Lower Broadway District Urban Renewal Plan City of Everett, MA

April, 2015

SUBMITTED TO: PREPARED FOR:

DEPARTMENT OF HOUSING AND CITY OF EVERETT COMMUNITY DEVELOPMENT EVERETT REDEVELOPMENT AUTHORITY 100 CAMBRIDGE STREET, SUITE 300 484 BROADWAY BOSTON, MA 02114 EVERETT, MA 02149

PREPARED BY: PREPARED IN ASSOCIATION WITH: BSC GROUP INC. NINIGRET PARTNERS 33 WALDO STREET 11 SOUTH ANGELL STREET WORCESTER, MA 01608 PROVIDENCE, RI 02906

Contents

Executive Summary ...... 1 I. Introduction ...... 1 II. Urban Renewal Area Description ...... 1 III. Statement of Need ...... 2 IV. Project Goals and objectives ...... 3 V. Project Vision ...... 4 VI. Commonwealth’s Sustainable Development Principles ...... 6 12.02 (1) Characteristics – Requisite Plans and Associated Information ...... 10 Section 1: Maps ...... 10 Section 2: Existing Characteristics ...... 33 12.02 (2) Eligibility ...... 40 Section 1: Eligibility – Background Information ...... 40 Section 2: Area Eligibility Designation ...... 51 Section 3: Area Eligibility Acquisition, Clearance and Disposition ...... 54 Section 4: URP Conformity with Comprehensive Plan ...... 56 12.02 (3) Project Objectives ...... 58 Section 1: Urban Renewal Goals and Objectives ...... 58 Section 2: Overall Redevelopment Strategy ...... 58 Section 3: Implementation ...... 61 Section 4: Economic Benefits ...... 61 12.02 (4) Financial Plan ...... 62 Section 1: Land Assembly ...... 62 Section 2: Site Preparation Costs ...... 62 Section 3: Relocation Expenses ...... 62 Section 4: Public Improvements ...... 62 Section 5: Gross Project Costs ...... 63 Section 6: Sources of Funding ...... 64 12.02 (5) Requisite Municipal Approvals ...... 65 12.02 (6) Site Preparation ...... 66 Section 1: Demolition to Support Traffic Improvements on Broadway ...... 66 Section 2: Demolition to Support Redevelopment of 30 Beacham Street ...... 66

BSC Group, Inc. Lower Broadway Urban Renewal Plan i 12.02 (7) Public Improvements ...... 67 Section 1: Infrastructure Improvements ...... 67 Section 2: Roadways and Circulation ...... 67 Section 3: Parking ...... 68 Section 4: Drainage/Stormwater ...... 68 Section 5: Pedestrian/Bicycle Circulation ...... 68 Section 6: Open Space ...... 68 12.02 (8) Relocation ...... 69 12.02 (9) Redeveloper’s Obligation ...... 70 12.02 (10) Disposition ...... 71 12.02 (11) Citizen Participation ...... 72 Attachment A: URA Parcel Ownership Table and Map Attachment B: Declaration of Necessity Attachment C: Evidence of Public Hearing Attachment D: Local Approvals Attachment E: Legal Counsel Opinion Attachment F: Public Participation Attachment G: Market and Economic Analysis

LIST OF FIGURES Figure A-1: Project Location and URA Boundary ...... 11 Figure A-2: Aerial Photography with URA Boundary ...... 12 Figure A-3: Topography ...... 13 Figure B-1: Boundaries of Proposed Clearance and Rehabilitation Areas ...... 14 Figure C-1: Existing Property Lines, Building Foot Prints and Parking Areas ...... 15 Figure C-2: Proposed Property Lines, Building Foot Prints and Parking Areas ...... 16 Figure D-1: Existing Land Use ...... 17 Figure D-2: Existing Zoning ...... 18 Figure E-1: Proposed Land Use ...... 19 Figure E-2: Proposed Zoning ...... 20 Figure F-1: Existing Roadways, Public Rights-of-Ways and Easements ...... 21 Figure F-2: Proposed Roadways, Public Rights-of-Ways and Easements ...... 22 Figure G-1: Parcels to be Acquired ...... 23 Figure H-1: Lots to be Created for Disposition ...... 24 Figure I-1: Buildings to be Demolished ...... 25 Figure J-1: Buildings to be Rehabilitated ...... 26

BSC Group, Inc. Lower Broadway Urban Renewal Plan ii Figure K-1: Buildings to be Constructed ...... 27 Figure S-1: Project Area Location – USGS Locus ...... 28 Figure S-2: Structure Age ...... 29 Figure S-3: Environmental Constraints Map ...... 30 Figure S-4: MassDEP Oil and/or Hazardous Material Sites ...... 31 Figure S-5: URP Concept Plan ...... 32 Attachment A, Figure A-1: URA Parcel Map ...... A-9

LIST OF TABLES Table 1: Existing Land Use ...... 34 Table 2: Zoning Districts ...... 36 Table 3: Proposed Land Use ...... 37 Table 4: Property Acquisition Parcels ...... 38 Table 5: Summary of Land Ownership ...... 42 Table 6: Age of Structures ...... 43 Table 7: Historic Resources within the URA ...... 43 Table 8: Demographic Data ...... 48 Table 9: Comparison of Unemployment Rates (%) ...... 48 Table 10: Property Conditions Overview ...... 51 Table 11: Parcels for Acquisition, Clearance and Disposition ...... 56 Table 12: Lower Broadway Urban Renewal Plan Project Budget ...... 63 Table 13: Lower Broadway Urban Renewal Plan Project Funding Sources ...... 64 Table 14: Businesses to be Relocated for Lower Broadway District URP ...... 69 Table A-1: Everett URA Parcel Ownership Table ...... A-1

BSC Group, Inc. Lower Broadway Urban Renewal Plan iii List of Acronyms

ACEC – Area of Critical Environmental Concern BOR – Massachusetts Board of Relocation BRT – Bus Rapid Transit CDBG – Community Development Block Grant CFR – Code of Federal Regulations CMR – Code of Massachusetts Regulation CSO – Combined Sewer Overflow DEIR – Draft Environmental Impact Report for Wynn Everett (EEA #15060) DHCD – Massachusetts Department of Housing and Community Development DIF – District Increment Financing DMU – Diesel Multiple Unit Trains EDA – U.S. Economic Development Administration EEA – Massachusetts Executive Office of Energy and Environmental Affairs ENF – Environmental Notification Form EPA – U.S. Environmental Protection Agency EPH – Extractable Petroleum Hydrocarbon ERA – Everett Redevelopment Authority LBEDD – Lower Broadway Economic Development District LID – Low Impact Development MAPC – Metropolitan Area Planning Commision MBTA – Massachusetts Bay Transportation Authority MassDOT – Massachusetts Department of Transportation MassDEP – Massachusetts Department of Environmental Protection MCP – Massachusetts Contingency Plan MEPA – Massachusetts Environmental Policy Act MHC – Massachusetts Historical Commission MPA – Metropolitan Planning Organization MWRA – Massachusetts Water Resources Authority PDS – Priority Development Sites PCBs – Polychlorinated Biphenyls SVOCs – Semi-Volatile Organic Compounds TPH – Total Petroleum Hydrocarbons URA – Urban Renewal Area URP – Urban Renewal Plan USGS – U.S. Geological Survey VOCs – Volatile Organic Compounds VPH – Volatile Petroleum Hydrocarbon

BSC Group, Inc. Lower Broadway Urban Renewal Plan iv EXECUTIVE SUMMARY

I. INTRODUCTION

The Lower Broadway District Urban Renewal Plan (URP or the Plan) was initiated by the City of Everett through the Everett City Council, the Mayor, and the Everett Redevelopment Authority (ERA). The URP process involved collaboration with stakeholders, including area property owners, residents, town officials and the Lower Broadway District Steering Committee. Stakeholders have the mutual interest of revitalizing this once-vibrant mixed use area by attracting new or expanding existing industrial and business users, brownfields remediation, enhancing residential quality of life, and improving waterfront access.

II. URBAN RENEWAL AREA DESCRIPTION

The Urban Renewal Area (URA), also referred to as the Study Area is located in the Lower Broadway District of Everett. The URA is roughly bounded by:

 Gateway Center shopping area to the west;  Revere Beach Parkway to the north/northwest;  The Exxon-Mobile tank farm to the east and northeast;  The Exelon Mystic Generating Station to the southeast; and  The Mystic River to the southwest.

The Study Area is highly disturbed due to its urban character and industrial past. The URA is comprised of approximately 208 parcels which contain 281 properties (some parcels contain multiple condominium units) with a total land area of 128 acres. Broadway (Route 99), a four lane roadway with two lanes in each direction, bisects the URA in roughly a north/south alignment. Approximately 78% of the buildings pre- date 1940. The majority of the URA was rezoned in fall 2013 to be consistent with the recommendations of the 2013 Lower Broadway District Master Plan. The new zoning includes a Casino Overlay District. Study Area land uses are diverse; while there isn’t a single dominant use, non-residential uses comprise a significant majority of land use (approximately 73% excluding roads/public ways).

Adjacent land uses to the east of the URA are heavily industrial, including power generation and storage of liquid petroleum products or petrochemicals. West of the URA, on the other side of the train tracks, is the Gateway Shopping Center. This 450,000-square foot shopping center includes a 23-acre waterfront park with passive recreational trails on redeveloped chemical manufacturing land.

The URA has a highly industrial history, particularly on the west side of Broadway. There is a large vacant parcel on the Mystic River, referred to as the Staging Yard, which has a long history of chemical manufacturing. This parcel is comprised partially of filled tidelands because the marshes along the Mystic River were filled over the years by the various chemical companies. Also, excavated materials from the Massachusetts Water Resources Authority (MWRA) Deer Island Outfall project were spread across the parcel in the late 1900s in a 1- to 7-foot thick layer.

Residential development on the east side of Broadway was prompted by streetcar access and proximity to nearby employment centers/mills. Small to moderate-scale industrial properties are also scattered throughout the east side (e.g., scrap metal and automotive repair). Manufacturing in Everett thrived from

BSC Group, Inc. Lower Broadway Urban Renewal Plan 1 the 1800s to the Great Depression, but experienced significant declines thereafter. Some of the factories that closed during the Great Depression and in the following decades have been redeveloped, while other buildings have been abandoned or demolished. Some large businesses left the area due to aging and obsolete facilities and/or lack of expansion area, leaving behind buildings in poor condition and land that had been contaminated by operations that predate contemporary environmental regulations.

Information used throughout this document was obtained from a wide range of publicly accessible online resources, as well as from recent studies, as listed below:

 Lower Broadway District Master Plan, February 2013, Sasaki Associates Inc. & GLC Development Resources LLC (the Master Plan);  Everett Central Waterfront Municipal Harbor Plan, Everett, MA, October 15, 2013, submitted to the Massachusetts Office of Coastal Zone Management by the City of Everett in association with Fort Point Associates, Inc., ICON architecture, inc., and Shadley Associates (the Harbor Plan); and  Everett Waterfront Assessment, June 2003, Fort Point Associates.

MEPA filings for the Wynn Everett casino development were also referenced for the URP (EEA #15060).

III. STATEMENT OF NEED

This URP evaluates data from a variety of sources to support the recommendation that the URA meets the eligibility standards defined in Massachusetts General Legislation (M.G.L.) c. 121B for consideration as decadent and a blighted open area and that it is improbable that the area would be redeveloped per the ordinary operations of private enterprise. Data evaluated includes parcel ownership, land and building assessments, parcels size and current conditions. The finding that the URA is a blighted open and decadent area is based upon all properties within the URA and not limited to properties identified for acquisition.

The Lower Broadway District qualifies as an Urban Renewal Area under the requirements of M.G.L. c. 121B. The area’s characteristics are consistent with the definitions of blighted open area and decadent, as follows:

Blighted Open Area: a predominantly open area which is detrimental to the safety, health, morals, welfare or sound growth of a community because it is unduly costly to develop it soundly through the ordinary operations of private enterprise by reason of the existence of ledge, rock, unsuitable soil, or other physical conditions, or by reason of the necessity for unduly expensive excavation, fill or grading, or by reason of the need for unduly expensive foundations, retaining walls or unduly expensive measures for waterproofing structures or for draining the area or for the prevention of the flooding thereof or for the protection of adjacent properties and the water table therein or for unduly expensive measures incident to building around or over rights-of-way through the area, or for otherwise making the area appropriate for sound development, or by reason of obsolete, inappropriate or otherwise faulty platting or subdivision, deterioration of site improvements or facilities, division of the area by rights- of-way, diversity of ownership of plots, or inadequacy of transportation facilities or other utilities, or by reason of tax and special assessment delinquencies, or because there has been a substantial change in business or economic conditions or practices, or an abandonment or cessation of a previous use or of work on improvements begun but not feasible to complete without the aids provided by this chapter, or by reason of any combination of the foregoing or other condition; or a predominantly open area

BSC Group, Inc. Lower Broadway Urban Renewal Plan 2 which by reason of any condition or combination of conditions which are not being remedied by the ordinary operations of private enterprise is of such a character that in essence it is detrimental to the safety, health, morals, welfare or sound growth of the community in which it is situated. (M.G.L. c. 121b, § 1)

Decadent: an area which is detrimental to the sound growth of a community as a result of the existence of buildings which are out of repair, physically deteriorated, unfit for human habitation, obsolete, or in need of major maintenance or repair, or because much of the real estate in recent years has been sold, or taken for nonpayment of taxes upon foreclosure of mortgages, or because buildings have been torn down and not replaced and under existing conditions it is improbable that the buildings will be replaced, or because of a substantial change in business or economic conditions, or because of inadequate light, air, or open space, or because of excessive land coverage or because diversity of ownership, irregular lot sizes or obsolete street patterns make it improbable that the area will be redeveloped by the ordinary operations of private enterprise, or by reason of any combination of the foregoing conditions. (M.G.L. c. 121b, § 1)

As discussed in Chapter 12.02 (2) Eligibility (Section 2: Area Eligibility Designation), the URA has many characteristics that contribute to the current blighted open area and decadent conditions. Specifically, the Project Area contains the following:

 A large vacant parcel with known fill and contamination issues, resulting in remediation requirements and other site constraints that are unduly expensive to complete without public intervention;  Structures with physical conditions that lack the mechanical and building systems necessary to meet contemporary needs;  Facilities that constitute a barrier to development due to scale, conditions and use restrictions;  Structures which are quite old, indicating the potential for regulated materials common to older buildings;  A diversity of ownership and irregular lot shapes and sizes that make it unlikely the area will be redeveloped under the normal operation of the private market;  Substantial changes in business and economic conditions;  Existing conditions that are detrimental to public health, safety and welfare and which are unlikely to be resolved by the operation of private enterprise;  Portions of the URA that are currently underutilized;  The presence of many incompatible uses that are directly adjacent to each other without adequate buffer;  Inadequate transportation options, roadway conditions and traffic circulation; and  Infrastructure that is in need of improvements to supply adequately service.

