20091101 Planning Board Land Use Committee

Rezoning Broadway:Rezoning Broadway:Winter Hill to East SomervilleWinter Hill to East SomervilleWinter Hill to East SomervilleWinter Hill to East Somerville

J i t P bli H iJ i t P bli H iJoint Public HearingJoint Public HearingLand Use Committee of the Board of Aldermen Land Use Committee of the Board of Aldermen

andandand and Somerville Planning Board Somerville Planning Board

November 5, 2009November 5, 2009

Monica R. LamboyMonica R. LamboyE ti Di tE ti Di tExecutive DirectorExecutive Director

OSPCDOSPCD

Why Rezone Broadway?Why Rezone Broadway?• Protect Residential Property Owners with:

• Better set backsBetter set backs• Screening of rooftop mechanical equipment

• Taking residential property out of the commercial g p p ydistrict

• Gross vs. Net Sqft. G• Give greater certainty about new development

• Establish guidelines that reflect what the Community wants and expectsand expects.

• Promote economic vitality

Why Rezone Broadway?Why Rezone Broadway?• Leverage access to existing & future rapid transit stations• Key opportunity sites on large parcels in critical locationsKey opportunity sites on large parcels in critical locations• Enable existing and potential businesses to grow

compatibly with residential neighborsS t i th h M i St t• Support ongoing resurgence through Main Streets

• Provide new focus to East Somerville and Winter Hill

Strengths of Broadway CorridorStrengths of Broadway Corridor• Excellent transportation access: Rail, Road, & Bus• Active community & business groupsActive community & business groups• Distinctive neighborhood character• Strong public health system

Diversity of residents and businesses• Diversity of residents and businesses• Many families • Historic corridor

Existing ChallengesExisting Challenges• Current zoning impede

expansion and redevelopmentexpansion and redevelopment

• Limited public open space

• Imbalance between vehicleImbalance between vehicle, pedestrian, bicyclists

• Underdeveloped parcelsp p

• Disconnected neighborhoods

• Limited off-street parkingLimited off street parking

• Width of Street overwhelms existing built environment

• Residential neighborhoods impacted by I-93

Existing CharacterExisting Character

Existing CharacterExisting Character

Existing CharacterExisting Character

Existing CharacterExisting Character

Process to Develop ProposalProcess to Develop Proposal• Kickoff Meeting - November 2008

• Four (4) Focus Group Meetings

• Developed vision for area

• Evaluated blocks & sites for redevelopment, infill, or preservation

• Reviewed zoning alternatives

• Rezoning proposal draftedRezoning proposal drafted

• 2nd Community Meeting - March 2009

• 3rd Community Meeting - May 20093 Community Meeting May, 2009

• Neighborhood Meetings, July 1, July 22 and July 29

• 4th Community Meeting – August 12 20094 Community Meeting August 12, 2009

• Submit proposal to Board of Aldermen – September

Vision for Broadway CorridorVision for Broadway Corridor

• Safe, vibrant street with daytime and nighttime activity

• A mix of businesses that are attractive to nearby residents

• Economic revitalization• Green spaces as well as plazas• Green buildings• Green buildings• Create a gateway to the City

Key Organizing PrinciplesKey Organizing Principles

1. Respect transition between commercial & residential districts

Rear Yard SetbacksUpper levels of buildings set back pp gScreening of mechanical equipment

2. Ensure design quality and compatibilityg q y p yDesign guidelines for each area

3 Provide greater certainty to applicants &3. Provide greater certainty to applicants & abutters

Clear standardsNo ai ersNo waiversMost intensive review for new construction

Key Organizing PrinciplesKey Organizing Principles

4. Facilitate development in opportunity areasp pp yRedevelop underutilized areasInfill development where appropriatePreserve existing development character in areas

5. Balance circulation amenitiesPedestrian-friendly uses and building designy g gReduce parking requirements

6. Encourage sustainable development6. Encourage sustainable developmentGreen building incentives in certain districtsPromote pedestrian and bicycle activity

Zoning Study AreaZoning Study Area

Residential Properties PreservedResidential Properties Preserved

• 11 Langmaid • 8 Cross Street Eastg• 13 Langmaid• 15/17 Langmaid• 14/16 Langmaid• 257 School

• 8 Cross Street East• 10 Cross Street East• 12 Cross Street East• 14 Cross Street East

• 257 School• 6 Kensington• 8/10 Kensington• 12/12A Kensington

• 16 Cross Street East• 6/8 Wisconsin• 7/9 Wisconsin• 6/6A Franklin

• 14/16 Kensington• 20 Kensington• 24 Kensington• 26/28 Kensington

6/6A Franklin• 10/12 George• 11 George • 11 McArthur

• 26/28 Kensington• 3/5 Kensington• 9 Kensington

Proposed Zoning near Sullivan Sq.Proposed Zoning near Sullivan Sq.

