombardi office building.

SITE OPTIONS ●Municipal offices ●Community / City meeting spaces ●Renovate and expand through a rear yard addition ●Potential to combine with adjacent City-owned properties (Lombardi) Highlights! From Analysis and Input So Far Affordable Housing Community Meeting Spaces Community Services / One- Stop-Shop Municipal Offices Cultural Amenities / Spaces City Meeting Spaces I would love to see this use here! I don’t want to see this use here 3 Bigelow St

1 : Renovation + Expansion for Office Space ● Demolition of existing non-historic rear addition and new addition created to add space and make building accessible. ● Original building renovated for municipal offices. ● Additional development may be possible if building is demolished and rebuilt ● Stories above grade - 3 ● Total Building Area (GSF) - 3,036 SF ● Total Addition Area (GSF) - 10,135 SF ● Total Building Area (NSF) - 8,475 SF 3 Bigelow Street Office Office Office Building Support

205 Western Ave Riverside 4,280 Gross Building Area (sq ft) 5,258 Site Area (sq ft) 1993 Year Built BA-3 Zoning District 2 Number of Stories VACANT Current Use SITE CONSIDERATIONS ● Building is vacant and requires extensive renovations. ● Does not have significant historic value. ● If demolished, the replacement building may not be able to be as large as is currently built due to current zoning requirements for the site.

SITE OPTIONS ●Renovate the existing structure. ●Demolish and build a new site or open space. ●Social services / supportive house. ●Affordable Housing, including home ownership. Highlights! From Analysis and Input So Far Supportive Housing Affordable Housing Nonprofit Offices / Social Services Cultural Amenities / Spaces Small Business Incubator Community Meeting Spaces I would love to see this use here! I don’t want to see this use here 205 Western Ave

1 : Adaptive Reuse for Supportive Housing ● Stories above grade - 3 ● Total Building Area (GSF) - 10,624 SF ● Sleeping Pods - 1,010 SF ● Offices - 440 SF ● Total Building Area (NSF) - 5,700 SF 2 : Demolition and Redevelopment for Affordable Housing ● 8 residential units ● 45’ height limit under affordable housing overlay ● Building envelope is limited due to setbacks and resulting building footprint is small and doesn’t yield a high number of units MECH. AFFORDABLE HOUSING 205 Western Ave

105 Windsor St The Port 13,104 Gross Building Area (sq ft) 10,018 Site Area (sq ft) 1868 Year Built C-1 Zoning District 2 Number of Stories VACANT Current Use SITE CONSIDERATIONS ● Located across from Newtowne Court and near various nonprofit and health providers. ● Originally built as the Alphabet School, the first public school in the Port. Later uses included recreation facilities, the Cambridge Health Alliance and the Windsor House, a Senior daycare facility. ● Rear of site required for above ground utilities.

SITE OPTIONS ●Museum or gallery/art space ●Non-profit Services and Offices ●Community Center and Educational Spaces ●Health Center Highlights! From Analysis and Input So Far Learning Spaces Performance & Artist Spaces Community Services / Health Center Community Meeting Spaces Museum Small Offices I would love to see this use here! I don’t want to see this use here 105 Windsor St

1 : Renovation for Neighborhood-serving Spaces ● Multi-purpose meeting spaces ● Museum/library space ● Classrooms/study spaces ● Small offices ● Stories above grade - 2 ● Total Building Area (GSF) - 12,888 SF ● Total Building Area (NSF) - 11,590 SF MULTI-PURPOSE OFFICE CLASSROOM CLASSROOM MECH. MULTI MULTI-PURPOSE 105 Windsor

3. Activate and infill existing lots

SITE CONSIDERATIONS ● Next to a building with an extensive mural that fronts on Mass Ave. ● Low open space access and potential for flooding. ● Zoning allows for full development of the site. 375 Green St (Lot 8), Riverside N/A Gross Building Area (sq ft) 6,436 Site Area (sq ft) 17 Parking Spaces BB-CSQ Zoning District N/A Number of Stories Parking Current Use Parking Lot 8

