a report from Councillor Dennis J. Carlone Co-Chair and Councillor Craig A. Kelley, Co-Chair of the Ordinance Committee, for a public hearing held on June 26, 2019 to discuss a petition received from Self Storage Group, LLC to amend the Zoning Ordinance by creating a New Street Overlay District

ATTACHMENTA 3.6.a Self Storage Group, LLC 129 South Street, 4th Floor SIG® Boston, MA 02111 Telephone: [phone removed] FAX: [phone removed] [email removed] May 1, 2019 City Hall CIFICE OF 795 Massachusetts Avenue Cambridge, MA 02139 Re: New Street Overlay Petition THE CITY LLL 2019 MAY -2 PM 1: 19 CAMDRIDGE. MASSACHUSETIG Dear Mayor McGovern and Members of the City Council: We are pleased to report that we have filed with the City Clerk a revised Zoning Petition seeking to create the New Street Overlay District. Based upon the feedback we received concerning our earlier petition we have made several modifications. Most notably, a requirement for attordable housing has been added as a criteria for the issuance of a special permit. In addition, the revised petition also contains an incentive to encourage the production of additional housing in the District. We are also pleased to report that we have reached agreement with the owners of Evolve Fitness to create space in our new facility that will allow them to remain in the neighborhood. We look forward to discussing the details of the petition with you as it proceeds through the Ordinance Committee and Planning Board process Thank you for your attention to this matter. Very truly yours, George A. Bachrach, Principal Packet Pg. 173

3.6.a Birch st (APP 2019 #34 : Seeking to create a New St. Overlay Distirct) Bay State Rd New St Attachment: New Street Overlay District_5.6.2019 Packet Pg. 174

3.6.a New Street Overlay Zoning Amendment The undersigned owners of land to be affected by this petition, hereby petition the Cambridge City Council as follows: 1. To see if the City Council will vote to amend the Zoning Map of the City of Cambridge as follows: That the area along the Easterly side of New Street from the corner of Danehy Park continuing South Westerly along New Street approximately Four Hundred and Sixty (460) feet, currently zoned Industry A-l, be rezoned to create a new overlay zoning district entitled New Street Overlay District with the existing Industry A-1 District to remain as the base zoning district. To see if the City Council will vote to anend Article 20.000 of the Zoning Ordinance of the City of Cambridge by adding the following text after Article 20.804.: NEW STREET OVERLAY DISTRICT "20.900 Establishment and Scope. There is hereby established the New 20.91 Street Overlay District which shall be governed by the regulations (APP 2019 #34 : Seeking to create a New St. Overlay Distirct) and procedures specified in this Section 20.900. It is the intent of this section that these regulations will apply to that area along the eastern side of New Street currently zoned as Industrial A-1. 20.92 Purpose. It is the purpose of this Section 20.900 to augment base zoning regulations in the District in order to enhance the development of low traffic generating uses that support the multi- family dwellings in the adjoining Alewife Overlay District and surrounding Residential Districts, encourage affordable and market rate housing production, and accomplish the City's climate mitigation and adaptation goals. Attachment: New Street Overlay District_5.6.2019 20.93 Applicability. The New Street Overlay District shall be an overlay district on the zoning map established by Section 3.20. Packet Pg. 175

