Suggested amendments to the Cambridgeside Galleria PUD-8 Zoning petition. I believe that this is a good project that …

Please find my suggested amendments to the Cambridgeside Galleria PUD-8 Zoning petition. I believe that this is a good project that will help enliven a part of First Street that has long been dormant, and which will also continue to evolve into a critical corridor between Cambridge Crossing, the new Lechmere station and Binney Street and the larger Kendall Square area. I appreciate the petitioners willingness to seek alternatives to simply converting the Mall to office space using existing zoning, and developing a larger plan for First Street and the East Cambridge neighborhood that includes a significant portion of housing.

That said, the amendments I am proposing are based on careful conversations with many stakeholders, as well as reviewing previous area studies and reviewing the Planning Board memos and videos carefully. As I mentioned in the last Ordinance Committee meeting, I have specific concerns about the mix of housing and whether the percentage of affordable and middle income housing that has been proposed is the correct one for this level of upzoning.

In order to better respond to the housing crisis we are in, both at low and middle incomes, I have suggested an amendment to increase the total percentage of affordable and middle income housing units within the 30% total GFA to go to 65% from the previous proposal of 50%.

I have also suggested a breakdown within that 65% for middle and affordable units, and asking for a significant portion of the affordable units be family sized, 3 bedroom units. When we have the financial analysis in front of us at the special meeting, I imagine we will have a lengthy discussion about the mix and the percentages of total housing, affordable and middle income units with the petitioners and staff.

Additionally, regarding the middle income housing, responding to Planning Board concerns and CDD staff suggestions, I have suggested an amendment that we increase the AMI band from 80-120% of AMI, to 70- 120% AMI as I believe we could capture those applicants at the outer edge of the Inclusionary Program and ensure those residents would have a place to live as they increased their incomes to 120%.

I look forward to the conversation tomorrow, and to hearing my colleagues amendments on this petition as well, to move forward in a positive direction for the City, and our needs.

13.100

PLANNED UNIT DEVELOPMENT 8 DISTRICT

13.101 Purpose. The PUD-8 District is intended to provide for the creation of a vibrant mixed- use district of high quality general and technical office and lab use, active commercial use, including retail, fitness and restaurant, components of residential use and enhancement of open space to serve residents of the District and the surrounding neighborhoods, as well as workers, students and visitors.

The PUD-8 District encourages strong connections between the neighborhoods of eastern Cambridge and new development in that area, particularly along First Street, the East Cambridge riverfront (focusing on Lechmere Canal) and the PUD-8 area. It also promotes retail- and service-oriented ground floors that will activate surrounding public streets and spaces, such as First Street and Lechmere Canal Park.

The expectation is for the District to continue to be a recognizable center of activity and economic viability for East Cambridge and the surrounding neighborhoods in light of the changing landscape of brick and mortar retail. Development in the PUD-8 District is expected to meet standards for urban design, architectural design, environmental sustainability and open space design.

To the extent reasonably practicable and subject to the provisions of Section 13.107.5 below, new buildings shall be generally consistent with the policy objectives set forth in the Eastern Cambridge Planning Study dated October 2001, the guidance provided in the Eastern Cambridge Design Guidelines dated October 15, 2001, the East Cambridge Riverfront Plan dated May 1978 and the Cambridge Riverfront Plan dated Spring 2011. 13.102 PUD-8 Special Permit. 13.102.1 Eligible Development Parcel.

To further the purpose of this Section 13.100, an applicant may submit a Development Proposal and obtain a special permit from the

Planning Board approving a Final Development Plan for the Development Parcel

located within the PUD-8 District which, at the time of application for a PUD-8 Special Permit, (i) contains at least 100,000 sf of retail and/or restaurant space on the ground- floor allowed pursuant to a valid special permit under the PUD-4 District, (ii) contains at least 7.5 acres in area and (iii) is within 600 feet of 3 acres of Public Open Space. The Development Parcel within the PUD-8 District may contain contiguous or noncontiguous lots elsewhere in the PUD-8 District or within another PUD District that are situated within twelve hundred (1200) feet of the boundaries of the PUD-8 District. 13.102.2 PUD-8 Special Permit Approval. The Planning Board may grant a PUD-8 Special

Permit approving a Final Development Plan for the Development Parcel upon finding

that the Final Development Plan is consistent with the criteria set forth below, all other criteria applicable to approval of any other special permits being sought, and upon consideration of the PUD-8 Guidelines and Principles (as hereinafter defined). Any modification to a Final Development Plan, the need for which arises for any reason, shall require a major or minor amendment in accordance with Section 12.37 of this Zoning Ordinance and the provisions of the PUD-8 Special Permit. A PUD-8 Special Permit approving a Final Development Plan may specify a range of modifications that may be approved as minor amendments to the PUD-8 Special Permit, which are subject

2 only to written approval of the Planning Board, if such modifications are found by the Planning Board not to significantly alter the concept of the approved PUD. 13.102.3 PUD-8 Special Permit Requirements.

Within the Development Parcel, the locations of streets and open spaces, the quantities of proposed land uses, and general PUD-8 lots, building envelopes, locations and heights shall be indicated in sufficient detail that the Planning Board can reasonably assess the impact of the PUD-8 Special Permit and its general consistency with the PUD-8 Special Permit Criteria set forth in Section 13.102.4 below. At a minimum, a Development Proposal and subsequent Final Development Plan must contain the following components:

Site Development Plan — describing how the Development Parcel is divided

into distinct PUD-8 lots, streets, and open spaces and their development characteristics, including potential uses and Gross Floor Area (“GFA”). Site Massing Plan — illustrating the height and massing of building volumes for each proposed building site, including representative ground-level views from selected vantage points, and studies of anticipated shadow and wind impacts resulting from building mass.