IV. PROJECT GOALS AND OBJECTIVES

As described in Chapter 12.02 (3) Project Objectives (Section 1: Urban Renewal Area Goals and Objectives), the overall goal for the Project is to create an environment that has a strong identity and image, provides access to riverfront recreational opportunities, supports a high quality of life, encourages a diverse mix of uses and transportation modes, generates commercial and industrial job opportunities, provides

BSC Group, Inc. Lower Broadway Urban Renewal Plan 3 business opportunities for economic development, and increases the city’s tax base. The following objectives were established in order to achieve this goal.

 Foster an environment for businesses to thrive and create sustainable jobs.  Transform Everett’s historic manufacturing economic base through redevelopment of former industrial properties, and in so doing increase the number and diversity of well-paying jobs in the city.  Encourage and preserve economic diversity and quality of life by providing opportunities for businesses serving a diversity of incomes and skills.  Increase real estate tax income generating properties in the URA.  Encourage private sector investment and utilize public funds judiciously and strategically as a catalyst for private investment.  Facilitate land assembly and disposition to advance the goals, objectives and activities of the URP.  Integrate the residential and commercial uses, as well as transportation networks, by developing an improved roadway network and recreation trails.  Retain the mixed use character of the Lower Broadway District while facilitating development that is consistent with current zoning and the 2013 Master Plan.  Improve access to modern and efficient public transportation options in order to make the area more accessible.  Improve roadways and sidewalks, as well as traffic circulation.  Improve infrastructure systems to support modern development needs.  Enhance the quality of life for residents, as well as provide quality experiences for visitors, by improving access to waterfront recreational opportunities.

V. PROJECT VISION

The URP embodies the vision for the Lower Broadway that was defined in the Master Plan, which reads as follows.

The Lower Broadway District is evolving, changing and renewing itself. The District is envisioned to be a vibrant mixed use urban neighborhood that serves as a “gateway” to Everett from Boston and that is better connected to Everett Square and the city across Route 16. Lower Broadway is intended to be a distinct neighborhood with a strong identify and image. It is meant to be a destination for new mixed use riverfront development, diverse light industrial and office/R&D employment, a high quality urban residential neighborhood with recreational amenities, supporting retail/commercial services, with pedestrian and bicycle friendly streets. Lower Broadway should offer employment opportunities for the full spectrum of Everett residents from automobile repair to professional services and corporate offices. It should be a neighborhood that is affordable yet desirable for all ages and income levels. It should offer nearby retail/commercial services to the residents of the District and Everett in a complementary manner to adjacent Gateway Center. The District offers the opportunity for new regionally significant high density mixed use riverfront destination with a future MBTA commuter rail station, and extensive public access to the Mystic River, a new marina and pedestrian/bicycle connection to the evolving Mystic River trail network.

BSC Group, Inc. Lower Broadway Urban Renewal Plan 4 Lower Broadway can become the most diverse mixed use neighborhood in Everett and the District that provides new employment, residential, retail/commercial services, and recreational opportunities for Everett residents. The District is the destination that residents bring their friends, family and visitors to “show off” their city and participate in a better future.1

The Master Plan’s vision is integral to the URP. Plan implementation is expected to increase employment opportunities and tax revenue, as well as to improve the adjacent neighborhood area. Redevelopment of the URA involves strategic acquisition, potential business relocation, spot clearance, environmental assessment and remediation, parcel assemblage, infrastructure improvements and ultimately the disposition of development sites.

The actions and budget estimates presented herein take advantage of the resources and funding secured by the city to begin the redevelopment process for the entire Lower Broadway District. Proposed actions include acquisition of key parcels, relocation of up to five businesses, demolition of obsolete buildings, remediation, roadway and infrastructure improvements and the creation of new construction-ready parcels for disposition. The Master Plan for URA redevelopment includes the projects listed below and described in Chapter 12.02 (3) Project Objectives.  Remediate and redevelop the large, vacant Staging Yard to facilitate new business opportunities and job creation.  Maximize public waterfront access along the Mystic River.  Unify the Broadway streetscape by infilling and framing it with complementary uses.  Implement extensive infrastructure projects to improve URA roadway and traffic conditions, facilitate mixed use development at the Staging Yard, and improve stormwater management in areas where inadequate drainage or poorly treated runoff have been identified as a problem.  Improve pedestrian and bicycle amenities to facilitate increased non-vehicle dependent activity in and around the URA.  Identify properties with potential for rehabilitation, focusing attention on rehabilitating residential buildings in the URA through the use of Community Development Block Grant (CDBG) funding to preserve the existing housing stock and assist homeowner in performing the needed repairs and improvements.  Facilitate growth in the Employment District.  Expand public transportation options available within the URA to increase the convenience of travel to and within the area as well as support mixed use development.  Promote public safety throughout the Lower Broadway District.  Improve environmental conditions within the URA.

The recommendations herein were developed by integrating the conclusions of an economic study completed by Ninigret Partners, the Lower Broadway District Master Plan, the Harbor Plan, the Everett Waterfront Assessment, the proposed Wynn Everett development (including the resolution of contamination issues and the accessibility of the Mystic River waterfront), and the vision for the URA resulting from/neighborhood, property and business owners’ participation in the formulation of a URA

1 Lower Broadway District Master Plan, February 2013, Sasaki Associates Inc. & GLC Development Resources LLC, p. 58.

BSC Group, Inc. Lower Broadway Urban Renewal Plan 5 Concept Plan (see Figure S-5: URP Concept Plan).

VI. COMMONWEALTH’S SUSTAINABLE DEVELOPMENT PRINCIPLES

The Commonwealth has established ten principles that encourage smart growth and sustainable development. Below is a discussion of how effectively the Lower Broadway URP promotes these principles using redevelopment, open space and transportation improvements to attract economic development to the URA.

Concentrate Development and Mix Uses

Support the revitalization of city and town centers and neighborhoods by promoting development that is compact, conserves land, protects historic resources, and integrates uses. Encourage remediation and reuse of existing sites, structures, and infrastructure rather than new construction in undeveloped areas. Create pedestrian friendly districts and neighborhoods that mix commercial, civic, cultural, educational, and recreational activities with open spaces and homes.

The Lower Broadway District URP advances the principle of concentrating development and mixed uses. The Study Area is highly urbanized and contains residential neighborhoods, commercial development, active industrial/manufacturing, a community park/recreational fields and a large MBTA maintenance facility. The URP encourages the continuation and expansion of these uses in appropriate areas. There is also a large vacant waterfront parcel formerly used for chemical manufacturing that has known contamination, referred to as the Staging Yard. The Project includes revitalizing this former industrial area and brownfield to create local and regional jobs, stimulate the local economy and enhance waterfront access opportunities. The city is also focused on reusing and redeveloping existing commercial and industrial properties that are no longer functional.

Advance Equity

Promote equitable sharing of the benefits and burdens of development. Provide technical and strategic support for inclusive community planning and decision making to ensure social, economic, and environmental justice. Ensure that the interests of future generations are not compromised by today's decisions.

The URP seeks to advance public and private investment in a community of need. The City of Everett has undertaken outreach to include residents, stakeholders and advocates, and incorporated their input into the URP. The planned activities of the URP include expanding accessibility, increasing job opportunities for local residents; preserving and providing expansion potential for existing businesses, implementing energy conservation measures, and remediation of environmental contamination. A major component of the URP involves redevelopment of a former chemical manufacturing site, including public access to new waterfront amenities and recreational opportunities. These URP activities promote equity for current and future generations of Everett residents.

Make Efficient Decisions

Make regulatory and permitting processes for development clear, predictable, coordinated, and timely in accordance with smart growth and environmental stewardship.

BSC Group, Inc. Lower Broadway Urban Renewal Plan 6 The City of Everett recently adopted a zoning ordinance for the Lower Broadway Economic Development District (LBEDD) that is in accordance with the land use policy objectives in the Lower Broadway Master Plan. The city intends to designate Priority Development Sites (PDS) to encourage redevelopment by providing expedited permitting processes pursuant to M.G.L. c. 43D. This approach reflects a process designed to promote efficient and coordinated decision-making. Once the designated properties are a designated as PDS/43D sites, they will be preferred development locations where projects are guaranteed that local development permits will be acted upon within 180 days of application. Thus, the URP complies with the Make Efficient Decisions Principle.

Protect Land and Ecosystems

Protect and restore environmentally sensitive lands, natural resources, agricultural lands, critical habitats, wetlands and water resources, and cultural and historic landscapes. Increase the quantity, quality and accessibility of open spaces and recreational opportunities.

The currently vacant Staging Yard has enormous potential to provide accessible waterfront open space, increase recreational opportunities, and improve the quality of the shoreline. Wynn Everett has submitted a Site Remediation Action Plan to the Massachusetts Department of Environmental Protection (MassDEP RTN 3-13341) for review under the Massachusetts Contingency Plan (MCP) to address onsite contamination. The Master Plan emphasized that this parcel should integrate appropriate development with public access to the waterfront and connections to existing adjacent Gateway Center open space. The URP Concept Plan includes site remediation, extensive outdoor landscaping and pedestrian amenities along the waterfront, a marina and boating facilities, shoreline restoration, and shellfish bed restoration. Proposed channel dredging to accommodate a floating dock system and provide draft for water transportation and recreation vessels will have the benefit of removing sediments contaminated with arsenic, total petroleum hydrocarbons (TPH), and polychlorinated biphenyl (PCBs). Thus, the Concept Plan is consistent with the Master Plan as well as this sustainable development principle.

Use Natural Resources Wisely

Construct and promote developments, buildings, and infrastructure that conserve natural resources by reducing waste and pollution through efficient use of land, energy, water, and materials.

Consistent with the City of Everett’s Harbor Plan, the URP proposes the reclamation of the long neglected waterfront area and making it available to the public. Pedestrian access along the waterfront is proposed to connecting Broadway to Gateway Plaza at the western edge of the URA. Additionally, dockage is proposed that will offer opportunity for public boating and potentially water taxi service. New construction will be consistent with state stormwater management standards, incorporate low impact development techniques, and promote energy efficiency in building construction.

Expand Housing Opportunities

Support the construction and rehabilitation of homes to meet the needs of people of all abilities, income levels, and household types. Build homes near jobs, transit, and where services are available. Foster the development of housing, particularly multifamily and smaller single-family homes, in a way that is compatible with a community's character and vision and with providing new housing choices for people of all means.

BSC Group, Inc. Lower Broadway Urban Renewal Plan 7 The LBEDD Zoning Ordinance designates specific areas for single family, multi-family and mixed use housing. The city is enhancing the neighborhoods in these areas by providing pedestrian and bicycle amenities, multi-modal transportation options and infrastructure improvements. Existing older homes that require maintenance may be eligible for home rehabilitation assistance through the CDBG program. The city is currently having great success with multi-family development in the northwest segment of the Study Area, where two former mill buildings have been converted to apartments/condominiums, and the 328-unit Batch Yard project involves the conversion of a former candy mill along Charlton Street along with two new structures on former industrial sites fronting Broadway. These developments greatly enhance local opportunities for apartment and condominium housing. In terms of transit, Broadway is situated along a number of MBTA bus routes which connect to train service. The city hopes to add train service along the commuter rail line, possibly using diesel multiple unit (DMU) trains, or extend bus rapid transit (BRT) service (referred to as the Silver Line) to the URA in the near future.

Provide Transportation Choice

Maintain and expand transportation options that maximize mobility, reduce congestion, conserve fuel and improve air quality. Prioritize rail, bus, boat, rapid and surface transit, shared-vehicle and shared-ride services, bicycling, and walking. Invest strategically in existing and new passenger and freight transportation infrastructure that supports sound economic development consistent with smart growth objectives.

Access proposed along the Mystic River waterfront from Broadway to Gateway Plaza will allow pedestrian and bicycle access to an area that has been inaccessible for decades. Proposed dockage will offer opportunities for public boating and potentially water taxi service. As noted above, Broadway is serviced by a number of MBTA bus routes. The city is also evaluating ways to improve access to public transit with a new MBTA commuter rail train stop, or by the extending the Silver Line BRT into the area. Connections to existing bicycle trails north of the URA (e.g., Bike to the Sea) are proposed.

Increase Job and Business Opportunities

Attract businesses and jobs to locations near housing, infrastructure, and transportation options. Promote economic development in industry clusters. Expand access to education, training, and entrepreneurial opportunities. Support the growth of local businesses, including sustainable natural resource-based businesses, such as agriculture, forestry, clean energy technology, and fisheries.