- 3.6.a The building and land uses within the New Street Overlay District 20.93.1 shall be regulated by the provisions of the applicable base zoning district except as modified by the requirements of this section 20.900, which shall apply in addition to regulations imposed by the base zoning district designations. Where the base zoning regulations for non residential uses differ from the requirements of this Section 20.900, the stricter provisions shall apply, unless a Special Permit is issued by the Planning Board pursuant to Article 20.900. 20.94 Dimensional Standards in the New Street Overlay District 20.94.1 Maximum Height. The maximum height of any non residential structure in the Overlay District shall be that permitted in the applicable base zoning district, provided however the building height for a self storage facility (Section 4.37.n) may be increased to 65' upon issuance of a Special Permit by the Planning Board. Minimum Required Setbacks. The minimum required front yard 20.94.2 setback for any structure in the Overlay District shall be that permitted in the Industry A-1 District. Special Gross Floor Area Provisions. The Floor Area Ratio for a self 20.95 storage facility (Section 4.37.n) may be increased to 3.0 of the lot area by issuance of a Special Permit from the Planning Board. The additional floor area is intended to allow for the construction of a commercially viable self storage facility on lots that are greater than 300 feet in depth, but do not have street frontage in excess of 150 feet. Criteria for Granting Special Permit. In granting the Special Permit for 20.95.1 increases in Gross Floor Area and height for a self storage facility Attachment: New Street Overlay District_5.6.2019 (APP 2019 #34 : Seeking to create a New St. Overlay Distirct) pursuant to this section, the Planning Board shall find that the additional GA proposed can be reasonably accommodated on the site without generating significant traffic that will have an adverse Packet Pg. 176

3.6.a effect on surrounding uses. In addition to the foregoing, the Planning Board shall find that such development has met all of the following criteria in addition to the other criteria specified in Section 10.43: 1. The development contains at least 8,000 sf of gross floor area devoted to affordable housing which shall comply with and be subject to the provisions of the Inclusionary Housing provisions of Article 11.200. The square footage devoted to affordable housing shall be excluded from Gross Floor Area for the purpose of calculating Floor Area Ratio (FAR). Public benefits that will enhance.and benefit the use of the 2. adjoining Danehy Park. The project contains sustainability elements such as solar energy systems, stormwater management controls, and net zero energy standards. 4. Provisions for affordable short-term storage for low income households." 5.6.2019 (APP 2019 #34 : Seekino to create a New St. Overlay Distirct) 20.96 Special Dimensional Requirements for Residential Uses. In order to enhance the mixed use character of New Street and to encourage the construction of additional housing to replace existing automobile related and light industrial uses, the dimensional requirements for housing uses in the base zoning district shall be modified as follows: Maximum Height 20.96.1 The maximum height for residential uses shall be sixty- five feet. Gross Floor Area 20.96.2 Packet Pg. 177

3.6.a The gross floor area for residential uses shall be 3.0. Lot Area per Dwelling Unit 20.96.3 The Lot Area per Dwelling Unit shall be 300sf. 20.96.4 Parking Requirements The parking requirements for residential uses shall be .75 per dwelling unit, provided however parking for New St. Overlay Distirct) affordable dwelling units, including such dwelling units constructed as part of a self-storage facility project, shall be 5 per dwelling unit. To see if the City Council will vote to amend Article 4.000 of the Zoning Ordinance of the Cily of Cambridge by adding a new category to the Table of Uses as follows: Amend Article 4.000 of the Zoning Ordinance by adding a new category to the Table of Uses in Section 4.37 Light Industry, Wholesale Business and Storage by adding the following language in a new line beneath line m.: "n. Self storage facility" Add the following language on the same line referred to above underneath the column entitled Open Space "no" Add the following language on the same line referred to above underneath the column entitled Res A 1&2 "n70" Add the following language on the same line referred to above underneath the column entitled Res B "по" Attachment: New Street Overlay District_5.6.2019 (APP 2019 #34 : Seeking to create Add the following language on the same line referred to above underneath the column entitled Res C, C-1, C-1A, 2, 2A, 2B, 3; 3A, 3B "по" Packet Pg. 178