SITE OPTIONS ●Affordable housing development ●Open Space / Pocket Park ●Retain parking in the near-term Highlights! From Analysis and Input So Far Affordable Housing Community Garden Small Business Incubator Outdoor Plaza / Gathering Space Performance Space Park / Playground I would love to see this use here! I don’t want to see this use here 375 Green St

1: Redevelopment Potential for Affordable Housing ● 40 units of affordable housing , 9 stories ● Retail / active use on ground floor ● No parking provide; loss of existing parking spaces ● No open space requirement ● 2: Open Space / Pocket Park (Explored in Tandem with 9 Pleasant St) ● Two new pocket parks, connected by street and crossing improvements ● 375 Green: 55’ x 90’ / 0.11 acre ● 9 Pleasant: 60’ x 100’ / 0.14 acre 51,750 GSF 0 Parking Spaces 40 Housing Units 0.0 Acres Open Space 0 GSF 0 Parking Spaces 0 Housing Units 0.25 Acres Open Space 375 Green Street AHO 6 Stories Retail

SITE CONSIDERATIONS ● Located across from the US Post Office building and surrounded by public and private parking lots. ● Low open space access. ● Future buildings could be up to 85 tall, but have setback requirements and a 15% open space requirement that limit development opportunities. 9 Pleasant St (Lot 9), Riverside N/A Gross Building Area (sq ft) 7,449 Site Area (sq ft) 17 Parking Spaces C-2 Zoning District N/A Number of Stories PARKING Current Use Parking Lot 9

SITE OPTIONS ●Small affordable housing development ●Open Space / Pocket Park ●Retain parking in the near-term Highlights! From Analysis and Input So Far Affordable Housing Park / Playground Community Garden Small Business Incubator Performance & Artist Spaces Outdoor Plaza I would love to see this use here! I don’t want to see this use here 9 Pleasant St

1: Redevelopment Potential for Affordable Housing ● 11 affordable units, 4 stories ● Setbacks and open space requirements yield a small developable footprint ● Ground floor taken up by lobby and circulation; limited opportunity for retail ● Open space in the rear yard ● No parking provided, loss of existing parking spaces 2: Open Space / Pocket Park (Explored in Tandem with 9 Pleasant St) ● 8-10 retail incubator spaces over 2 floors, 6-10 tents + 3 food trucks, 300 person flexible event space ● Accommodates the complete existing Starlight Square program across two smaller lots ● Potential to be tied to broader intersection and Green St improvements ● Flexibility for 375 Green Street to act as an everyday plaza when not in use for events AFFORDABLE HOUSING 13,900 GSF 0 Parking Spaces 11 Housing Units 0.03 Acres Open Space 8,000 GSF 0 Parking Spaces 0 Housing Units 0.1 Acres Open Space 9 Pleasant Street

SITE CONSIDERATIONS ● Located on the same block as 84 Bishop Allen Drive (Starlight Square) and HMart. ● Across the street from 99 Bishop Allen Drive, a newly renovated row house development with non-profit office space. N/A Gross Building Area (sq ft) 6,210 Site Area (sq ft) 17 Parking Spaces BB Zoning District N/A Number of Stories PARKING Current Use 96 Bishop Allen Dr (Lot 4), The Port Parking Lot 4

SITE OPTIONS ●Affordable housing development ●Performance & artist space ●Open Space / Pocket Park Highlights! From Analysis and Input So Far Affordable Housing Community Garden Outdoor Plaza Park / Playground Small Business Incubator Performance & Artist Spaces I would love to see this use here! I don’t want to see this use here 96 Bishop Allen Dr