The LBEDD zoning and Resort Casino Overlay District provide a very clear indication of the city’s intent to attract businesses and jobs to locations near housing, infrastructure and transportation options. In addition, the recent rezoning includes an Employment Zoning District to “encourage a diverse range of employment land uses ranging from small-scale automotive repair/maintenance to large scale light industrial/ flex-tech/ R&D.” This district is intended to be a transition zone between the industrial uses to the southeast and the Lower Broadway District. This is designed to support the growth of local businesses. In addition, the Mixed Use District Zoning is intended “to encourage neighborhood-scale mixed use development compatible with the residential and retail/commercial scale of Lower Broadway.” The URP advances the principle of increasing job and business opportunities.

BSC Group, Inc. Lower Broadway Urban Renewal Plan 8 Promote Clean Energy

Maximize energy efficiency and renewable energy opportunities. Support energy conservation strategies, local clean power generation, distributed generation technologies, and innovative industries. Reduce greenhouse gas emissions and consumption of fossil fuels.

The URP calls for energy conservation to be incorporated in all projects, particularly commercial renovation and redevelopment. It is anticipated that the redevelopment of the Staging Yard will showcase sustainable design technologies. Construction waste material from demolition and new construction of the new facilities will be recycled when possible.

Pedestrian and bicycle-friendly amenities, improved connections to recreational trails, a new water transportation dock, and increased public transportation opportunities will reduce miles traveled, which translates into reduced greenhouse gas emissions and consumption of fossil fuels.

Plan Regionally

Support the development and implementation of local and regional, state and interstate plans that have broad public support and are consistent with these principles. Foster development projects, land and water conservation, transportation and housing that have a regional or multi-community benefit. Consider the long-term costs and benefits to the Commonwealth.

The locally-approved Master Plan and the state-approved Harbor Plan both emphasize the redevelopment of vacant industrial land along the waterfront for mixed use development, as envisioned in the city’s Lower Broadway Master Plan. The Staging Yard was identified by the city as a development parcel that should be redeveloped in a way that encourages public use of the waterfront and provides connections along the water’s edge to adjacent open space. Redevelopment of the Staging Yard is consistent with state policies that seek the remediation of brownfield sites in urban areas, job promotion and economic growth.

The regional context of traffic impacts associated with implementation of the URP will be evaluated in terms of the Boston Metropolitan Planning Organization’s Long-Range Transportation Plan, Paths to a Sustainable Region (the MPO Plan). The MPO Plan identified a regional vision, and it is anticipated that a number of transportation improvements will support the MPO Plan. Potential measures include the addition of train service along the commuter line, and/or Silver Line service, and/or shuttle service to MBTA subway stations and other transportation hubs, additional MBTA bus stops, improving amenities for pedestrians and bicyclists, and links to existing and planned trails. Modifications to Broadway would make existing and heavily used traffic networks more efficient.

BSC Group, Inc. Lower Broadway Urban Renewal Plan 9 12.02 (1) CHARACTERISTICS – REQUISITE PLANS AND ASSOCIATED INFORMATION The plans and information presented herein describe the existing characteristics of the Project Area, as well as the proposed future conditions. Section 1 presents the required and supplemental maps for the Project. Section 2 provides additional discussions of map content, as appropriate.

SECTION 1: MAPS

The maps presented herein and listed below adhere to the state’s requirements for Urban Renewal Plans.

Required Maps

A-1 Project Location and URA Boundaries A-2 Aerial Photography with Project Boundary A-3 Topography B-1 Boundaries of Proposed Clearance and Rehabilitation Areas C-1 Existing Property Lines, Building Foot Prints and Parking Areas C-2 Proposed Property Lines, Building Foot Prints and Parking Areas D-1 Existing Land Use D-2 Existing Zoning E-1 Proposed Land Use E-2 Proposed Zoning F-1 Existing Roadways, Public Rights-of-Ways and Easements F-2 Proposed Roadways, Public Rights-of-Ways and Easements G-1 Parcels to be Acquired H-1 Lots to be Created for Disposition I-1 Buildings to be Demolished J-1 Buildings to be Rehabilitated K-1 Buildings to be Constructed

Supplemental Maps

S-1 Project Area Location – USGS Locus S-2 Structure Age S-3 Environmental Constraints Map S-4 MassDEP Oil and/or Hazardous Material Sites S-5 URP Concept Plan

BSC Group, Inc. Lower Broadway Urban Renewal Plan 10 Figure A-1: Project Location and URA Boundary

BSC Group, Inc. Lower Broadway Urban Renewal Plan 11 Figure A-2: Aerial Photography with URA Boundary

BSC Group, Inc. Lower Broadway Urban Renewal Plan 12 Figure A-3: Topography

BSC Group, Inc. Lower Broadway Urban Renewal Plan 13 Figure B-1: Boundaries of Proposed Clearance and Rehabilitation Areas

BSC Group, Inc. Lower Broadway Urban Renewal Plan 14 Figure C-1: Existing Property Lines, Building Foot Prints and Parking Areas

BSC Group, Inc. Lower Broadway Urban Renewal Plan 15 Figure C-2: Proposed Property Lines, Building Foot Prints and Parking Areas

BSC Group, Inc. Lower Broadway Urban Renewal Plan 16 Figure D-1: Existing Land Use

BSC Group, Inc. Lower Broadway Urban Renewal Plan 17 Figure D-2: Existing Zoning

BSC Group, Inc. Lower Broadway Urban Renewal Plan 18 Figure E-1: Proposed Land Use

BSC Group, Inc. Lower Broadway Urban Renewal Plan 19 Figure E-2: Proposed Zoning

BSC Group, Inc. Lower Broadway Urban Renewal Plan 20 Figure F-1: Existing Roadways, Public Rights-of-Ways and Easements

BSC Group, Inc. Lower Broadway Urban Renewal Plan 21 Figure F-2: Proposed Roadways, Public Rights-of-Ways and Easements

BSC Group, Inc. Lower Broadway Urban Renewal Plan 22 Figure G-1: Parcels to be Acquired

BSC Group, Inc. Lower Broadway Urban Renewal Plan 23 Figure H-1: Lots to be Created for Disposition

BSC Group, Inc. Lower Broadway Urban Renewal Plan 24 Figure I-1: Buildings to be Demolished

BSC Group, Inc. Lower Broadway Urban Renewal Plan 25 Figure J-1: Buildings to be Rehabilitated

BSC Group, Inc. Lower Broadway Urban Renewal Plan 26 Figure K-1: Buildings to be Constructed

BSC Group, Inc. Lower Broadway Urban Renewal Plan 27 Figure S-1: Project Area Location – USGS Locus

BSC Group, Inc. Lower Broadway Urban Renewal Plan 28 Figure S-2: Structure Age

BSC Group, Inc. Lower Broadway Urban Renewal Plan 29 Figure S-3: Environmental Constraints Map

BSC Group, Inc. Lower Broadway Urban Renewal Plan 30 Figure S-4: MassDEP Oil and/or Hazardous Material Sites

BSC Group, Inc. Lower Broadway Urban Renewal Plan 31 Figure S-5: URP Concept Plan

BSC Group, Inc. Lower Broadway Urban Renewal Plan 32 SECTION 2: EXISTING CHARACTERISTICS

Most of the maps presented in Section 1 are self-explanatory, but some warrant a brief narrative to provide insight into the information provided. This section expands on the information presented in some of the maps, as appropriate.

Map A-1: Project Location and URA Boundaries

The URA, also referred to as the Study Area, is located in the Lower Broadway District of Everett. The URA is roughly bounded by:

 Gateway Center shopping area to the west;  Revere Beach Parkway to the north/northwest;  The Exxon-Mobile tank farm to the east and northeast;  The Exelon Mystic Generating Station to the southeast; and  The Mystic River to the southwest.

The southern boundary of the URA is closely aligned with the Everett/Boston city line, but the URA is entirely within the City of Everett.

Map A-2: Aerial View of Project Area

The Study Area is highly disturbed due to its urban character, industrial past, and ongoing demolition, construction and remediation activities. The aerial views available during the preparation of this URP are somewhat inaccurate in that they do not accurately depict the redevelopment of the Batch Yard residential development along northeast Broadway. The aerials are included in the URP despite the known inaccuracies because they provide important information that is difficult to convey in a schematic plan. The schematic plans do provide an accurate depiction of the URA as of the URP submittal date.

Map C-1: Existing Property Lines, Building Footprints and Parking Areas

The URA is comprised of approximately 206 parcels which contain approximately 281 properties on approximately 128 acres. The URA is divided as follows:

 Private Parcels - 94.5 acres (74%)  Public roadways and easements - 17.14 acres (7.5%)  Parks – 3.75 acres (3%)  Utilities – 0.99 acres (0.8%)  Railroad rights-of-way 11.78 acres (9.2%)

While some streets accommodate on-street parking, public parking is limited and existing parking is primarily on private property (e.g., driveways). There are two city-owned public parking areas; the Lynde Street Park parking lot off Broadway containing approximately 40 spaces, and the small municipal lot on Bow Street (parcel H1-16) which has a capacity of approximately six vehicles. This lot restricts vehicles from parking for longer than 72 hours.

BSC Group, Inc. Lower Broadway Urban Renewal Plan 33 Map D-1: Existing Land Use

Existing land uses vary widely, as shown below.

Table 1: Existing Land Use

Land Use Classification Area (acres) % of Total Property Area Mixed Use 1.23 0.96% Single Family 3.04 2.37% Multi-Family 12.59 9.83% Vacant (primarily Staging Yard) 24.67 19.26% Commercial 14.03 10.96% Warehouse/Storage/Distribution 4.49 3.51% Parking 0.86 0.67% Industrial/Manufacturing 13.53 10.57% Utility (MassElectric relay station on Thorndike Street) 0.99 0.77% Transportation (MBTA Repair Facilities) 19.97 15.59% Parks 3.75 2.93% Railroad ROW (MBTA Commuter rail) 11.78 9.20% Roads/Public Ways 17.13 13.38% Total 128.06 100%

Graphically, the distribution of land use in the URA is as follows:

LAND USE Mixed Use, Single Family, Roads/Public 0.96% 2.37% Ways, 13.38% Multi Family, 9.83% Railroad ROW , 9.20% Vacant , 19.26% Parks, 2.93%

MBTA Repair, 15.59% Commercial, 10.96%

Utility, 0.77% Warehouse/Storage/ Industrial/Manufacturing, Parking , 0.67% Distribution, 3.51% 10.57%

BSC Group, Inc. Lower Broadway Urban Renewal Plan 34 The table and supplemental chart supports the following conclusions:

 Study Area land uses are diverse; while there isn’t a single dominant use, non-residential uses comprise a significant majority of land use (approximately 73%, excluding roads/public ways).  Currently, the largest land use category is Vacant, primarily due to the Staging Yard.  The MBTA Repair Facility is a large single-occupant facility which contributes to the industrial nature of the west side of Broadway.  Mixed Use is currently a very small component of land use.

The west side of Broadway can generally be divided into three segments – northern, central and southern, described as follows:

 The northern segment contains a number of large-scale structures – both existing and under construction. There is a two-story brick building on Broadway which houses QSX Labels, a graphics and label design company; two former mill buildings renovated into condominiums; and the former Charleston Chew factory being redeveloped as part of a 328-unit luxury apartment/condominium project called the Batch Yard, which, in addition to the mill building, includes two brand new structures fronting Broadway and a former manufacturing structure converted into a garage. There are also a number of small businesses housed in a group of small manufacturing buildings along the railroad track.  The central segment contains medium to large-scale businesses fronting Broadway, including a Honda dealership, liquor store, two fast food franchises, a storage facility and a Grainger branch. Directly behind this commercial strip is a very large approximately 19.97-acre MBTA Repair Facility.  The southern segment of the west side of Broadway (i.e., the Staging Yard) is approximately 19- acres, long occupied by chemical manufacturing facilities and with known contamination issues. The site is currently used as a storage area for construction materials, and contains a modular construction office/trailer. There is some scrub vegetation around along the perimeter of the waterfront and train tracks, otherwise the site is predominantly covered by a mix of soil sand gravel. The URA has direct waterfront access to the Mystic River from the Staging Yard.

The east side of Broadway is densely developed, with many small single and multi-family residential properties interspersed with commercial, automotive, scrap metal, factory and warehouse facilities, some of which are large relative to the surrounding residential properties. The buildings with frontage on Broadway are primarily small-scale businesses and restaurants, apartment houses and triple-decker residences.

The URA contains two public open space parcels. The largest is Lynde Street Park in the southeast corner off Broadway. This neighborhood recreational area contains a basketball court, playground and playing fields. The facilities are adjacent to a scrap yard, an electrical substation, and an equipment yard. The second open space parcel is a recently-renovated triangle-shaped pocket park at the southern intersection with Broadway and Bow Street. Total area of parks/open space is approximately 3.75 acres. There is also a landscaped area at the northern intersection with Broadway, but this is technically part of the roadway right-of-way.

BSC Group, Inc. Lower Broadway Urban Renewal Plan 35 It is relevant to note that the east side of the URA is surrounded on three sides by large scale industrial and utility uses, including power production/transmission and an oil tank farm. Nuisance noise, odor and heavy volumes of truck traffic associated with these large-scale uses are issues for the nearby residences.

Broadway is a four lane roadway (two lanes in each direction) which recently was improved to incorporate Complete Streets elements, including new ornamental lighting, bicycle lanes, small parks, bus shelters and pedestrian amenities (e.g., improved crosswalks). There are signalized intersections near Bow Street (south) and at Beacham and Bowdoin Streets. Within the URA, Broadway is a local urban arterial, except for the Sweetser Circle ramps over the MBTA rail tracks, which are under state jurisdiction. Overall Broadway is in very good to excellent condition within the Study Area. Public roadways off Broadway on the east side are generally two-lane roads. Some are wider and designed to handle truck traffic (e.g., Beacham Street), while others are narrow and constrained by on-street parking (e.g., Lynde Street). Conditions along the side roads and associated sidewalks are variable, with some in good condition and others in various states of disrepair.