Transit Oriented District 55 (TOD 55)Transit Oriented District 55 (TOD 55)Purpose:

To allow for mixed-use development opportunities in close proximity to existing lower-density residential neighborhoods. Where mapped in commercial streets, development is anticipated to be a mix of commercial and residential uses.

Characteristics:

• Mid-rise primarily residential upper floorsMid rise primarily residential upper floors

• Creates buffer for residential neighborhoods

• Structured parkingStructured parking

Maximum Height: 55 Feet (5 more than currently allowed)Maximum FAR: 3.0 (1 more than currently allowed)S tb k N (T iti t R id ti l R i d)Setbacks: None (Transition to Residential Required)

Transit Oriented District 55 (TOD 55)Transit Oriented District 55 (TOD 55)Maximum Height: 55 Feet (5 more than currently allowed)Maximum FAR: 3.0 (1 more than currently allowed)S tb k NSetbacks: None (Transition to Residential Required)

Transit Oriented District 55 (TOD 55)Transit Oriented District 55 (TOD 55)Maximum Height: 55 Feet (5 more than currently allowed)Maximum FAR: 3.0 (1 more than currently allowed)S tb k NSetbacks: None (Transition to Residential Required)

Transit Oriented District 70 (TOD 70)Transit Oriented District 70 (TOD 70)Purpose:

This moderate-density sub-district shall complement nearby existing developments and serve as a gateway to higher-density districts. Pedestrian oriented uses are often required in this sub-district along major public streets to encourage activity at the street level.

Characteristics:• Pedestrian oriented requirement supports street level activity• Pedestrian oriented requirement supports street level activity• Upper level step back after 55 ft height• Green building incentive• 5% arts related uses• 5% arts related uses• 15% affordable housing

Maximum Height: 70 Feet if Green (20 more than currently allowed)gMaximum FAR: 4.0 if Green (2 more than currently allowed)Setbacks: None (Transition to Residential Required)

Transit Oriented District 70 (TOD 70)Transit Oriented District 70 (TOD 70)Maximum Height: 70 Feet if Green (20 more than currently allowed)Maximum FAR: 4.0 if Green (2 more than currently allowed)S tb k NSetbacks: None (Transition to Residential Required)

Pedestrian Oriented RequirementPedestrian Oriented Requirement• Identify blocks that need specific requirement for pedestrian

uses: 35% to 65%.

• Pedestrian Uses include: • Small or large retail and service;

E ti d d i ki t bli h t• Eating and drinking establishments; • Parks and open space; • Rapid transit facilities; and • Municipal uses.

• Will allow space for lobby and entry to parking.

TOD TransitionsTOD TransitionsTransition to Residential Districts:

In the proposed TOD districts, would require either (a) a 20 foot setback that is completely landscaped, or (b) allow structures to be built on the property line with a high quality, aesthetically pleasing wall to a maximum

height of 24 feet and a upper floor step back of 40 feet from the district line.

Existing Proposed

TOD TransitionsTOD TransitionsTransition to Residential Districts:

In the proposed TOD districts, would require either ( ) 20 f b k h i l l l d d(a) a 20 foot setback that is completely landscaped, or

(b) allow structures to be built on the property line with a high quality, aesthetically pleasing wall to a maximum height of 24 feet and a upper floor step back of 40 feet from the district line.upper floor step back of 40 feet from the district line.

Existing Proposed

Winter Hill Close UpWinter Hill Close Up

Corridor Commercial District (CCD)Corridor Commercial District (CCD)Purpose:

To manage development along heavily traveledTo manage development along heavily traveled transportation corridors, especially where those corridors meet at commercial squares.

Characteristics

• Commercial ground floorS ll i l b• Small commercial bays

• Infill development• Reduced parking requirements

P t i li f ki• Payment in lieu of parking

Maximum Height: 55 Feet (5 more than currently allowed)Maximum FAR: 3 0 (1 more than currently allowed)Maximum FAR: 3.0 (1 more than currently allowed)Setbacks: None (Transition to Residential Required)

Corridor Commercial District (CCD)Corridor Commercial District (CCD)Transition to Residential Districts:

The proposed CCD district would require a minimum setback of 20 feet andThe proposed CCD district would require a minimum setback of 20 feet and mandates that to 10 feet closest to the residential district be landscaped to provide a better buffer. Additionally, any portion of a building that exceeds 35 feet in height must step back an additional 15 feet from the residential district further

i l l idprotecting local residents.

