a report from Councillor Dennis J. Carlone and Councillor Craig A. Kelley, Co-Chairs of the Ordinance Committee, for a public hearing held on March 27, 2019 to discuss a zoning petition filed by Melissa and Christopher Grippo et al to amend the Zoning Ordinance by adding at the end of section 5.30.11 a sentence that reads: “notwithstanding the foregoing, in Industry B District, a hotel use (Section 4.31.2) shall be governed by the section number (4.0) for purposes of determining the maximum ratio of floor area to lot area. ON OR AFTER APRIL 29, 2019 THE QUESTION COMES ON PASSAGE TO BE ORDAINED

ATTACHMENT A 3.4.a Zoning Petition 2019 JAN 23 PM 2: 39 The undersigned registered voters of Cambridge, hereby petitions the Cambridge City Council as follows: To see if the City Council will vote to amend Section 5.30.11 of the Zoning Ordinance by adding the following sentence at the end of that section: Notwithstanding the foregoing, in the Industry B District, a hotel use (Section 4.31.2), shall be governed by the second number (4.0) for purposes of determining the Maximum Ratio of Floor Area to Lot Area. 14! 1111 Minion! 11f "? Attachment: APP_Zoning_1.28.2019 (APP 2019 #4 : Maximim of Ratio of Floor Area to Lot Area Packet Pg. 119

3.4.a Name (Printed) & Address CHRISTIAN GRIPPO 31 LORDE SE Molissa Grippo: 3i Lopez St. V mere outpu Hunell: sharky: 24 Huivu.1 sl. effinill starky :: Maximim of Ratio of Floor Area to Lot Area) Attachment: APP_Zoning_1.28.2019 (APP 201

3.4.a Zoning Petition The undersigned registered voters of Cambridge, hereby petitions the Cambridge City Council as follows: To see if the City Council will vote to amend Section 5.30.11 of the Zoning Ordinance by adding the following sentence at the end of that section: Notwithstanding the foregoing, in the Industry B Distric, a hotel use (Section 4.31.2), shall be governed by the second number (4.0) for purposes of determining the Maximum Ratio of Floor Area to Lot Area. | Name (Printed) & Address Signature 8 Buena Vistashrk cambridge Ma 02/40 ChristaPbar Gri Ain Stella C. Caro 5 Meackam Rd. Ma. 02140 STella CARd Cambridge, 02140 230/4B55. Aue." Georget. MECRAY Com badies MA. 0240 27 4el. 0 9140 Anne Talla Rane C Tallan Camb. a Clare Lonergan 210 upland B2 llame foregan Attachment: APP_Zoning_1.28.2019 (APP 2019 #4 : Maximim of Ratio of Floor Area to Lot Area) Packet Pg. 121

3.4.a Signature Name (Printed) & Address Sa minidae the 02 138 50 Fayerveather St Canbildge. MA. 02138 8 .. . . . . . '..'.o,... .. . . . ..... ".irre.toee ...... ...... ...... . .. ...Y : Maximim of Ratio of Floor Area to Lot Area) ......... . .. . ....... ..... ausa ..uanas.a... da.amsronmnmmm, ua mron.. .oo. ... am moonom. nar ........... ....................... ._.. ... ...... . . .....-m..... ... ......•... . . . . . ..... ". ".."m.nim nadeopo" Attachment: APP_Zoning_1.28.2019 (APP 201/ ....... ..... Packet Pg. 122 ......

: 3.4.a . -. Zoning Petition The undersigned registered voters of Cambridge, hereby petitions the Cambridge City Council as follows: To see if the City Council will vote 10 amend Section 5.30.11 of the Zoning Ordinance by adding the following sentence at the end of that section: Norwithslanding the foregoing, in the Industry B District, a holel use (Section 7.31.2), shall be governed by the second number (+.O) for purposes of determining the Maximum Ratio of Floor Area lo Lal Area. 29 Fairmont Ave Juan Carlos Serna Attachment: APP_Zoning_1.28.2019 (APP 2019 #4 : Maximim of Ratio of Floor Area to Lot Area) Packet Pg. 123