Map D-2: Existing Zoning

Zoning - The majority of the URA was rezoned in fall 2013 as the Lower Broadway Economic Development District (LBEDD). Exclusive of public roadways, the URA consists of a number of zoning districts and a Resort Casino Overlay District, as follows.

Table 2: Zoning Districts

Zoning Classification Zone Area (acres) % of Total Project Area Waterfront Mixed Use (LB-WMU) 46.89 42.45% Commercial (LB-C) 13.04 11.81% Employment (LB-E) 14.21 12.99% Mixed Use (LB-MU) 6.34 5.74% Residential Detached (LB-RD) 3.69 3.34% Residential Multi-Family (LB-RMF) 14.95 13.58% Riverfront Overlay District (RR) 11.78 10.09% Total 110.9 100 % Resort Casino Overlay District 53.82 *Total does not include roadway areas.

As shown on Map D-2, the Resort Casino Overlay District encompasses the central and southern sections of the west side of Broadway.

Current zoning in the URA is consistent with the land use policy objectives in the Lower Broadway Master Plan. The zoning ordinance incorporates the following:

 Mix of uses along Broadway to encourage neighborhood scale development compatible with the residential and retail/commercial scale of Lower Broadway.  An employment District to encourage employment-generating land uses and to provide a transition between the industrial uses to the

BSC Group, Inc. Lower Broadway Urban Renewal Plan 36  Standards, oversight requirements and predictability will encourage high quality private development consistent with current uses.  Allows for development of a mixed use/waterfront, including a resort casino, within the overlay district.  Screening, landscaping, lighting & parking standards protect existing uses.  Grandfathers existing uses in perpetuity regardless of property ownership.

Map E-1: Proposed Land Uses

The URP incorporates the vision for future land use developed as part of the Lower Broadway District Master Plan, including the following:

 Unify Broadway streetscape by infilling and framing it with complementary uses.  Encourage employment district to expand.  Site future commuter rail station to support mixed development.  Create a landmark gateway to Everett with high quality mixed use development and waterfront access on the vacant waterfront parcel.  Encourage larger scale mixed use and multi-family residential uses near Route 16.  Enhance pedestrian realm and connectivity to Everett Center and Gateway Plaza.

Table 3 lists the proposed land uses and associated acreages within the URA.

Table 3: Proposed Land Use

Land Use Classification Area (acres) % of Total Property Area Mixed Use 4.53 3.53% Single Family 3.10 2.42% Multi-Family 12.59 9.83% Vacant Land 0.05 0.04% Waterfront Mixed Use 34.03 26.57% Commercial 11.71 8.78% Warehouse/Storage/Distribution 4.49 3.51% Parking 0.80 0.67% Industrial/Manufacturing 9.26 7.23% Utility (Mass Electric relay station on Thorndike Street) 0.99 0.77% Transportation (MBTA Repair Facilities) 16.10 12.57% Parks .28 0.21 Railroad ROW (MBTA Commuter Rail) 11.74 9.17% Municipal 0.55 0.43% Roads/Public Ways 17.84 13.38% Total 128.06 100%

BSC Group, Inc. Lower Broadway Urban Renewal Plan 37 Map E-2: Proposed Zoning

No changes are proposed to zoning in the Project Area, primarily because the zoning ordinance was recently enacted and accurately reflects the vision defined in the Lower Broadway District Master Plan (2013) and this URP. Therefore Map E-2 is identical to Map D-2.

Map G-1: Parcels to be Acquired

Map G-1 highlights the privately-owned parcels to be acquired within the URA, and Table 4 provides additional information. Parcels may be acquired by the ERA, but it is also possible that they may be purchased by a private developer. The table notes the address, lot size, owner, zoning and the present/proposed uses of the parcel. In all, some or all of nine parcels have been identified as candidates for acquisition to promote the goals and objectives of the URP.

Table 4: Property Acquisition Parcels

Spot Lot Current Parcel Clearance Address Size Owner Zoning Proposed Use Use (acres) Secondary Access to Commercial Golden Arch McDonalds Mixed Use/Waterfront H4-4 Yes 128 Broadway 1.07 Resort/Casino Unlimited Restaurant (MBTA will also use to Overlay access repair facility) Vito Vigorito, Parking for Tr Commercial Vigor Diesel H6-1 Yes 20 Broadway 0.28 Vigor Realty Resort/Casino Mobile Gas Management Overlay Station, Trust II Liquor Main Entrance for Commercial Shoppe, Mixed Use/Waterfront VMA H6-2 Yes 38 Broadway 1.49 Resort/Casino Dunkin (Road widening along Corporation Overlay Donuts Broadway) Robert A. Parking for H4-3 Commercial 3.01 Mondello, Honda Cars (partia No 100 Broadway Resort/Casino Eugene P of Boston l) (0.16) Overlay Giacchino Dealership Dennis & Mixed Use H5-44 No 0 Thorndike Street 0.32 `Commercial Vacant Rosanna Cahill Mixed Use or Public Denise Safety Facility Varoudakis, Tr Vacant H3-75 Yes 30 Beacham Street 0.58 Mixed Use Beacham/Broadway Beacham Street Building Intersection Realty Trust Improvements Road widening H5-87 Yes 127 Broadway 0.142 TKS Properties Commercial Nail Salon Intersection Improvements Commercial H7-17 Yes Dexter Street 3.47 City of Everett Park Business Mixed Use Employment Residential H1-16 Yes Bow Street 0.06 City of Everett Parking Lot Residential Detached

The city and ERA will coordinate efforts in implementing the URP, with incentives for property owners to encourage redevelopment of properties and maximize strategic private investments. This is discussed

BSC Group, Inc. Lower Broadway Urban Renewal Plan 38 further in Chapter 12.02 (2) Eligibility, Section 3: Area Eligibility Acquisition, Clearance and Disposition.

Maps S-2: Structure Age

Using information from the Everett Assessor’s Office, a map portraying the distribution of structure age was developed (Map S-2). Approximately 78% of structures within the URA were built before 1940, making them 74 or more years old. This is a significant percentage of older facilities. See additional discussion of age of structures in Chapter 12.02 (2) Eligibility.

Map S-3: Environmental Constraints

Wetland resources within and immediately adjacent to the Staging Yard include:

 Coastal Bank  Filled and Formerly Flowed Tidelands  Riverfront Area  Land Subject to Coastal Storm Flowage  Salt Marsh  Land Under the Ocean  Coastal Beach and Tidal Flats

The Staging Yard contains Chapter 91 filled tidelands. A recent MassDEP Jurisdictional Determination, identified approximately 8.3 acres of flowed tidelands (below the Mean High Water mark), 11 acres of filled tidelands and 15 acres of non-jurisdictional upland. The site’s shoreline also contains a small area of Land Subject to Coastal Storm Flowage (also referred to as floodplain). There are no rare species, Areas of Critical Environmental Concern (ACEC), water supply, or vernal pools present within the URA. Please refer to the discussion of area-wide environmental conditions in Chapter 12.02 (2) Eligibility.

Map S-4: MassDEP Oil and/or Hazardous Material Sites

As shown on Map S-4, there are a number of MassDEP 21E sites that are categorized as “Closed Sites with Use Limitation” and three sites designated as “open” within the URA. One of the open sites is the “Everett Staging Yard Disposal Site”. MassDEP is currently evaluating site contamination issues under the MCP. A Phase III Remedial Action Plan was submitted to MassDEP in August 2013. Please refer to the discussion of area-wide environmental conditions in Chapter 12.02 (2) Eligibility.

BSC Group, Inc. Lower Broadway Urban Renewal Plan 39 12.02 (2) ELIGIBILITY The Commonwealth’s Department of Housing and Community Development (DHCD) must make the following six findings in order to approve a proposed urban renewal plan:

 Without public involvement, the area would not be (re)developed;  The proposed projects will enhance/promote private reinvestment;  The plan for financing the project is sound;  The designated urban renewal areas is decadent, substandard or blighted open area;  The Urban Renewal Plan is complete; and  The Relocation Plan is approved under M.G.L. c. 79A.

This chapter focuses on the finding that the designated urban renewal area is a decadent, substandard, or blighted open area. The discussion herein begins with an overview of the City of Everett and its history, followed by a description of the trends and conditions that are relative to the physical and economic deterioration that has accompanied the Study Area’s decline. The data and other descriptive material demonstrate that the Project Area meets the eligibility criteria to be categorized as a blighted open area and a decadent area within the definitions of M.G.L. c. 121B, § 1.

SECTION 1: ELIGIBILITY – BACKGROUND INFORMATION

Study Area Location

The City of Everett is located immediately north of Boston, and is bordered by Malden on the north, Revere on the east, Chelsea on the southeast, Boston and the Mystic River on the south, and Somerville and Medford on the west. According to the United States Census Bureau, the city has a total area of 3.7 square miles (9.6 km2), of which 3.4 square miles (8.8 km2) is land and 0.3 square miles (0.78 km2) (7.63%) is water. The Revere Beach Parkway (Route 16) runs through Everett in an east/west direction; north of the Parkway is primarily residential; south of the Parkway (including the Study Area) is predominantly industrial and commercial. The URA is located in the southeast area of Everett, and is the “gateway” into Everett from Boston and points south.

Local History

Settled in 1629, Everett was originally part of Charlestown, and later Malden. It was annexed from Malden in 1870, and incorporated as a city in 1892. In the early 1800s Everett was largely an agricultural community, and the town supplied fruits and vegetables to Boston and the surrounding area. In terms of manufacturing, by the early 1800s there were brick, rope and shoemaking making facilities. Lumbering was occurring in the northeast area of town and shellfish was harvested from the Mystic River tidal flats. In 1787 the Malden Bridge was constructed, which at that time was reputed to be “the longest bridge in the world.”2

In 1870, the tracks of the Eastern and Grand Junction Railroad were constructed, crossing the Mystic River and the marshes of White Island. The Saugus Branch Railroad also ran through Everett. From 1870 to

2 Massachusetts Historical Commission Reconnaissance Survey Town Report, Everett, 1981, p. 4.

BSC Group, Inc. Lower Broadway Urban Renewal Plan 40 1930 there was explosive industrial and population growth in Everett, likely due to proximity to Boston, waterfront access and the two rail lines. By 1923, Everett ranked third in the number of manufacturing establishment in the Boston area. The major products were Coka Cola, petroleum products, oils, chemicals and shoes. There were also factories manufacturing tin cans, ornamental iron, elevators, paper and twine, and shoe shanks. Oil storage tank farms, and power generation facilities expanded along the Mystic and Island End River. Streetcar service began in the 1880s and intensive residential development commenced in the northern section of the city. The trolley routes remained intact through the mid-1900s. The MDC Revere Beach Parkway was constructed by the 1930s.

Everett’s population peaked at 48,424 in 1930, and then began to decline.3 The Great Depression had a significant adverse impact on Everett’s industries and economic conditions. From roughly 1930 to 1940 no major public improvements were made, unemployment rose to more than 35%, and many homeowners lost their properties due to foreclosure. The hurricane of 1938 was also detrimental to the area, resulting in extensive damage to property and infrastructure. During WWII unemployment and economic conditions improved due to war-generated demands.4 However, much of this activity involved chemical and other heavy manufacturing which took a toll on the quality of the environment.

Area History

The Lower Broadway District has a highly industrial history, particularly on the west side of Broadway, where chemical, leather and other manufacturing facilities were historically located. The Staging Yard was occupied by the Cochran Chemical Company, the Merrimac Chemical Company and the Monsanto Chemical Company between the 1800s through the late 1960s. During the First World War, the Cochrane Chemical Works did a huge business in war materials.5 The marshes along the Mystic River were filled near White Island over the years by the various chemical companies. After the buildings were demolished, the site was used as a material storage and staging yard. Excavated materials from the Deer Island Outfall project was spread across the Staging Yard in the late 1900s in a 1- to 7-foot thick layer.

Residential development on the east side of Broadway was prompted by streetcar access and proximity to nearby employment centers/mills. The multi-family structures likely provided housing for factory workers, particularly immigrants, within walking distance of these employment centers. Small to moderate scale industrial properties (e.g., scrap metal and automotive repair) are scattered throughout the east side as well. As factories closed during the Great Depression and in the following decades, redevelopment occurred on some parcels, while other buildings were converted or abandoned. Many of the remaining large businesses left the area due to aging and obsolete facilities and/or lack of expansion area, leaving behind buildings in poor condition and land that had been contaminated by operations that predate contemporary environmental regulations.

Project Area Data

This section presents available statistics and data to provide an overview of the URA’s characteristics. As shown in Table 5, approximately 60% of the URA is comprised of privately owned parcels, 3% are city-

3 Reconnaissance Survey, pp. 8, 9. 4 City of Everett 1892-1970. 5 Reconnaissance Survey, p. 9.

BSC Group, Inc. Lower Broadway Urban Renewal Plan 41 owned parcels, 25% are MBTA ROW and repair facilities, and the remaining approximately 13% are city streets. The city-owned land consists of the triangular-shaped pedestrian park at the southern intersection of Bow Street and Broadway (parcel H5-85A), the 3.48-acre Lynde Street Playground off Dexter Street (parcel H7-17), and a small (0.056-acre) parcel used for parking off Bow Street (parcel H1-16). Please refer to Attachment A: Parcel Ownership Information and Map for additional information on property ownership.

Table 5: Summary of Land Ownership

% of Total Land Distribution Area (acres) Project Area Parcels, Various Owners (Private) 75.38 58.9% Parcels, City of Everett 3.8 3.0% MBTA Railroad ROW and Repair Facility 31.75 24.8% Streets, City of Everett 17.13 13.3% Total 128.06 100%

Parcel Size

Parcel size varies widely throughout the URA, with larger parcels predominating on the west side of Broadway and smaller parcels to the east. There are currently a total of 15 parcels with approximately 85 property owners on the west side of Broadway, primarily because 210 Broadway (parcel H2-45) and 43 Charlton Street (parcel H2-60) are condominium developments with multiple property owners. Parcels on the west side range in size from approximately 0.28 acres to 29.9 acres, with most in the 1 to 2 acre range.