3.6.a Add the following language on the same line referred to above underneath the column entitled Off 1, 2A, 2, 3, 3A "по" Add the following language on the same line referred to above underneath the column entitled Bus A-1, A-2, A-3' "то" Add the following language on the same line referred to above underneath the column entitled Bus A, A-4 "110" Add the following language on the same line referred to above underneath the column entitled Bus B, B-1, B-2 "1o" Add the following language on the same line referred to above underneath the column entitled Bus C, C-1 "по" Add the following language on the same line referred to above underneath the column entitled Ind A-1, A-2 "yes" Add the following language on the same line referred to above underneath the column! (APP 2019 #34: entitled Ind A "yes" Add the following language on the same line referred to above underneath the column entitled Ind B-1, B-2 "yes!'» Add the following language on the same line referred to above underneath the column entitled Ind B "yes" Add the following language on the same line referred to above underneath the column entitled Ind C "yes" 4. To see if the City Council will vote to amend Article 6.000 of the Zoning Ordinance of the City of Cambridge by adding a new category to the Schedule of Parking and Loading Attachment: New Street Overlay District_5.6.2019 Requirements in Section 6.36 as follows: Packet Pg. 179

3.6.a Amend Article 6:000 of the Zoning Ordinance by adding a new category to the Table of Uses in Section 6.36.7 Light Iridustry, Wholesale Business and Storage by adding the following language in a new line beneath line m.: "i. Self storage facility" Add the following language on the same line referred te above underneath the column entitled Open Space, Res A-1, A-2, Res B "N/A" Add the following language on the same line referred to above underneath the column entitled Res C, C-1, C-IA, Off I, Bus A (Comm), Bus A-l, A-2, Bus A-314, A-4, Ind A- 1, Ind B-2, Ind C "I per 1600 sq. A," Add the following language on the same line referred to above underneath the column entitled Bus C, C-1, Ind A, Off 2, 2A, Res C-2, C-2A, Res C-2B, Bus A (res) "I per 2000 sq. At." Add the following language on the same line referred to above underneath the column Seeking to create a New St. Overlay Distirct) entitled Ind B-I, Res C-3, C-3A, C-3B, Off 3A, 3, Bus B, Ind A-2, Ind B, Bus B-1, B-2 "I per 2400 sq. ft." Add the following language on the same line referred to above underneath the column entitled Loading Facility Category "N/A" Add the following language on the same line referred to above underneath the column entitled Long-Term Bicycle Parking (6.107.2) "N/A' " Add the following language on the same line referred to above underneath the column entitled Short-Term Bicycle Parking (6.107.3) "N/A6» Attachment: New Street Overlay District_5.6.2019 Packet Pg. 180

3.6.a 52 New Street Map 273, Lot 43 By its Owner, The Pizzuto Family Limited Partnership Josephine Begett Josephine Pizzuto, General Partner Attachment: New Street Overlay District _5.6.2019 (APP 2019 #34 : Seeking to create a New St. Overlay Distirct) Packet Pg. 181

3.6.a 23 Bay State Road Limited Partnership By: New Street LLC, its General Partner By: Jack Markarian, Manager Attachment: New Street Overlay District_5.6.2019 (APP 2019 #34 : Seeking to create a New St. Overlay Distirct) Packet Pg. 182

ATTACHMENT JUNE 2019 PROPOSED OVERLAY DISTRICT New Street

W STREET OVERLAY NEW STREET BAY STATE DANEHY NEW STREET OVERLAY ROAD PARK

buildings URBAN DESIGN EXISTING SITE CONDITIONS: unrelated uses in repurposed No street edge, mixture of fairly

(Cont.) COMPONENT: Housing creates visual AFFORDABLE HOUSING SITE DEVELOPMENT WITH with activated ground floor landscape and streetscape URBAN DESIGN =

(Cont.) COMPONENT: Housing creates visual AFFORDABLE HOUSING SITE DEVELOPMENT WITH with activated ground floor landscape and streetscape URBAN DESIGN

SITE CONTEXT HOUSING GYM/RETAIL OFFICE STORAGE FOR RECREATION - PARKING DANEHY PARK LOADING LOBBY STORAGE URBAN DESIGN (Cont.) SELF-STORAGE pedestrian connection articulated in the envision process. PROPOSED BIKE / PEDESTRIAN PATHWAY frontage (housing), Park: long park frontage (Green wall), possibility of Absence of urban design or appropriately scaled elements Short Street