96 Bishop Allen Drive 1: Redevelopment Potential for Affordable Housing ● 15-20 units, 8 stories ● Active community use on the ground floor. ● No open space requirement ● No parking provided, loss of existing parking spaces 2: Public Plaza ● 75’ x 80’ / 0.14 acre AFFORDABLE HOUSING ACTIVE COMMUNITY USE 30,060 GSF 0 Parking Spaces 15-20 Housing Units 0.0 Acres Open Space 0 GSF 0 Parking Spaces 0 Housing Units 0.14 Acres Open Space

PRELIMINARY RECOMMENDATIONS

All Sites Under Study

Emerging Direction for 7 Sites 38 Bishop Allen(Lot 6) Park, parking, and/or additional stormwater storage 375 Green St (Lot 8) + 9 Pleasant St (Lot 9) Reserve for land banking Possible temporary activation/park 205 Western Adaptive reuse for supportive housing 3 Bigelow Municipal Offices 96 Bishop Allen (Lot 4) Affordable housing (home ownership) 105 Windsor Mixed use community center serving the Port Identified Properties Supporting Infrastructure Community & City Resources Affordable Housing Legend

3 Large, Central Sites with Key Questions 689 Mass Ave Library OR Ground floor public uses with offices above 84 Bishop Allen (Lot 6) Permanent plan for standalone cultural space OR Ground floor cultural space with other uses above (housing or offices) 260 Green/45 Pearl High density affordable housing OR Renovated library in mixed use affordable housing building Identified Properties Large Central Sites with Key Questions Legend

Possible Directions 205 Western Adaptive reuse for supportive housing 3 Bigelow Municipal offices 105 Windsor Mixed use community center serving the Port 689 Mass Ave Library OR public use + offices 260 Green/45 Pearl Affordable housing, potentially with Library Identified Properties Supporting Infrastructure Community & City Resources Central Civic Space Legend Affordable Housing 38 Bishop Allen (Lot 6) Park, parking, and/or additional stormwater storage 375 Green St (Lot 8) + 9 Pleasant St (Lot 9) Reserve for land banking Possible temporary activation/park 96 Bishop Allen (Lot 4) Affordable housing (home ownership) 84 Bishop Allen (Lot 6) Cultural space and/or Affordable hsg

Possible Directions 205 Western Adaptive reuse for supportive housing 3 Bigelow Municipal offices 689 Mass Ave Library OR public use + offices 260 Green/45 Pearl Affordable housing, potentially with Library Potential program options 1.Zoning maximum of affordable units including 15 ownership 2.Supportive housing and services 3.Over an acre of open space 4.Central cultural gathering space 5.10,000 SF Port community center 6.12,000-25,000 SF city offices 7.Flexible surface spaces + additional structured parking 105 Windsor Mixed use community center serving the Port 38 Bishop Allen (Lot 6) Park, parking, and/or additional stormwater storage 375 Green St (Lot 8) + 9 Pleasant St (Lot 9) Reserve for land banking Possible temporary activation/park 96 Bishop Allen (Lot 4) Affordable housing (home ownership) 84 Bishop Allen (Lot 6) Cultural space and/or Affordable hsg

Discussion 38 Bishop Allen (Lot 6) Park, parking, and/or additional stormwater storage 375 Green St (Lot 8) + 9 Pleasant St (Lot 9) Reserve for land banking Possible temporary activation/park 205 Western Adaptive reuse for supportive housing 3 Bigelow Municipal offices 689 Mass Ave Library OR public use + offices 260 Green/45 Pearl Affordable housing, potentially with Library Questions 1. Should the Library move to a more visible location? 2. What should development of a cultural venue or central gathering space look like? 3. What are the aspirations for development on 84 Bishop Allen and 260 Green Street? 96 Bishop Allen (Lot 4) Affordable housing (home ownership) 105 Windsor Mixed use community center serving the Port 84 Bishop Allen (Lot 6) Cultural space and/or Affordable hsg

Next Steps ● Explore scenarios to test how the pieces fit together ● Consider phasing & timing, budget/funding options, parking and other variables for implementation ● Continue engagement ● Refine recommendations for each site

APPENDIX

PROJECT SCHEDULE