The east side of Broadway is comprised approximately 191 parcels with 173 owners. Approximately 56% of the parcels on the east side are a tenth of an acre or less, and 84% measure a quarter-acre or less. The largest privately-owned parcels east of Broadway are parcels H3-46 (3.12 acres) and H5-133 (1.93 acres), located at 151 and 99 Bow Street, respectively. Condominiums are not common on the east side, but 42 Lynde Street and 12 Mystic Street, each have three owners.

Age of Structures

As shown in the table below, city Assessor’s data indicates that approximately 78% of buildings were constructed prior to 1940. The presence of so many older structures indicates an increased potential for substandard conditions, outdated or abandoned facilities, maintenance issues, and the presence of regulated materials common to older buildings (e.g., lead paint, asbestos).

BSC Group, Inc. Lower Broadway Urban Renewal Plan 42 Table 6: Age of Structures

No. of % of Total Built During Year Built Structures Specified Time Period 1860-1900 98 34.6% 1901-1940 121 42.8% 1941-1960 3 1.1% 1961-2008 40 14.1% Unknown 21 7.4% Total 283 100% Source: Everett Assessor’s Office

Unknown 1860-1900 1961-2008 7% 35% 14% 1941-1960 1%

1901-1940 43%

Historic and Archaeological Resources

The URA has been substantially disturbed, and no archaeological resources are expected to be impacted. A review of the Massachusetts Historical Commission (MHC) Inventory of Historic and Archaeological Assets of the Commonwealth identified the following inventoried structures within the URA.

Table 7: Historic Resources within the URA

MHC Project Name Address Inventory Comments/Conditions Activity # Broadway/Charlton Charlton Batch Yard/multi-family housing Redevelopment Street Area Street redevelopment of mills is occurring in of Charlton eastern section; the western section Place; no (Charlton Place) is comprised of brick and impact to Batch metal warehouses originally constructed Yard in 1910 but which have been almost redevelopment. entirely renovated and are used as a small business center. Boston Elevated 80 Brick, steel and glass structures built Private Railway Yard Broadway between 1923 and 1939 to accommodate redevelopment Properties repair activities for the Boston Elevated of a small

BSC Group, Inc. Lower Broadway Urban Renewal Plan 43 MHC Project Name Address Inventory Comments/Conditions Activity # Railway. Currently used by the MBTA as section a service facility. containing one- story trailers and masonry buildings. Everett Station 145 EVR.173 One-story concrete block structure built in The URP does Garage Broadway 1924. A classical revival style building not impact this formerly a service garage with up to four building. bays. Currently contains a small restaurant and the offices/storefront for a commercial restaurant ventilation company. Original decorative detail along the roofline has been removed and the building’s façade has been altered. H.K. Porter and 6 Ashland EVR.167 Red brick and concrete manufacturing The URP does Sons Battery Clipper Street building between 1 and 3 stories. Built in not impact this Factory 1900 and expanded in 1930. Provides building. office and warehouse space for Tigar Refrigeration Company. Electric Company 37 EVR.172 Red brick 3-story building with neo- The URP does Substation #10 Thorndike classical elements and contrasting detail not impact this Street constructed in 1928. building. Lemuel Edmester 199 Bow EVR.176 Residence constructed in 1835. Greek The URP does House Street revival style. Asbestos shingles and an not impact this addition with a new gable have been building. added. Colonial Beacon Oil 30 Beacham EVR.190 Built in 1926, this 3-story L-shaped brick Redevelopment Refinery Business Street building was once associated with the or demolition Office Everett Terminal tank farm. It is currently for a mixed use unoccupied and for sale. or public safety facility.

Revere Beach Parkway/Route 16 is listed on the National or State Register of Historic Places. Sweetser Circle and its overpasses (at the northern end of the URA) is considered to be a contributing feature. The eastbound bridge over the MBTA tracks was replaced in 2002 and is not considered to be a contributing feature.6

Vehicular and Pedestrian Access

Within the URA, Broadway is Massachusetts Route 99, a locally owned and maintained roadway classified as a “Principle Arterial” by MassDOT. From Boston and points south, Route 99 is Rutherford Avenue then becomes Alford Street before becoming Broadway at the Everett city line. As Broadway, it extends through Everett, Malden and Melrose, eventually merging with Route 1, a state highway and access route to North Shore communities. Within the Study Area, Broadway is a four lane road with sidewalks and bicycle lanes on both sides. On-street parallel parking is allowed only on the east side of Broadway.

6 Wynn Everett Draft Environmental Impact Report, 2013, pp. 16-1 to 16-6 and Figure 16-1.

BSC Group, Inc. Lower Broadway Urban Renewal Plan 44 Beacham, Bow, Dexter and Robin Streets are two-lane roads on the east side of Broadway with little or no on-street parking. They are wider than the other side streets and accommodate truck traffic associated with the nearby oil tank farm and businesses along Beacham Street (e.g., produce wholesale companies). Bow and Beacham Streets are classified as Urban Principle Arterials, with Dexter and Robin Streets classified as Urban Minor Arterials7.

Beacham Street is a major thoroughfare used by trucks traveling to and from the New England Produce Center and other businesses in Chelsea. Poor pavement conditions were observed along Beacham, including cracks, ruts, wash out of pavement material at some locations, and loss of roadway crown resulting in poor drainage. Poor sidewalk conditions, lack of continuous accessible route, and lack of handicap access ramps do not meet American Disability Act (ADA) standards. Traffic signage in this area appears to be old and is sometimes difficult to read. The traffic signal at the intersection of Beacham and Bow Streets also appears dated.

Dexter and Robin Streets are used as a cut-through from Broadway to Beacham Street. There is a tight turning radius at the Dexter/Robin Streets intersection. These streets are characterized as having narrow roadway width, heavy truck traffic, cracked pavement, potholes, loss of pavement crown, and poor drainage. The sidewalks are deteriorated with ruptures caused by tree roots at some locations, and they lack a continuous accessible route. Traffic delays have been observed on Robin Street at the intersection with Broadway.

The remaining streets in the URA are classified as “Local Roads” and many are one-way streets with some on-street parking (e.g., Courtland Street, Thorndike Street, Lynde Street and Mystic Street).

Overall, the Study Area is vehicle dominated, but the city is making strong efforts to integrate bicycle, bus and pedestrian amenities, as shown by the recent additions of bicycle lanes and other improvements along Broadway.

Bus and Rail Access

The MBTA provides public transportation service along lower Broadway corridor via bus routes 104, 105 and 109, with a number other routes nearby, particularly along Route 16 to the north. Since there is no train service currently within the URA, transit users must use bus service to connect to train or commuter rail service. Commuters heading into Boston would take a bus to the Orange Line at Sullivan Square. Other nearby train stations less accessible by bus are Wellington, Malden, and Assembly Square Stations (the latter is currently under construction in Somerville). The MBTA Rockport/Newburyport Commuter Rail passes through the Lower Broadway District as it travels in and out of North Station, but there is currently no commuter rail stop in Everett.

7 http://services.massdot.state.ma.us/maptemplate/roadinventory

BSC Group, Inc. Lower Broadway Urban Renewal Plan 45 Area-wide Summary of Environmental Conditions

The URA is densely developed and contains a highly urbanized mix of uses. There is little vegetation aside from the recreational fields at Lynde Street Park and the landscaped areas at the intersections of Broadway and Bow Street.

The URA along the Mystic River contains the coastal resource areas listed below.

 Land Under the Ocean  Coastal Beach and Tidal Flats  Coastal Bank  Land Containing Shellfish  Salt Marsh  Riverfront  Land Subject to Coastal Storm Flowage

MassDEP has issued a Jurisdictional Determination to confirm Chapter 91 boundaries at the Staging Yard. The analysis concluded that approximately 8.3 acres of the parcel are flowed tidelands (below the Mean High Water mark), 11 acres are filled tidelands and 15 acres are non-jurisdictional upland. The site’s shoreline also contains a small area of floodplain.

Contamination from historic manufacturing and more recent fill activities is a primary environmental concern within the URA, particularly within the Staging Yard. Ongoing investigations have identified soil, groundwater and sediment contamination in this area, including metals, volatile organic compounds (VOCs), volatile petroleum hydrocarbon (VPH) fractions and target analytes, semi-volatile organic compounds (SVOCs), extractable petroleum hydrocarbon (EPH) fractions and target analytes, and polychlorinated biphenyls (PCBs). Both the upland and the land under water are part of the contamination site.

No state-listed species or habitats are known to be present, nor is the URA within a designated Area of Critical Environmental Concern (ACEC).

Market Considerations from the Economic and Market Analysis

A general review of the existing and recent market trends was undertaken to identify potential market opportunities in the URP. The conclusions described below are supported by available data.

Light Industrial Space

There is a high potential for light industrial space with the right product mix/type. As of this writing, the Boston area (i.e., Boston plus communities inside Route 128) has a 10% vacancy rate for industrial space through Quarter 3 of 2013. In the last two quarters, 3.6 million square feet of industrial space has been absorbed by the market.

The type of industrial space which generates the greatest demand has a maximum footprint of up to 25,000 square feet, but can be subdivided to allow for individual units of 2,500 to 5,000 square feet, or units with

BSC Group, Inc. Lower Broadway Urban Renewal Plan 46 up to 10,000 square feet. Optimal ceiling heights are 22 to 26 feet. Ideally, each individual unit has its own loading door.

These factors indicate that industrial space in the URA which meets the above noted criteria would be highly leasable. In the immediate Boston area this type of flexible space is difficult to find and highly in demand. The target market would include smaller manufacturing business, contractors (lay down space would be required), and service industry businesses that have a processing component like laundry services, catering, food trucks, or landscaping. Businesses in the URA could focus on providing goods and services to the mixed use/waterfront development.

For example, there are 43 new food companies utilizing the Boston Food Biz shared use kitchen commissary incubator space called CommonwealthKitchen. As these businesses grow, they will need to move into their own spaces. A building within the URA with the above-noted attributes offers significant advantages, including close proximity to the Boston proper market and reduced levels of driving time for deliveries.

Residential

Everett has excellent proximity to Boston, Somerville and Cambridge, which makes it a high potential development opportunity. A recent study by the Metropolitan Area Planning Council (MAPC) forecasts housing unit demand of between 300,000 and 435,000 additional units in the Boston metropolitan area by the year 2040.8 This translates to roughly 17,900 units per year for the next 26 years.

Given the close proximity to Boston, housing development will be driven by housing demand and price points in Boston. However, time to market will play an important role in the relative success of any project because other developers/communities see the same opportunity and may be able to bring a product to market faster. Structures will likely be either five to six story wood structures or more than 10 story steel structures due to the change in construction code and resulting changes in building construction costs associated wood versus steel frame construction. On the Staging Yard, Chapter 91 and environmental remediation costs will also play an important role in determining the size and number of units required to support development. More costs to meet regulatory requirements means that more units will be required to achieve profitability, which will likely result in increased structure height.

Retail

In general, retail is currently in a state of flux. Brick and mortar retail faces significant competition from online retail, and the retail market has seen consolidation. Power centers in the last quarter showed negative absorption of 79,000 square feet of retail space. However, the vacancy rate is below 5% on average and rents are beginning to trend upward.

Retail development in the URA could be opportunistic and may manifest in mixed use development. This is especially relevant in the portions of the URA subject to Chapter 91, where retail space can be used to meet the public facility spaced mandated by the regulations.

8 Population and Housing Demand Projections for Metro Boston; Regional Projections and Provisional Municipal Forecasts, Metropolitan Area Planning Council, January 14, 2014.

BSC Group, Inc. Lower Broadway Urban Renewal Plan 47 Municipal Demographic Data

Some basic demographic data for Everett is presented in the tables below. Demographic data indicates that the majority of housing units are renter-occupied. Unemployment data suggests that the unemployment trends in Everett are generally consistent with those of the state and county, but at a slightly higher level. Everett’s unemployment rate was 6.3% in November 2013, down from a high of 7.8% in June/July.

Table 8: Demographic Data

Demographic Parameter City of Everett Population 42,567* Number of Households 15,285 Median Household Income $49,702 Per Capital Income $24,263 % of Individuals below Poverty Level 12.8% Number of Housing Units 16,558 Occupied 15,285 / 92.3% Vacant 1,273 / 7.7% Owner-occupied 6,229 / 37.6% Renter-occupied 9,056 / 54.7% Educational Attainment Level High School Graduate or Higher 79.5% Bachelor’s Degree or Higher 15.8% Median Age 36.7 years Sources: US Census Bureau and ACS * Denotes 2012 ACS Estimate

Table 9: Comparison of Unemployment Rates (%)

BSC Group, Inc. Lower Broadway Urban Renewal Plan 48 9.00%

8.00%

7.00%

6.00%

5.00%

4.00%

3.00%

2.00%

1.00%

0.00% 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012

Everett Middlesex County Massachusetts

Sources: MA Office of Labor and Workforce Development, 2012 data; U.S. Bureau of Labor Statistics

BSC Group, Inc. Lower Broadway Urban Renewal Plan 49 Economic Development Implications

The Study Area’s economic base has transformed from heavy manufacturing to smaller service uses integrated with the existing residential uses east of Broadway, and auto oriented and higher density residential development west of Broadway. The unemployment rate trends of Everett are similar to those of the county and state, with city unemployment rates running 1% to 1.5% above those of Middlesex County.

The Staging Yard is the largest vacant parcel available for development in the Study Area, and its redevelopment is key to the implementation of the URP. As a brownfields site, remediation is a critical element to making the property marketable to private developers. A mixed use development, in conjunction with opening the waterfront to recreational and marina uses, will provide a wide range of temporary construction jobs and permanent professional and support employment opportunities. URA housing options are diverse (e.g., rental apartments, condominium units, single-family homes, duplexes and triple- deckers), and proximity to new large-scale development could increase real estate values and motivate owners to maintain and upgrade their properties.

