Additional information and revised Financial Analysis for the Alewife Zoning Petition

At its hearing on September 8, 2020, the Planning Board directed the Community Development Department (CDD), in consultation with the Law Department, to draft language that reflects the intent of the Srinivasan, et al. Zoning Petition as well as the goals and concerns of the Board. On December 8, 2020, the Planning Board voted to recommend that the City Council adopt the Petition, after substituting the suggested zoning language from City staff and with consideration to several issues discussed at that hearing. This document reflects changes made by CDD following the Planning Board recommendation dated January 19, 2021 (markup shown).

20.930 Quadrangle Northwest Master Plan Development. 20.930.1 Purpose. This Section is intended to establish a consolidated Master Plan review procedure and specific modifications to development standards for phased, multi-site projects seeking special permits within the provisions of Section 20.90 applicable to the Quadrangle Northwest District (AOD-1).

The primary purpose is to advance the objectives of the Alewife District Plan and other applicable City policies and plans by encouraging well-planned development incorporating desired land uses and public improvements. 20.930.2 Master Plan Proposal.

An application for special permits from the Planning Board for development in the Quadrangle Northwest District under the provisions of the Alewife Overlay Districts in Section 20.90, along with any other special permits requested, may be submitted in the form of a Quadrangle Northwest Master Plan Proposal subject to the following provisions: (a) Development Parcel.

A Quadrangle Northwest Development Parcel subject to the provisions of this Section shall contain one or more contiguous or noncontiguous lots wholly or partially within the Quadrangle Northwest District.

The minimum size of a Development Parcel shall be the greater of (1) three acres or (2) seventy-five percent of the area of a lot or combination of lots (a) in existence as of August 27, 2020 and (b) held in common ownership as of August 27, 2020 where it is proposed to incorporate any portion of such lot or lots within the Development Parcel. (b) Aggregate Development Standards.

For the purpose of a Quadrangle Northwest Master Plan Proposal, the Quadrangle Northwest Development Parcel shall be considered a single lot for purposes of calculating allowable GFA and GFA bonuses, Floor Area Ratio, dwelling units, parking, loading, bicycle parking, and open space requirements. (c) Master Plan Proposal Submission.

A Quadrangle Northwest Master Plan Proposal shall contain a list of special permits being sought, all other forms and documentation required for the special permits being sought, and the following Master Plan information in sufficient detail that the Planning Board can reasonably assess the impact of the Master Plan and its conformance with the Master Plan Criteria set forth in Section 20.930.4: (1) Site Development Plan — describing how the Master Plan area is divided into distinct building sites, streets, and open spaces and showing the locations and conceptual

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designs of streets, open spaces, and other site infrastructure, including cross-sections and elements such as paving, plantings, grading, and other major site features; (2) Development Program – summarizing the major development characteristics of the Master Plan including proposed land uses by Gross Floor Area, number of dwelling units, parking spaces, loading bays, long-term and short-term bicycle parking spaces, and open space, both for the Quadrangle Northwest Development Parcel at an aggregate level and for each component building site, presented in tabular form; (3) Site Massing Plan — illustrating the height and massing of building volumes for each proposed building site, including the massing of mechanical equipment located above the roofs of buildings, and including studies of anticipated shadow impacts; (4) Parking and Loading Plan — identifying the locations, sizes, and number of spaces of all vehicle parking facilities, bicycle parking facilities, and facilities for loading or other vehicular service functions, and an operations plan describing how the facilities will be assigned and managed; (5) Connectivity Plan — illustrating all pedestrian, bicycle, and vehicular circulation routes within the Master Plan area, their connections to nearby public circulation routes and destinations outside the Master Plan area, and approximate locations of access and egress points on each building and parking facility within the Master Plan area; (6) Open Space Plan — illustrating and quantifying the areas of all proposed open space and the ownership and designation of each area, as well as descriptions of major design elements and themes to be incorporated into each space and the types of uses and activities that could be accommodated in each space, including areas that will be designated for programmed uses; (7) Ground Floor Tenanting and Activation Plan — illustrating the conceptual arrangement of uses at the ground story of each building in the Development Parcel, in particular light industrial uses, or community-focused businesses that require light industrial space businesses that require light industrial space but also include a consumer-facing or community-focused component as identified in the Alewife District Plan, along with retail and other active uses, residential and office lobbies, and utility spaces, and plans for programming and activating those spaces including a report from a specialist describing strategies for recruiting and supporting tenants in a manner that will support the goals of the Alewife District Plan; (8) Housing Plan — providing the approximate number and mix of housing unit types proposed on each residential site; (9) Phasing Plan — describing the general sequence and timeline for the detailed design and construction of all major project elements, including buildings, landscaping, streets, and utilities, and the completion or conveyance of any public infrastructure or property interests;

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