3.4.a Zoning Petition The undersigned registered voters of Cambridge, hereby petitions the Cambridge City Council as follows: To see if the City Council will vote to amend Section 5.30.11 of the Zoning Ordinance by adding the following sentence at the end of that scction: Norwithslanding the foregoing, in the Industry B District, a horel use (Section 4.31.2), shull be governed by the second number (4.0) for purposes of determining the Maximum Ratio of Floor Area to Lot Area. ::Maximim of Ratio of Floor Area to Lot Area 29 Fairmont Ave Lauryn Zipse Attachment: APP Zoning 1.28.2019 (APp 20122. Packet Pg. 124

3.4.a Zoning Petition The undersigned registered voters of Cambridge, hereby petitions the Cambridge City Council as follows: To see if the City Council will vote to amend Section 5.30.I1 of the Zoning Ordinance by adding the following sentence at the end of that section: Nowwühstanding the foregoing, in the Industry B District, a hotel use (Section 4.31.2), shall be governed by the second number (t.0) for purposes of determining the Maximum Ratio of Floor Area 1o Lol Area. oc. 13, 2017. ery A Emily Holman 24 finest st. 10-13-17 24 Frimant street, Cambridge MA 02139 10-16-17 22 Fairment st Cambritge, MA 02131 M In free Gian M. Senapale 10-16-17 i Sa Ragesh Sergeati Attachment: APP_Zoning_1.28.2019 (APP 2019 #4 : Maximim of Ratio of Floor Area Packet Pg. 125

3.4.a Industry B Zoning Petition Introduction : Industry B is a small zoning area near Kendall Square consisting primarily of commercial buildings for laboratory and general office use. This proposed zoning change would allow hotel use, classified as a residential use in the Cambridge Zoning Ordinance, to increase the allowed floor area ratio to the same 4.0 that currently applies to most other residential uses in the Industry B zone. The purpose of this change is to incentivize hotel development on the few Statement of Facts WHEREAS Cambridge has a shortage of hotel rooms; and res BAS gi doming, esper of so i ere real ear ase an a ker dat the bars ag stock in neighboring residential WHEREAS sinall independent liotels address the growing demand while also maintaining the character and zoning principles outlined in the Cambridge Ordinance; and WHEREAS the current zoning restriction of 2.75 FAR inakes such development cost prohibitive on small lots. Maximim of Ratio of Floor Area 5.30.11 FAR and Height. Where two numbers appear in Colunn (1) - Maximum Ratio of Floor Area to Lot Area and Column (6) Maximum Height in Feet, the first number shall apply to all permitted uses in the district except Residential Uses, Section 4.31 a-l. and Dormitory (but excluding resident fraternity or sorority) Uses, Section 4.33 b(7), both of which shall be governed by the second number. Notwithstanding the foregoing, in Industry B District, a hotel use (Section 4.31.2), shall be governed by the second number (4.0) for purposes of determining the Maximum Ratio of Floor Area to Lot Area (FAR). Attachment: APP_Zoning_1.28.2019

Line by Line Comparison of New and Existing Language with Explanations EXISTING LANGUAGD EXPLANATION 5.30.11 FAR and Height. Where to numbers appear Footnote "e" in industry B already makes in Column (1) - Maximum Ratio of Floor 5.30.11 FAR and Height. Where two numbers appear several carve-outs for FARs greater than Area to Lot Area and Column (6) Maximum Height in 2.75 in the district for residential and in Column (1) - Maximum Ratio of Floor Area to Lot Feet, the first number shall apply to commercial; however Hotel Use is forced to Area and Column (6) Maximum Height in Feet, the than either first number shall apply to all permitted uses in the all permitted uses in the district excopt Residential use a lower lesser FAR Uses, Section 4.31 a-h, and Dormitory commercial residential or district except Residential Uses, Section 4.31 a-h, and (but excluding resident fraternity or sorority) Uses, Dormitory (but excluding resident fraternity or amending 5.30.11, smaller lots for which no Section 4.33 b(7), both of which shall viable use exists would be able to use the sorority) Uses, Section 4.33 b(7), both of which shall be governed by the second number. be governed by the second number. Notwithstanding higher FAR endemic to the area. the foregoing, in Industry B District, a hotel use (Section 4.31.2), shall be governed by the second number (4.0) for purposes of determining the Maximum Ratio of Floor Area to Lot Area. 3.4.a Packet Pg. 127 Attachment: APP_Zoning_1.28.2019 (APP 2019 #4 : Maximim of Ratio of Floor Area to Lot Area)