As noted previously, Wynn, LLC submitted a proposal for the development of a resort casino on the Staging Yard shortly after the completion of the Lower Broadway Master Plan. Subsequently the Massachusetts Gaming Commission has granted a License to Wynn, LLC for the proposed resort casino In addition to generating jobs and local revenue, the resort casino development also represents a significant private investment that can be leveraged to implement the vision of the Lower Broadway District Master Plan. The Local Agreement and commitments of the resort casino developer will assist the city in underwriting many of the capital improvements identified in the plan.

Property Conditions

An exterior visual assessment of each parcel within the Study Area was undertaken as part of the urban renewal process. Properties are categorized into one of five categories:

 Acceptable: Conditions of the building parts range from new to maintained such that they appear new, well cared for, and in no need of cleaning or maintenance.  Serviceable: Condition of the building parts are in deteriorating shape, in need of paint, washing, caulking, re-pointing, scraping rust, etc. The structure is still is able to function at its intended purpose. The condition/deterioration is surficial.  Moderate Disrepair: Conditions have worsened beyond cosmetic repairs. Thin cracks in masonry walls could allow potential for moisture penetration. Damaged exterior walls could be indicative of constant dampness or interior moisture reaching into the interior. The need for repair and attention to the underlying causes could represent moderate disrepair. Broken glass, damaged frames, missing roof shingles, broken, disrupted, or sagging cornice, eaves, and gutters are individual items of this category. Entire systems of enclosures have not failed, and the damaged items could be repaired or replaced.  Severe Disrepair: Worsening conditions are now beyond the weather protecting exterior materials of the building. Water/ice entering under or behind these exterior materials will or has degraded the entire structure. Severe disrepair include wide cracks in masonry walls, a sinking foundation, the broken or rotted out conditions of walls, sills, windows, doors, eaves, metal fasteners severely

BSC Group, Inc. Lower Broadway Urban Renewal Plan 50 reduced by rust, and entire roofing assemblies missing. Disrepair is at a level that indicates a potential for compromised structural integrity.  Vacant/Unimproved: The structures on the property have been removed and the parcel is empty, and/or the parcel does not have certain basic required services necessary to utilize it for other purposes.

Based on land area (exclusive of ROWs), approximately 30.5% of the URA is “vacant/abandoned,” largely due to the Staging Yard. Approximately 78% of the buildings in the URA were built prior to 1940. Some have been redeveloped (e.g., 43 Charlton and 210 Broadway) and many are well maintained (particularly the residences), but many structures show signs of wear or neglect.

An overview of property conditions is presented in Table 10. Overall, approximately 48% of the URA is categorized as Moderate Disrepair, Severe Disrepair or Vacant Abandoned, but the overall perception of the area is overwhelmingly that it is in poor condition with obsolete features. The looming presence of the MBTA repair facility significantly contributes to this impression on the west side of Broadway. The buildings are categorized as “serviceable” but the property contains extensive automotive equipment and vehicles in various states of disrepair. Access is restricted to employees only, so the parcel cuts off flow between the north and south. In sum, the massive scale of the maintenance buildings and limited accessibility of the MBTA facility are a barrier to redevelopment of the area, and the condition of the outdoor areas gives an impression of disrepair.

Table 10: Property Conditions Overview

# of Condition Parcels Area of Parcels (ft2) Based on Land Area Based on # of Parcels Acceptable 38 875,051.32 20.26% 38 18.27% Serviceable 71 1,371,818.86 31.76% 52% 71 34.13% 52.4% Moderate Disrepair 59 343,381.41 7.95% 59 28.37% Severe Disrepair 24 410,199.03 9.50% 24 11.54% Vacant 16 1,318,617.86 30.53% 48% 16 7.69% 47.6% Totals 208 4,319,068.48 100% 100% 208 100% 100%

SECTION 2: AREA ELIGIBILITY DESIGNATION

In order to designate the Study Area as an URA, the ERA is required to make a finding that the area contains substandard, decadent, and/or blighted open in accordance with the Urban Renewal regulations (M.G.L. c. 121B). Once the designation is accepted by DHCD, the ERA will have discretion to undertake revitalization activities to stimulate economic development within the URA.

This report assembles data from a variety of sources to support a recommendation that the Study Area meets one or more of the eligibility standards, and that it is improbable that the area will be redeveloped by the ordinary operations of private enterprise. This section presents background information including city and Study Area history, existing conditions, property conditions and ownership. Informational sources include city records identifying parcel ownership, land and building easements, square footage of land and buildings, building usage, and utility or other types of easements. In addition, BSC staff performed site inspections of the parcels.

BSC Group, Inc. Lower Broadway Urban Renewal Plan 51

Area Eligibility Findings

After extensive and thoughtful review of available data, in conjunction with input from stakeholders and officials from the City of Everett, the most appropriate findings for the URA are “blighted open” and “decadent”. The definition of each is summarized below, followed by a discussion of how the findings relate to the conditions of the URA.

Blighted Open - A predominantly open area with one or more of the following conditions are present:

 Physical conditions that make development difficult or unduly expensive, e.g., ledge, water;  Obsolete, inappropriate or faulty existing development;  Deteriorated conditions; abandonment of previous uses;  Inadequate transportation facilities or other utilities; and/or  Under-utilization and vacancies.

Decadent - A developed area where one or more of the following conditions are present:

 Building(s) out of repair, physically deteriorated, unfit for human habitation or obsolete;  Non-payment of taxes or foreclosures;  Properties with demolished buildings; and/or  Diversity of ownership, irregular lot sizes or obsolete street patterns.

Physical conditions that make Development difficult or unduly expensive

Finding: In the Staging Yard, the existing contamination, coupled with filled tidelands, and floodplain have regulatory requirements that can make development on the parcel extremely expensive.

Proximity to the coast, low elevation and the presence of fill indicates that a high groundwater levels are likely to be encountered and potentially expensive construction measures will be required for development. Current access to parcels on the west side of Broadway is also constrained due to the adjacent water and railroads.

Obsolete, inappropriate or faulty existing development

Finding: Facilities in portions of the URA are obsolete, inappropriate or faulty.

Most structures in the URA are over 70 years old and their physical conditions lack the mechanical and building systems necessary to meet contemporary needs. The floor plates and ceiling heights of existing buildings do not allow flexibility or meet the requirements sought by contemporary businesses.

The existing MBTA service facilities are a barrier to redevelopment because they overwhelm the west side of Broadway and give an impression of obsolete features due to unsightly street views and the massive scale of the buildings. The property also hinders access/flow in the area.

BSC Group, Inc. Lower Broadway Urban Renewal Plan 52

Deteriorated Conditions

Findings: The URA contains a preponderance of structures that were constructed in or before 1940.

The presence of so many older structures indicates the potential for substandard conditions, outdated or abandoned facilities, maintenance issues, and the presence of regulated materials common to older buildings (e.g., lead paint, asbestos).

Inadequate Transportation Facilities

Findings: The URA is served by a network of narrow streets, some of which are in poor condition.

Beacham Street is a major thoroughfare used by trucks traveling to and from the New England Produce Center in Chelsea. The intersection with Broadway is operating at LOS F during PM Peak hours. The Lower Broadway District is served only by MBTA bus routes, with no direct access to train service.

Vacant Parcels

Finding: Vacant land use is present on two parcels suitable for redevelopment – one of which is the very large Staging Yard parcel.

Two vacant parcels which offer significant redevelopment opportunity are the Staging Yard and 0 Thorndike Street. The Staging Yard is an approximately 24-acre parcel with known contamination issues. Up to seven feet of the parcel’s surficial layer is comprised of excavated material from the MWRA Deer Island Outfall project. The 0.32-acre parcel at 0 Thorndike Street consists of grass/lawn with areas of tree and shrub vegetation. The parcel is in good condition, with maintained lawn along Thorndike Street and some tree and shrub vegetation in the rear.

Underutilization

Finding: Portions of the URA are currently underutilized.

The preponderance of small lots in the Employment District creates an inefficient development pattern, which makes the eventual development of leasable business space unlikely without parcel assemblage. The current configuration buildings in the 3 Charlton Street area indicates unplanned and inefficient development, which has resulted in poor access and loading facilities. The Staging Yard, as a vacant parcel, is completely underutilized. Its waterfront location and proximity to Boston make this parcel very desirable, but the existing site conditions (e.g., contamination) and limited access restrict development potential.

Diversity of Land Ownership and Irregular Lot Size

Finding: Small and irregular lot size maximizes problems of assembling development parcels.

The ownership and use of the privately owned land within the URA is quite varied. As noted previously, there are a large number of private landowners. Over 50% of the parcels on the east side of Broadway are a tenth of an acre or less, and over 80% are a quarter acre or less. There are very few large parcels that can accommodate major redevelopment or expansion. Therefore, businesses that wish to relocate or expand

BSC Group, Inc. Lower Broadway Urban Renewal Plan 53 into the area must do so in a haphazard way. Actions to assemble parcels for redevelopment may be necessary.

Public Infrastructure Deficiencies

Finding: Stormwater management infrastructure is inadequate in some areas within the URA, causing localized flooding during storm events.

Portions of the URA are served by a combined sewer overflow (CSO) system. The city has limited data on the specific condition of the water and sewer mains. However, the City Engineer confirms that the infrastructure is aging and in poor condition. Localized flooding after storm events has been observed in the vicinity of Factory Street.

Poor Traffic Circulation

Finding: Within the URA there are issues with roadway conditions, intersection inefficiencies, and on- street parking.

While Broadway is in good repair, conditions are less than optimal along most of the side streets. Road conditions are variable, and some of the streets are rutted and patched. The side streets are often narrow and can be difficult to navigate. Sidewalk conditions are also variable, with many areas of uneven surfaces that presenting challenges for pedestrians and obstacles for the disabled. Truck traffic along Dexter Street, Robin Street and Beacham Street is challenging. In general, on-street parking and street signage is poor.

Contamination

Finding: There is extensive and costly contamination remediation necessary on the Staging Yard parcel.

The Staging Yard has been designated a contaminated disposal area and is regulated under the MCP. Remediation estimates range from $10 to $15 million dollars, which is a major impediment to private development.

Environmental Justice

Finding: There are many incompatible uses that are directly adjacent to each other without adequate buffer.

The URA is situated adjacent to a large tank farm and a power plant on the east side of Broadway, former chemical facilities, and an MBTA maintenance garage and commuter rail ROW on the west side of Broadway. Within the URA itself there are numerous situations where a residence is adjacent to or directly across from a light industrial use, such as an automobile repair shop, construction yard or utility substation. In the southeast section, a public playground abuts a scrap yard.

SECTION 3: AREA ELIGIBILITY ACQUISITION, CLEARANCE AND DISPOSITION

Clearance and Acquisition

Parcels to be acquired are shown in Figure G-1, and buildings to be demolished are shown in Figure I-1. While the building to be demolished are spot clearance, buildings inspections indicate that over 50% of the

BSC Group, Inc. Lower Broadway Urban Renewal Plan 54 floor area of the buildings is functionally obsolete, structurally substandard or is not reasonably capable of being rehabilitated for productive use. In addition, given the age and industrial history of the structures, it is likely there are issues with hazardous materials that must be addressed to achieve successful brownfields reuse. Table 11 (see next page) presents a list of the acquisition, clearance, and disposition parcels. Clearance is necessary and justified for the assemblage of disposition parcels and the provision of suitable access and improvements for the proposed redevelopment. Per the guidance materials for M.G.L. c. 121B, if conditions warranting clearance do not exist, the appropriate treatment may be spot clearance to remove substandard buildings and blighting influences or spot clearance to provide land for project improvements and supporting facilities that are necessary to achieve the objectives of the URP. Spot clearance may involve buildings that are in good condition but whose demolition is necessary to achieve Plan objectives (e.g., reduce density, infrastructure improvements to improve access to and within the area). The clearance proposed west of Broadway consists of four properties containing four structures. These acquisitions are associated with the mixed use/waterfront development for roadway widening and intersection improvements. The parcels are privately owned and are required for the traffic improvements associated with the mixed use/waterfront development, which include the widening of portions of Broadway and access drive. Parcels H6-1 is underutilized and contains a billboard, H6-2 contains liquor/convenience store, gas station and a Dunkin Donuts, these properties are to be used for the main entrance to the mixed use/waterfront development. Parcel H4-3 is used for outdoor display of automobiles for sale, and the acquisition of a 15- foot strip along its frontage is proposed for the widening of Broadway to accommodate turning lanes. Parcel H4-4 contains the MacDonald’s restaurant. Its acquisition and spot clearance is necessary to extend Charlton Street to Broadway, which will serve as access to the MBTA property and an alternate access to the redeveloped Staging Yard. This is consistent with the Lower Broadway District Master Plan’s conceptual design. Clearance east of Broadway consists of five properties. Parcel H3-75 at 30 Beacham Street is the former administrative office building for the Exxon/Mobil oil tank farm. It has been boarded up and vacant for many years and is in severe disrepair. The parcel is targeted for acquisition with the intent that it be redeveloped or demolished and the site used for a mixed use development or a public safety building. Parcel H5-44 on Thorndike Street is a vacant parcel that is proposed for a commercial/mixed use development or for a public safety building (an alternative to 30 Beacham Street). A new public safety facility at either location will improve emergency response time to this underserved part of the city. Parcel H5-87 is a vacant retail property at the intersection of Broadway and Beacham Street that will be used for proposed intersection upgrades. City-owned parcels H7-17, the Lynde Street Playground on Dexter Street, and H1- 16, a small parking lot along Bow Street, are to be transferred to the ERA for disposition and development as commercial mixed use and residential, respectively.