HOUSIN controlling views from New Street. URBAN DESIGN (Cont.) SELF-STORAGE SITE DEVELOPMENT WITH AFFORDABLE HOUSING COMPONENT: Danehy Park frontage and designed as a building in its own right Housing component "holds" New Street Frontage Site and wraps on to

URBAN (Cont.) DESIGN Green wall to park HOUSING COMPONENT: SITE DEVELOPMENT WITH AFFORDABLE E 0O

NET ZERO: construction URBAN DESIGN (Cont.) Compliant, Heat Island Effect Reduction, LEED gold equivalent 2070 design, Rainwater recovery for green wall and irrigation, Dark Sky Sustainability features: Net Zero, Solar Photovoltaics, Storm water flood

streetscape. COMPONENT: project and one under construction on the New Street. There is already one completed approved is the HRI project on Concord. This SITE DEVELOPMENT WITH AFFORDABLE HOUSING URBAN DESIGN (Cont.) opposite side of New Street. A second recently type of housing is creating a new neighborhood Contextualizing the idea (and size) of housing for 10

City of Cambridge Alewife District Plan utile PEDESTRIAN CONECTIVITY: Contribution to connectivity Alewife Public Meeting May 16, 2018 Alewife: Bike/Ped Connectivity - Proposed URBAN DESIGN (Cont.) Existing Paths envison cambridgema gov Recommended Crosswalks Separated Bike Multi-use Paths Pedestrian Paths 11

Total Total Total Enter Peak Hour Enter Enter Source: Table 3. TRAFFIC current use Saturday Midday Peak Hour Weekday Evening Peak Hour Weekday Morning Peak Hour lowest impact uses Existing Site (Evolve Fitness)" Based on Based on ITE LUC 492 (Health/Fitness Club) for the existing 20,436 st building. Peak Hour Trip Generation Comparison Proposed self-storage facility" • Peak Hour Trips will be reduced by 53 cars Existing Evolve Fitness vs. Proposed Self-storage Facility Difference •ITE classification for mini-warehouse (Self-Storage) is one of the • Traffic Generation for the proposed Self-Storage Use is 20% of the 12

STORM WATER DISCHARGING TO STREET SYSTEM. • SITE TO BE DEVELOPED TO 2070 COMPLIANCE •EXISTING SITE IS PREDOMINATLY PARKING FIELD AND DRAINS DIRECTLY TO STORM DRAIN WITHOUT STORAGE OR FILTRATION AND COOLER RUNOFF. NEW DEVELOPMENT WILL INCORPORATE • NEW DEVELOPMENT WILL BE PREDOMINANTLY ROOF WITH CLEANER STORMWATER STORAGE BELOW FIRST FLOOR AND FILTRATION BEFORE 13

1-BR Size 3-BR 2-BR UNIT MIX RESIDENTIAL SCALE 60% 20% 20% %age SPECIFIC SITE TO USE IT ON Size 3-BR 2-BR 1-BR AFFORDABLE HOUSING Lier 80% AMI 80% AMI 80% AMI 1.5 AFFORDABILITY LEVELS $98,560 $85,333 $71,093 • BY INCLUDING IN A MULTI-USE PROGRAM THE HOUSING IS Family Size Est. Income DELIVERING QUALITY AFFORDABLE HOUSING IN CAMBRIDGE. GUARANTEED TO HAPPEN VS. ADDING TO A FUND WITHOUT A • INCLUSION OF 15 UNITS OF PERMANENT AFFORDABLE HOUSING • PARTNERING WITH JUST-A-START WHO HAS A TRACK RECORD OF HOUSING TO FACE NEW STREET AND DANEHY PARK TO HELP GIVE A 14

