The East Cambridge Community Enhancement Overlay District (“ECCE Overlay District”), which is governed by the …

East Cambridge Community Enhancement Overlay District

20.1201 Establishment and Scope. There is hereby established the East Cambridge Community Enhancement Overlay District (“ECCE Overlay District”), which is governed by the regulations and procedures specified in this Section 20.1200. It is the intent of this Section that these regulations will apply to land within the ECCE Overlay District. 20.1202 Purpose.

It is the purpose of the ECCE Overlay District to augment base zoning by promoting additional development that will improve the edge of the district adjacent to Ahern Field, improve the pedestrian experience within the zoning district, and provide support for community services in East Cambridge.

The ECCE Overlay District will facilitate the conversion of older industrial properties into more environmentally friendly and sustainable structures consistent with current City standards while achieving the aforementioned purposes. A project meeting the requirements of this Section 20.1200 will promote high quality development and the goals of public health, safety, welfare and economic development. 20.1203 Applicability.

Development in the ECCE Overlay District shall be controlled by the regulations governing the Industry A-1 District, except as modified by the requirements of this Section 20.1200, which shall apply in lieu of the regulations of the Industry A-1 District.

Where the regulations applicable to non-residential uses in the Industry A-1 District differ from the requirements of this Section 20.1200, the provisions of this Section shall apply; however, the requirements of the underlying zoning district shall apply to residential uses where they are less restrictive than the requirements of this Section. The ECCE Overlay District shall be established on the Zoning Map of the City of Cambridge pursuant to the provisions of Section 3.20.

A project that is subject to an ECCE Overlay Special Permit, as defined in Section 20.1204, shall not be subject to the provisions of the Eastern Cambridge Housing Overlay District (Section 20.40) (“ECHO District”).

20.1204 Procedure. Construction, use, and development of new buildings under this Section shall be authorized by Special Permit granted by the Planning Board (“ECCE Overlay Special Permit”). In granting an ECCE Overlay Special Permit, the Planning Board shall find that the intent and purpose of this Section has been satisfied. 20.1205 Permitted Uses. Uses permitted in the ECCE Overlay District shall be governed by the base zoning district. In addition, preschool, day care centers, and kindergarten uses shall be permitted without further zoning relief for development that obtains an ECCE Overlay Special Permit under this Section 20.1200. 20.1206 Dimensional Requirements. 20.1206.1

Permitted Floor Area Ratio

The maximum Floor Area Ratio for non-residential uses within the ECCE Overlay District shall be governed by the requirements of this Section 20.1206.1: (1) Permitted Existing Floor Area Ratio. The maximum permitted Floor Area Ratio for each new or expanded building on a lot within this ECCE Overlay District shall not exceed the permitted Floor Area Ratio shown in the following table:

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Street Address

Permitted Floor Area Ratio for Non-

residential uses 320 Bent Street 301 Binney Street/157 Sixth Street 320 Charles Street District, but increasing to 2.8 with an ECCE Overlay Special Permit. (2) Permitted Additional Floor Area Ratio.

A project seeking an ECCE Overlay Special Permit will qualify for additional non-residential Floor Area Ratio beyond what is permitted by underlying zoning where the project will provide at least one of the following community services support alternatives: (1) enhancements to the Sixth Street corridor within the zoning district for the benefit of pedestrians and/or cyclists; (2) streetscape improvements along Charles Street to improve the pedestrian environment; or (3) improvements (or funding for the same) to the public Ahern Field facilities located on Charles Street.

20.1206.2 Building Height. The maximum Building Heights within the ECCE Overlay District shall be governed by the requirements of underlying zoning except as otherwise provided in this Section 20.1206.2. (1) Existing Building Height. The maximum Building Height for each new or expanded building or portion of a building occupied by non-residential uses on a lot within this ECCE Overlay District shall not exceed the permitted maximum Building Height shown in the following table:

Street Address

Maximum Building Height for Non-residential

uses 320 Bent Street (tax parcel 31-15) 301 Binney Street (tax parcel 31-13) 320 Charles Street (tax parcel 32-53)

District, but, with an ECCE Overlay Special

Permit, increasing to 65 feet except where the height shall be limited to a maximum of 50 feet and three stories above grade on portions of lots that are located: (a) within a distance of 60 feet from the street line of Charles Street; or (b) within a distance of 20 feet from the street line of Fulkerson Street; or