BSC Group, Inc. Lower Broadway Urban Renewal Plan 55 Table 11: Parcels for Acquisition, Clearance and Disposition

Assessors Spot Lot Size Current Address Owner Zoning Proposed Use Map Clearance (acres) Use Secondary Access to Mixed Golden Arch McDonalds Use/Waterfront H4-4 Yes 128 Broadway 1.07 Mixed Use Unlimited Restaurant (MBTA will also use to access repair facility) Vito Vigorito, Billboard Tr Parking for H6-1 Yes 20 Broadway 0.28 Vigor Realty Commercial Vigor Diesel Main Entrance for Management Mobile Gas Mixed Trust II Station, Use/Waterfront Liquor (Road widening VMA Shoppe, along Broadway) H6-2 Yes 38 Broadway 1.49 Corporation Dunkin Donuts Secondary Access to Robert A. Parking for Mixed H4-3 3.01 Mondello, Honda Cars Use/Waterfront No 100 Broadway Mixed Use (partial) (0.16) Eugene P of Boston (MBTA will also Giacchino Dealership use to access repair facility Mixed Use/ Dennis & Commercial or H5-44 No 0 Thorndike Street 0.32 Commercial Vacant Rosanna Cahill Public Safety Facility Denise Varoudakis, Tr Mixed Use/ Multi-family Vacant Commercial or H3-75 Yes 30 Beacham Street 0.58 Beacham Residential Building Public Safety Street Realty Facility Trust Broadway/Beacham Vacant H5-87 Yes 127 Broadway 0.142 TKS Properties Commercial Intersection Building Improvements Commercial Mixed Use/ H7-17 Yes Dexter Street 3.47 City of Everett Park Employment Commercial Residential H1-16 Yes Bow Street 0.06 City of Everett Parking Lot Residential Detached

SECTION 4: URP CONFORMITY WITH COMPREHENSIVE PLAN

The 2013 Lower Broadway District Master Plan provides a detailed comprehensive plan for the URA. The Master Plan was developed to provide “a clear picture of the intended development and growth of the District and can be used by the city to guide private development proposals and to strategically concentrate public infrastructure investment to encourage implementation of the Master Plan.”9

9 Lower Broadway District Master Plan, page 61.

BSC Group, Inc. Lower Broadway Urban Renewal Plan 56 The Master Plan’s conceptual design of the vacant Staging Yard site includes mixed use development and waterfront access. Subsequent to the adoption of the Lower Broadway Master Plan, the city was approached by Wynn Resorts with a proposal to seek a license from the Massachusetts Gaming Commission to develop the Staging Yard as a resort casino. While the Wynn Everett plan differs somewhat from the high density mixed use development for the site proposed in the Master Plan, it retains many of its features and benefits. Both concepts integrate public access to the waterfront and includes numerous public improvements, including traffic, infrastructure, a (potential) commuter rail stop, and water taxi dockage. Both also have the potential to transform the vacant and contaminated waterfront property along the Mystic River into a vibrant destination.

In addition to consistency with the Master Plan, the URP is also consistent with zoning for the Lower Broadway District. As discussed extensively herein, the recent rezoning of the area accurately reflects the goals and objectives defined during the master planning process.

The Municipal Harbor Plan is also a relevant document for consistency review. The Harbor Plan supports the following elements of the URP:

 Waterfront access and public amenities;  Construction of new pedestrian and bicycle connections along the waterfront, including a Gateway Park Connector and a pathway in the Staging Yard parcel;  Water transportation, docking facilities and small boat access at the Staging Yard parcel; and  Improved transit opportunities. 10

In the Chapter 91 evaluation of substitutions and offsets, the Harbor Plan presents multiple build-out scenarios, which are consistent the usage and massing of development proposed for this URP.11 Finally, the Harbor Plan evaluates the consistency of Staging Yard development concepts with the Coastal Zone Management Program policies and management principles as well as with state tidelands policy objectives.12

10 Everett Central Waterfront Municipal Harbor Plan, Everett, MA, October 15, 2013, pp. 4-1 to 4-9. 11 ibid, pp. 6-1 to 6-14 and Figures 6-1 to 6-17. 12 ibid, pp. 8-1 to 8-15.

BSC Group, Inc. Lower Broadway Urban Renewal Plan 57 12.02 (3) PROJECT OBJECTIVES

SECTION 1: URBAN RENEWAL GOALS AND OBJECTIVES

The goals and objectives presented herein are intended to address the findings described in the previous chapter, promote the vision of the Master Plan, and to provide guidance to the city as it makes decisions about redevelopment within the Lower Broadway District.

Overall Redevelopment Goal

Based on the Master Plan results, as well as the input received from the community, city officials and other stakeholders, the overall redevelopment goal can be stated as follows:

As the gateway to Everett, the Lower Broadway District seeks to create an environment that has a strong identity and image, provides access to riverfront recreational opportunities, supports a high quality of life, encourages a diverse mix of uses and transportation modes, generates commercial and industrial job opportunities, provides business opportunities for economic development, and increases the city’s tax base.

Objectives

In order to achieve the overall redevelopment goal, the following objectives were established:

 Foster an environment for businesses to thrive and create sustainable jobs.  Transform Everett’s historic manufacturing economic base through redevelopment of former industrial properties, and in so doing increase the number and diversity of well-paying jobs in the city.  Encourage and preserve economic diversity and quality of life by providing opportunities for businesses serving a diversity of incomes and skills.  Increase real estate tax income generating properties in the URA.  Encourage private sector investment and utilize public funds judiciously and strategically as a catalyst for private investment.  Facilitate land assembly and disposition to advance the goals, objectives and activities of the URP.  Integrate the residential and commercial uses, as well as transportation networks, by developing an improved roadway network and recreation trails.  Retain the mixed use character of the Lower Broadway District while facilitating development that is consistent with current zoning and the 2013 Master Plan.  Enhance the quality of life for residents, as well as provide quality experiences for visitors, by improving access to waterfront recreational opportunities.

SECTION 2: OVERALL REDEVELOPMENT STRATEGY

The URP compiles information pertinent to the city’s efforts within the URA to guide private investors. The plan will allow the city the ability to negotiate directly with potential developers and provides the mechanism for land assemblages to accomplish redevelopment objectives. The genesis of the URP planning process was the Lower Broadway Master Plan, which included a comprehensive assessment of

BSC Group, Inc. Lower Broadway Urban Renewal Plan 58 the area, a robust public engagement and visioning process, and the formulation of a redevelopment plan for the area.

The overall development strategy proposes a comprehensive approach to address the area’s needs described in Chapter 12.02 (2) Eligibility as well as further the goals and objectives described above. Throughout the URP preparation phase, the city and stakeholders have had the opportunity to integrate and achieve a synthesis with the Lower Broadway Master Plan. If the Wynn Everett resort casino is granted a license by the Massachusetts Gaming commission, the city will have a unique opportunity to fast-track the remediation and redevelopment of the Staging Yard, which is a significant brownfield property overlooking the Mystic River that has exerted a blighted influence on the area. The on-site and off-site commitments made by the resort casino developer, as articulated in the DEIR and the Host Agreement with the City of Everett, provides the city with a unique opportunity to implement the Lower Broadway Master Plan. Notwithstanding the potential resort casino development, the URP offers a vehicle in which the myriad of interrelated projects and initiatives can be undertaken in a coordinated and unified manner.

The Projects anticipated to be undertaken as part of the URP include the following:

1. Redevelop the large, vacant Staging Yard to facilitate new business opportunities and job creation. a. Perform environmental assessment and remediation of contamination to render the site suitable for development. b. Facilitate the creation of high density mixed use development that will become a destination and public gathering space, e.g., office space, entertainment venues, residences, a hotel, a casino, restaurants and/or sports/fitness facilities. c. Allow building height of up to 20 stories, provided certain conditions are met. 2. Maximize public waterfront access along the Mystic River. a. As part of the Staging Yard redevelopment, incorporate recreational amenities that take advantage of the Mystic River access, opportunities to link to existing public riverfront areas and bicycle routes, e.g., Gateway Park along the Mystic and Malden Rivers and the . b. Evaluate the feasibility of creating marina facilities, including a water taxi/ferry service to downtown Boston and/or Logan Airport. 3. Unify the Broadway streetscape by infilling and framing it with complementary uses. a. Encourage smaller-scale mixed commercial and residential uses on the east side of Broadway. b. Enhance pedestrian amenities and street crossings to encourage residents and employees from the larger-scale uses on the west side to cross Broadway and patronize restaurants, cafés and small businesses/professional services. c. Provide place-making features that provide consistency and connections between the east and west sides despite the differences in the scale of development. d. Promote outside activities with seasonal programming that encourage connections between the different areas and uses. 4. Implement infrastructure projects to improve URA roadway and traffic conditions, facilitate development at the Staging Yard, and improve stormwater management in areas where inadequate drainage or poorly treated runoff have been identified as a problem. These projects potentially include the following: a. Reconstruct Beacham Street roadway and sidewalks;

BSC Group, Inc. Lower Broadway Urban Renewal Plan 59 b. Improve conditions for truck traffic on Robin Street; c. Install a new access drive/new road along Broadway for the Staging Yard property; d. Improve drainage and stormwater management in the Factory Street area; e. Reconstruct Bow Street (anticipated start in Spring 2013); and f. Implement other roadway improvements (Orient, Mystic, etc.). Note: some of these projects will be completed for the redevelopment of the Staging Yard. Others to be undertaken by the City of Everett. 5. Improve pedestrian and bicycle amenities to facilitate increased non-vehicle dependent activity in and around the URA. a. Improve access to Gateway Park and the Bike to the Sea. Coordinate with the MBTA, as appropriate. 6. Identify properties with potential for rehabilitation. a. Focus attention on rehabilitating residential buildings in the URA through the use of Community Development Block Grant funding to preserve the existing housing stock and assist homeowner in performing the needed repairs and improvements. b. Encourage building façade improvements, particularly for businesses. 7. Facilitate Growth in the Employment District. a. Existing uses are grandfathered in perpetuity under the recently implemented zoning, but over time the employment district should become a buffer between the large-scale industrial uses to the east, and the residential and commercial uses along Broadway. 8. Expand public transportation options available within the URA to increase the convenience of travel to and within the area as well as support mixed use development. a. Evaluate the potential for extending the Silver Line from Chelsea through Everett and onto Sullivan or Assembly Square. b. Potentially coordinate with the MBTA and other stakeholders to evaluate a new commuter rail stop just south of the MBTA repair facility, as appropriate. Explore the possible use of DMU trains with the MBTA. 9. Promote public safety throughout the Lower Broadway District. a. Potentially locate a new public safety facility within the Study Area. 10. Improve environmental conditions within the URA. a. Encourage coordination and cooperation between state and local regulatory agencies that will oversee work within environmental resource areas (e.g., coastal resource areas).

BSC Group, Inc. Lower Broadway Urban Renewal Plan 60 SECTION 3: IMPLEMENTATION

Regulatory

Until recently, the entire Lower Broadway District was zoned industrial. However, the city recently amended its Zoning Ordinance and Zoning Map to include new regulations for the Lower Broadway District. The zoning put in place the regulatory underpinnings to guide the type and scale of development articulated in the Master Plan. The city also established a rigorous review process to ensure compliance with the purpose and intent of the Zoning Ordinance. Additionally, a Resort Casino Overlay District was created specifically to establish development parameters and a public review process for a potential casino development.

Timing

The Massachusetts Gaming Commission granted a gaming license for the resort casino during the preparation of this URP. Mitigation for the resort casino includes many of the public improvement and infrastructure projects identified in the URP. As the designated host community, Everett will be in position to implement the projects which are related to the resort casino as soon as all regulatory permits and authorizations are obtained. However the URP has a 20-year implementation phase to accommodate the projects that require long-range planning (e.g., the commuter rail stop and infrastructure improvements).

SECTION 4: ECONOMIC BENEFITS

Consistent with the URP Objectives, economic benefits of this plan focus on the following:  The creation of sustainable jobs;  Transforming the local economic base to serve 21st century industry needs; and  Returning vacant and underutilized land to the city’s tax rolls. The redevelopment of the URA will return property that is currently underutilized into places of commerce and productivity, which increases employment opportunities for the local workforce. Redevelopment within the URA is expected to generate over $1.6 billion dollars in private investment and will create 3,700 temporary employment opportunities during construction, then provide permanent professional and support 4,000 employment opportunities upon completion to the Lower Broadway District. ( Source Wynn Casino Supplemental Environmental Impact Report February 17, 2015)

BSC Group, Inc. Lower Broadway Urban Renewal Plan 61 12.02 (4) FINANCIAL PLAN The Financial Plan for the Lower Broadway District incorporates cost estimates of the programs and projects proposed to fulfill the URP goals and objectives. Costs associated with land assembly, site preparation, relocation and public improvements are considered. A brief summary of each is provided, with additional detail presented in the budget (see Table 12). Sources of funds are also outlined (see Table 13).

SECTION 1: LAND ASSEMBLY

Appraisals for each parcel targeted for acquisition will be submitted under separate cover. The estimated land assembly costs shown in Table 12 are based on available appraised values, where noted. No properties in which any officer or employee of the municipality or of the operating agency has or is believed to have direct or indirect interest have been identified.

SECTION 2: SITE PREPARATION COSTS

Site preparation cost estimates include environmental remediation to meet the MassDEP requirements for future residential/commercial/mixed use/resort casino use. Demolition cost estimates assume that measures will be required for asbestos and lead paint removal, fencing, soil erosion control, and grading of parcels. This is reasonable given the age of structures.

SECTION 3: RELOCATION EXPENSES

Relocation costs are associated with the potential relocation of five businesses that are known to currently operate in structures on parcels to be assembled.