ProposedExisting

Corridor Commercial District (CCD)Corridor Commercial District (CCD)Maximum Height: 55 Feet (5 more than currently allowed)Maximum FAR: 3.0 (1 more than currently allowed)S tb k NSetbacks: None (Transition to Residential Required)

Corridor Commercial District (CCD)Corridor Commercial District (CCD)Maximum Height: 55 Feet (5 more than currently allowed)Maximum FAR: 3.0 (1 more than currently allowed)S tb k NSetbacks: None (Transition to Residential Required)

Residence C (RC) DistrictResidence C (RC) DistrictPurpose:

To establish and preserve medium density neighborhoods of p y gone-, two-, and three-family homes, free from other uses except those which are both compatible with and convenient to the residents of such districts.to the residents of such districts.

Characteristics:

P itt d UPermitted Uses: 1-, 2-, & 3-family by right; Multiple dwellings by special permit; S fSome commercial uses under 5,000 s.f. by right; Some commercial uses by special permit

Maximum Height: 3 stories or 40 feetMaximum FAR: 2.0Setbacks: 15’ front; 20’ rear; variable side

Residence C (RC) DistrictResidence C (RC) District

Maximum Height: 3 stories or 40 feetgMaximum FAR: 2.0Setbacks: 15’ front; 20’ rear; variable side

Future Character of BroadwayFuture Character of Broadway

Proposed Map AmendmentProposed Map Amendment

Winter Hill Close UpWinter Hill Close Up

Central Broadway Close UpCentral Broadway Close Up

TODTOD--55 & 70 Close Up55 & 70 Close Up

Retail Hierarchy Retail Hierarchy • Convenience Shopping District

• Population: 3,000 – 5,000• Types of Retail: (∼ 90% Independent) Corner Markets, Quick Service

Restaurants, Laundromats, Clothing stores, ATM’s

• Neighborhood Shopping District• Population: 4,000 – 20,000• Types of Retail: (∼ 75% Indy) Bakeries, Banks, Full Service Restaurants,

Grocery, Pharmacies, Hardware, Furniture

• City Wide Shopping District• City Wide Shopping District• Population: 15,000 – 80,000• Types of Retail: (∼ 50% Indy) Supermarkets, Discount Department Stores,

Sporting Goods, Office Supply, Jewelry

• Regional Shopping District • Population: 70,000 – 200,000+• Types of Retail: ( ∼ 25% Indy) Fashion Clothing Cinema Department StoresTypes of Retail: ( 25% Indy) Fashion Clothing, Cinema, Department Stores,

Large Format Specialty Stores

Retail Hierarchy Mapped Retail Hierarchy Mapped

RegionalRegionalSh i Sh i Shopping Shopping District District

CityCity--WideWideShopping Shopping District District

CityCity--WideWideShopping Shopping District District

NeighborhoodNeighborhoodShopping Shopping DistrictDistrictDistrictDistrict

NEXT STEPSNEXT STEPS

Board of Aldermen

• Public hearing of Land Use Committee & Planning Board

• Closed public hearing of Land Use Committee & Planning Board

• Planning Board recommendation to BoA

• BoA decision

Thanks to Focus Group!Thanks to Focus Group!

Ald Walter PeroAld Walter PeroCarrie DancyCarrie Dancy Ald. Walter PeroAld. Walter PeroEllin ReisnerEllin ReisnerAld. Bill RocheAld. Bill Roche

Carrie DancyCarrie DancyJoe GraftonJoe GraftonAlfred DellicicchiAlfred Dellicicchi

Jeff Jeff TakleTakleErika Erika TarlinTarlinAnne TateAnne Tate

Denise MarchDenise MarchStephen Stephen MartoranoMartoranoSandraSandra McGoldrickMcGoldrick Anne TateAnne Tate

Lynne ThompsonLynne ThompsonKen TotahKen TotahPeterPeter TsourianisTsourianis

Sandra Sandra McGoldrickMcGoldrickCecily MillerCecily MillerIan NewtonIan Newton

Peter Peter TsourianisTsourianis

CONTACT INFOCONTACT INFO

Monica Lamboy, Executive Director [email protected]

Rob May, Director of Economic Devt [email protected]

Melisa Tintocalis, Principal Planner [email protected]

Steven Azar, Senior Planner [email protected]

Christopher Diiorio, Senior Planner [email protected]

Lori Massa, Planner lmassa@somervillema govLori Massa, Planner [email protected]

OSPCDOSPCD93 Highland Avenue

Somerville, MA 02143617-625-6600 x 2500

www.somervillema.gov