ATTACHMENT B Industry B Zoning Petition

Charles River Basin East Cambridge ® HL Somerville "Cambridge Cambridge FLE

been built are over 2.75 existing parking. provided they eliminate FAR for commercial uses within a designated area Footnote "e" allows for 3.2 Many commercial buildings To date no housing units have Office other uses. from 4.0 to 2.75 to All Parcels(28 Total) are 2001 Rezoning reduced incentivize housing over Commercial and Hotel FAR either Lab Space or General The Industry B Zone

kendall (2001) Industry B

Kendall Square (2019) Industry B

(e) Except that within the area bounded by Binney Street on the north, a line one 3.2 FAR per Table 5-4 : Footnote (e) hundred and fifty (150) feet easterly of Cardinal Medeioros Avenue on the west, Broadway on the south, and the railroad right of way on the east, the FAR may be increased to 3.2 for non-residential uses for an addition to a building in existence as of June 1, 2001 provided that for each four hundred and fifty (450) square feet of IB Zone GFA added above an FAR of 2.75 one existing parking space is permanently eliminated. 18300M

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34-40 Hampshire

ALTACHMENTC 1.2.a CITY OF CAMBRIDGE, MASSACHUSETTS PLANNING BOARD CITY HALL ANNEX, 344 BROADWAY, CAMBRIDGE, MA 02139 Date: March 19, 2019 Petition to change the floor area ratio (FAR) for hotel use in the Subject: Industry B (IB) district from 2.75 to 4.0. Recommendation: The Planning Board RECOMMENDS adoption. To the Honorable, the City Council, The Planning Board held a public hearing on this petition on February 26, 2019. The Board heard a presentation from the Petitioner and testimony from one member of the public, and received a report with background information from the Community Development Department. The IB district, which covers a single contiguous area near Kendall Square, is the least restrictive zoning district in the city. Before 2001, the maximum FAR for all uses in the district was 4.0. The most recent Citywide Rezoning in 2001 established a lower FAR limit of 2.75 for non- residential uses, which explicitly included hotels. The proposal seeks to change the FAR for hotel use from 2.75 to 4.0, with no changes to the other dimensional requirements, with the stated intent to incentivize hotel development on the few undeveloped smaller parcels in the zone. The Board noted thạt since most of the large parcels in this district are already developed as higher-intensity non-residential uses such as offices and labs, opportunities for hotel uses would more likely occur on the few smaller lots. The Board finds this to be a reasonable proposal, and given that there has been little residential development in the area, hotel uses would be a rational use of those smaller parcels in the district where they are feasible. Moreover, considering the character of hotel uses and the limited area of the proposal, the Board does not foresee any significant adverse impacts. Respectfully submitted for the Planning Board, than Preston oned ly Catherine Preston Connolly, Chair. Attachment: PB recomm_Grippo IB Hotel_FINAL 032519 (CMA 2019 #58 : Planning Board recommendation on the Grippo Petition) Page 1 af1 Packet Pg. 33

ATTACHMENTD DRAFT FOR REVIEW ONLY Grippo, et al., Zoning Petition Alternate Petition Text Per Ordinance Committee Recommendation In Section 5.34, Table 5-4, Table of Dimensional Requirements for Industrial Districts, add a notation for footnote "If)" in the row titled "Ind. B" and column titled "(1) Max. Ratio of Floor Area to Lot Area" to read as follows (additions underlined): 2.75/4.0(e)l In Paragraph 2 "Footnotes" of Section 5.34, add the footnote "(f)" to read as follows (additions underlined): (f) Notwithstanding Section 5.30.11, in the Industry B District, a hotel use (Section 4.31.i.2) shall be governed by the second number (4.0) for purposes of determining the Maximum Ratio of Floor Area to Lot Area. The resulting full text of Section 5.34 is provided below (additions underlined): Industrial Districts 5.34 1. The following dimensional requirements, set forth in Table 5-4 and modified elsewhere in' this Ordinance, shall be applicable to development in industrial districts: [Note: The height limitations set forth in the following table are subject to exceptions for mechanical equipment and certain architectural features as outlined in Section 5.23. Reference should be made to Section 5.23 for a complete understanding of the actual height of building elements permitted in the Zoning Ordinance.] Table 5-4 Table of Dimensional Requirements - Industrial Districts (1) 14) (7) 15) (6) Minimum Min. Ratio of Max. Ratio of Min. Lot Area Maximum Minimum Minimum Yard in Feet Lot Size or Each D.U Lot Width Height Floor Area to in Feet in Sq. Ft in Sq. Ft. Front Lot Area District Proto or. Sp. in Feet Rear Side 01b) 5,000 Ind. A-1 01b) 700 none 45 50 1.25/1.50 01b) none 50 70 5,000 none 2.75/4.0 Ind. A-2 none none none none none Ind. A 45(d) none none 1.25/1.50 5,000 50 60/70 none Ind. B-1 none 1.5/3.0 01b) 0(b) 50 15 35 none 5,000 0.75 1,200 Ind.B-2 none 2.75/40(e) none 120 none none none none none Ind. B Ind. C 100 1.0 01b) 01b) none none 20,000 • 45 Footnotes (a) deleted. (b) Aside yard setback of and a rear yard setback of * shall be required only for residential uses in new structures and for nonresidential uses abutting residences, residential or open space districts or public parks and recreation areas. These requirements Page 1 of 2