10. the impacts. PUBLIC BENEFITS Maintain Evolve Fitness presence on the site The largest private solar array in Cambridge. supports businesses and community groups. The largest Net Lero Energy building in Cambridge. is the lowest traffic generator of any commercial use.) outlet with fully engineered storm-water drainage system. reconnecting two neighborhoods, Key Segment as per Envision Cambridge. Storage space for low income families in transition, at risk for losing possessions. 15 torm water Tooding mitigation, replacing the existing obsolete and overwnelmed arainage Approximately $2M in Incentive Zoning Housing Contribution for affordable housing. Self-Storage supports residential especially smaller units being developed today, also Creation of 15 Affordable Housing Units, the same as a 75 Unit Multi-Housing project without all of Low Tratfic Generation.. (i.e. according to the guide for International Traffic Engineers, selt-storage Creation of a new bike/pedestrian path, with tree canopy, between 52 New Stand Danehy Park,

SELF-STORAGE which they are located education, utility or trattic burdens. allowing for smaller residential units. commercial needs are large or small. • CREATES A NEW USE CATEGORY "SELF-STORAGE" ousinesses, non-profit, or community organizations whether Storage has become a convenient solution supporting local • Self-storage allows residents to live small, a community closet remember. New construction and design techniques allow for • Today's self-storage facilities are not the ugly boxes many people •Self-storage is a low impact development option maximizing local buildings tailored to complement and enhance the communities in tax revenue generation while not adding to municipal public safety, 16

Lopez, Donna -ATTACHMENT C From: Crane, Paula Sent: Wednesday, June 26, 2019 9:38 AM To: Lopez, Donna Subject: FW: Comments to Ordinance Committee Re New Street Overlay Proposal Attachments: 52 New Street-to Camb. Planning Board.pdf From: Robin Bonner <[email removed]> Sent: Wednesday, June 26, 2019 9:30 AM To: City Council <CityCouncil@CambridgeMA.GOV> Cc: Clerk<clerk@cambridgema.gov> Subject: Comments to Ordinance Committee Re New Street Overlay Proposal To the City of Cambridge Ordinance Committee, On June 4, the Cambridge Planning Board reviewed the most recent proposal for development that includes 52 New Street. The Planning Board unanimously declined to approve the proposal, and I as neighbor to the property in question, I urge the Ordinance Committee to likewise decline to approve the proposal. Among other things, the Planning Committee found that the proposal conflates two issues: 1. a particular project requesting special consideration for a self storage facility plus a few housing units at 52 New Street, and 2. a request for a 2-parcel overlay district that includes 52 New Street and the adjacent parcel. The Board determined that is was not a good idea to bind the two issues, and the Board also found neither request quite fitting for implementation. My comments (which I also submitted to the Planning Board for their meeting; PDF of that email attached) are: 1. RE the Self Storage Facility Request: If the owner wants to build a self-storage facility as of right, that is the owner's choice, but I don't support a special consideration for density or height to do so. As the area along and around New Street continues to attract residential development, there may be some demand for a self-storage facility, but such a facility does not add to the vibrancy of the neighborhood. It does not add social infrastructure that fosters robust community-building. Furthermore, there is already a storage facility about two blocks away on Concord Avenue. Therefore, a special allowance to build a self-storage facility is not warranted. 2. RE the overlay request: As for housing units, again, if the owner would like to, as of right, build housing, that is the owner's choice, but I don't support any consideration for additional density or height. It seems that the owner is proposing an "overlay" for a 2-parcel subset of New Street that would grant density/height bonus for affordable housing, but since the city is considering a city-wide overlay for affordable housing, I don't support creating the proposed 2-parcel New Street overlay. If the city leadership determines that encouraging affordable housing development with a zoning overlay is in the best interest of the city, then let that overlay, which is going through public comment and thoughtful revision, be the vehicle by which an overlay is enacted. Thank you. Sincerely, Robin Bonner 1