DRAFT FOR REVIEW ONLY may be reduced to a minimum required setback of ten (10) feet on special permit, provided that the yard is suitably landscaped to effectively buffer building walls from abutting lots. (c) Thirty-five (35) foot height limit within one hundred (100) feet of a residential structure less than thirty-five (35) feet in height or a residential district. (d) One hundred and thirty (130) feet by special permit for buildings related to storage and processing of materials permitted in Section 4.37m. (e) Except that within the area bounded by Binney Street on the north, a line one hundred and fifty (150) feet easterly of Cardinal Medeioros Avenue on the west, Broadway on the south, and the railroad right of way on the east, the FAR may be increased to 3.2 for non- residential uses for an addition to a building in existence as of June 1, 2001 provided that for each four hundred and fifty (450) square feet of GFA added above an FAR of 2.75 one existing parking space is permanently eliminated. (f) Notwithstanding Section 5.30.11, in the Industry B District, a hotel use (Section 4.31.i.2) shall be governed by the second number (4.0) for purposes of determining the Maximum Ratio of Floor Area to Lot Area. Page 2 of 2

ATTACHMENTE East Cambridge ~ Wellington-Harrington ~ Inman Square One Kendall Square ~ Lechmere Square ECBA THE EAST CAMBRIDGE www.EastCambridgeBA.com BUSINESS ASSOCIATION Executive Director March 25, 2019 Jason Alves Members of the Ordinance Committee: Executive Director [email removed] I am writing on behalf of the East Cambridge Business Association to lend support Office [phone removed] to the Grippo Zoning petition. A representative for the petitioner joined us at a recent ECBA meeting to outline the intent of the petition. As presented, the petition is a reasonable request Board and Officers that would restore a hotel use in an area where it had previously been allowed. The concept was well received by those that attended the morning meeting. Patrick Magee, President Atwoods's Tavern A new hotel would be a benefit to surrounding businesses in the area. The business at [email removed] One Kendall Square would welcome the additional visitors and could easily accommodate their dining and entertainment needs. A hotel is a great way to increase activity in the area Stephen LaMaster, Clerk and support local businesses. Vinfen Michelle Lower, Treasurer The site being considered is currently a vacant lot and vacant store fronts. They have Alexandria Real Estate been this way for many years. It is a rare blight in the area and this proposal would transform Equities these underutilized parcels into something more beneficial to the community and abutting businesses. Michelle Carter Divco West The popularity of short-term rentals demonstrate the desire for visitors to be Carl Fantasia immersed in authentic neighborhoods. Small boutique hotels such as this create another New Deal Fish Market option for visitors that want this type experience. Hotels are a benefit to the city and community via hotels rooms tax, and additionally the inevitable contributions through meals Paul Ferreira tax. Cambridge Printing Co. Hotels can be a great addition to the urban landscape of a city and we hope you find Lenny Frisoli favor with this petition. Frisoli Associates, P.C. Sincerely, Michael Grill Fairlane Properties Virginia Johnson Gather Here Stitch Lounge Jason Alves Executive Director Michael J. Ring East Cambridge Business Association The Law Office of Michael J. Ring Mark Rogers Rogers Properties Group East Cambridge Business Association P.O.Box 410386 Cambridge, MA 02141 email: [email removed] ~ Office Phone [phone removed]