SECTION 4: PUBLIC IMPROVEMENTS

Proposed public improvements include the following:

 Factory Street Drainage/Stormwater Improvements  Pedestrian Waterfront Access  Broadway Streetscape Improvements  Traffic/Circulation  Beacham Street Improvements  Robin and Beacham Street Intersection Improvements  Dexter and Robin Streets Improvements  Broadway Widening for Turning Lanes  Beacham and Broadway Intersection  Mystic and Broadway Intersection  Charlton Street Extension  Bicycle/Pedestrian Path Access and Connections  Commuter Rail Stop  Housing Rehabilitation  Business Façade Improvements

BSC Group, Inc. Lower Broadway Urban Renewal Plan 62 SECTION 5: GROSS PROJECT COSTS

The table below presents detailed cost estimates of the aforementioned projects and activities in addition to other support and administrative costs.

Table 12: Lower Broadway Urban Renewal Plan Project Budget

Uses of Funds Total Notes A. Land Assembly

Dexter Street (City Owned) $1 City Transfer Bow Street(City Owned) $1 City Transfer 20 Broadway $600,000 Appraisals 128 Broadway $2,000,000 Appraisals 100 Broadway $275,000 Appraisals 127 Broadway $750,000 Appraisals 0 Thorndike Street $350,000 Appraisals 30 Beacham Street $600,000 Appraisals 38 Broadway $3,000,000 Appraisal B. Site Preparation Environmental Mitigation $2,000,000 Estimate

Demolition 20 Broadway $75,000 30 Broadway $250,000 127 Broadway $1,0075,000 30 Beacham Street $250,000

C. Relocation $500,000 0 Residential and 5 Businesses

D. Public Improvements

Factory Street Drainage Improvements $750,000 Pedestrian Waterfront Access $750,000 Broadway Streetscape Improvements $500,000 Traffic/Circulation Beacham Street Improvements $3,500,000 Robin and Beacham Street Intersection $250,000 Dexter and Robin Streets improvements $1,625,000 Broadway Widening $1,750,000 Beacham and Broadway Intersection $250,000 Mystic and Broadway Intersection $250,000 Charlton Street Extension $450,000 Bike Path Access $250,000 Commuter Rail Stop $2,500,000 Housing Rehab $1,000,000

BSC Group, Inc. Lower Broadway Urban Renewal Plan 63 Uses of Funds Total Notes Business Façade Improvements $500,000 E. Planning/Design/Consultants Engineering Design $450,000 Relocation Consultant $100,000 Environmental Assessment $50,000 Appraisal Reports $49,000 7 properties w/2 appraisals per property (14 total) @ $3,500 ea.

F. Administration $1,0300,000 $530,000 per year

G. Legal $2100,000 $10,000 per year

10% Contingency $2,692,400 10%

Total $29,616,402

SECTION 6: SOURCES OF FUNDING

The table below presents information relative to funding sources for the projects identified in the URP.

Table 13: Lower Broadway Urban Renewal Plan Project Funding Sources

Sources of Funds Total Notes Sale of Properties $6,000,000 Grants o Mass Works $6,000,000 Multiple awards o U.S. Environmental Protection Agency (EPA) $4,000,000 Stormwater/Remediation o U.S. Economic Development Agency (EDA) $2,000,000 o Developer Obligation $6,000,000 Other funding o CDBG $1,000,000 $50,000 per year o MassDevelopment $500,000 o City of Everett $500,000 o Bonds $1,000,000 o ERA o District Increment Financing (DIF) o Host Community Mitigation Funds o Transportation Bond Earmark o Chapter 90 $4,000,000

Totals $31,000,000

Gross Project Cost $29,616,402

Net Project Cost $1,383,598,

BSC Group, Inc. Lower Broadway Urban Renewal Plan 64 12.02 (5) REQUISITE MUNICIPAL APPROVALS As required by c. 121B, Section 48, evidence of each required municipal approvals is to be included in the Attachment for the final URP, as listed below.

Attachment B Declaration of Necessity from the ERA

Attachment C Evidence of a Public Hearing (w/Massachusetts Historical Commission Notification)

Attachment D Approval of the Plan by Local Boards and Officials (i.e., City Council, Mayor, Planning Board)

Attachment E Opinion of Legal Counsel

The Massachusetts Environmental Policy Act (MEPA) Environmental Notification Form (ENF) for the URP has not yet been filed by the city, but a copy will be sent to DHCD when the document is submitted to the Secretary of Energy and Environmental Affairs (EEA) for review.

BSC Group, Inc. Lower Broadway Urban Renewal Plan 65 12.02 (6) SITE PREPARATION As required by 760 Code of Massachusetts Regulations (CMR) 12.02 (6), this section describes preparation actions necessary to prepare the site for redevelopment and/or public improvement, including any potential problems or obstacles that must be addressed in the Project Area. Areas to be affected by site preparation activities are presented in Figure I-1: Buildings to be Demolished and Figure J-1: Buildings to be Rehabilitated (see Chapter 12.02 (1) Characteristics). For the Lower Broadway URA, site preparations will include the action items described below. Chapter 12.02 (4) Financial Plan presented the cost estimates associated with the site preparation activities described below.

SECTION 1: DEMOLITION TO SUPPORT TRAFFIC IMPROVEMENTS ON BROADWAY

The billboard located at 20 Broadway (H6-1), the three buildings located 38 Broadway (H6-2), and the building at 127 Broadway (H5-87) are to be demolished to accommodate traffic improvements on Broadway. The buildings include a convenience store, a liquor store, Dunkin Donuts, a vacant retail building and a nail salaon. These properties are needed to create turning and storage lanes for traffic accessing the Staging Yard site, in addition to intersection improvements and signalization at the intersection of Broadway and Mystic Street and Broadway and Beacham Street. Additionally the building located at 128 Broadway (H4-4)will be demolished to provide the secondary service access to the resort casino for Broadway. The structure is a MacDonald’s restaurant.

SECTION 2: DEMOLITION TO SUPPORT REDEVELOPMENT OF 30 BEACHAM STREET

The building at 30 Beacham Street (H3-75) is the former administrative offices for the Exxon Mobil oil tank farm. The building has been unoccupied for many years, and is in severe disrepair. The site may require environmental remediation due to its age and proximity to adjacent petroleum uses. The building may be redeveloped, but to be conservative, is considered likely to be demolished. Potential future uses include mixed use development or a public safety facility which could also accommodate emergency response services.

BSC Group, Inc. Lower Broadway Urban Renewal Plan 66 12.02 (7) PUBLIC IMPROVEMENTS

As required by 760 CMR 12.02 (7), this section describes proposed public improvements in the Project Area, and notes how the improvements will foster one or more of the URP objectives.

SECTION 1: INFRASTRUCTURE IMPROVEMENTS

Water and sewer system improvements in the neighborhood east of Broadway will be undertaken in concert with street repaving efforts funded with CDBG money. The work area includes a portion of Bow Street, Langdon Street, Dane Street, Bartlett Street, Factory Street, and Orient Avenue. According to the City Engineer, water and sewer infrastructure serving the area is undocumented and in critical condition. Infrastructure improvements are necessary to support the community’s ability to encourage and preserve economic diversity and quality of life.

SECTION 2: ROADWAYS AND CIRCULATION

The following roadway projects are intended to increase safety for drivers, pedestrians and bicyclists, improve traffic flow throughout the URA, and accommodate additional traffic volumes associated with URA redevelopment.

 Beacham Street – Renovate the streets and sidewalks to create better separation between vehicles and pedestrians to increase safety and allow for more efficient traffic flow.  Beacham Street and Broadway – Signalization and channelization to improve traffic flow at this critical intersection.  Robin and Beacham Streets – Signalization to improve traffic flow; this intersection is frequently used by traffic to avoid the Beacham Street/Broadway intersection.  Dexter and Robin Street – Turning radius improvements to better accommodate tractor trailers.  Broadway at Horizon Way – Add a turning lane to accommodate traffic generated by Staging Yard development. The turning lane will providing vehicle storage and dedicated turning lanes for traffic entering the mixed use development and reduce conflicts with through-traffic on Broadway.  Mystic Street and Broadway – Signalization and channelization to occur at the same time as Broadway/Horizon Way turning lanes noted above to accommodate the redevelopment at the Staging Yard parcel.

It is anticipated that the city will undertake the Beacham Street renovation, but that the remaining improvements will likely be part of the Staging Yard redevelopment mitigation package that is implemented by a private developer. However, the roadways and circulation projects noted above may be initiated by the city if necessary to stimulate private development, particularly if the Wynn Everett Casino Resort project does not proceed as planned.

The April 2014 Massachusetts Transportation Bond Bill earmarked $3.5 million for the reconstruction of Beacham Street, and $250,000 to study the feasibility of adding a new stop along the commuter rail in the Lower Broadway District.

BSC Group, Inc. Lower Broadway Urban Renewal Plan 67 SECTION 3: PARKING

The URP does not propose any public parking facilities. Individual developments will provide either surface or structured parking to accommodate the proposed building and use. All parking areas will comply with MassDEP Stormwater management standards and incorporate low impact development (LID) drainage elements, where feasible. Suitable parking will contribute to fostering an environment for business to thrive and create sustainable jobs.

SECTION 4: DRAINAGE/STORMWATER

Drainage improvements in the vicinity of Factory Street will address periodic localized flooding due to inadequate stormwater management. Where feasible, drainage and stormwater improvements will incorporate low impact development (LID) elements. Adequate drainage and stormwater management is essential to the quality of life for residential areas as well as commercial and employment centers. Flooding will detract developers from an area, and inadequate stormwater treatment has long-term water quality consequences. Resolving this issue is essential to encouraging area redevelopment.

SECTION 5: PEDESTRIAN/BICYCLE CIRCULATION

It is anticipated that any private redevelopment of the Staging Yard will incorporate publicly accessible pedestrian and bicycle paths which will connect the Lower Broadway District with Gateway Plaza and the Bike to the Sea Northern Strand Community Trail (www.biketothesea.com). This will open up a waterfront area that has been inaccessible to the public for decades. Facilitating safe walking and biking will enhance non-automotive circulation between Broadway’s Lower District and the Gateway Shopping Center (previously made difficult by the railroad tracks and busy intersections), encourage physical activity, and enable waterfront enjoyment. Cumulatively, the Projects will improve the overall quality of life of residents and employees of local businesses. The proposed actions are consistent with recommendations in the Master Plan and the Harbor Plan.

SECTION 6: OPEN SPACE

As noted throughout the URP, a major component of reinvigorating the Lower Broadway District is the reclamation and private redevelopment of the long-neglected waterfront area to make it accessible to the public. In addition to the pedestrian and bicycle circulation improvements described above, redevelopment is expected to include extensive outdoor landscaping and pedestrian amenities along the waterfront, a marina and boating facilities, shoreline restoration, and shellfish bed restoration. Proposed channel dredging to accommodate a floating dock system and provide draft for water transportation and recreation vessels will have the benefit of removing sediments contaminated with arsenic, total petroleum hydrocarbons (TPH), and polychlorinated biphenyl (PCBs). Redeveloping waterfront land will enhance the quality of life for residents, as well as provide quality experiences for visitors.

BSC Group, Inc. Lower Broadway Urban Renewal Plan 68 12.02 (8) RELOCATION In accordance with the CMR 27.02 and 27.03, the City of Everett and the ERA intend to provide fair and equitable treatment to parties displaced due to public actions documented in the URP. Businesses and residents displaced by public action are entitled to receive relocation assistance and payment under M.G.L. Chapter 79A, as overseen by the Massachusetts Bureau of Relocation (BOR).

The ERA will request to be designated as the relocation agency in Everett. The ERA will prepare and submit a detailed relocation plan to the BOR for review and approval before relocation activities commence for any property involving public acquisition for redevelopment pursuant to M.G.L. c. 79A and 760 CMR 27.00. In addition to designating a staff member to serve as the relocation officer, the ERA anticipates engaging the services of an experienced relocation consultant to provide assistance, e.g., finding alternative sites, identifying relevant zoning issues, and reviewing moving cost estimates.

The city acknowledges that each legal occupant at the time of the acquisition is entitled to remain on the said property for not less than four months from the date of receipt of the notice to vacate. The city will consult with the BOR in advance of property acquisition to ensure that 760 CMR, M.G.L. c. 79a and 49 Code of Federal Regulations (CFR) Part 24 are met.

Chapter 12.02 (4) Financial Plan allocates $500,000 for five businesses to be relocated (see Table 12). This estimate is based on similar projects requiring site assemblage or land acquisition. The actual cost will be determined by tenancy, use and market conditions at the time of site assemblage. Table 14 lists the businesses that currently occupy parcels to be acquired.

Table 14: Businesses to be Relocated for Lower Broadway District URP

Parcel Business Address Type of Clearance H4-4 McDonald’s/Golden Arches Unlimited 128 Broadway Spot Clearance H6-2 Mobile Gas Station 38 Broadway Spot Clearance Dunkin’ Donuts Liquor Shoppe H5-87 Fantasy Nails Salon and Spa 127 Broadway Spot Clearance

BSC Group, Inc. Lower Broadway Urban Renewal Plan 69 12.02 (9) REDEVELOPER’S OBLIGATION To the maximum extent possible, the city seeks to stimulate and leverage private investment and activities within the URA. After approval of the URA, the ERA will be responsible for the disposition of properties requiring public acquisition for redevelopment. The ERA, in consultation with the city, will outline the desired uses for the parcels in accordance with this URP. For each public acquisition and disposition event, potential redevelopers shall be required to provide, at a minimum, the following information:

• A full description of the proposed development;

• A detailed description of the nature and location of any public improvements being sought;

• Financial strength of the developer with financial sources;

• Proposed job creation and job retention – temporary, permanent and construction jobs;

• Timetable for design, permitting and construction;

• Past experience and references; and

• Partners or development team.

When submissions are made by interested developer(s), ERA will check each proposal for completeness and adherence to submission requirements. The ERA will evaluate the proposals, considering issues such as (but not limited to) the following:

• Job creation and retention;

• Acquisition cost of city or ERA parcels;

• Commitment to add new industrial, commercial and/or retail activity;

• Advancement of URP goals and objectives, including job creation; a clean safe, physical and natural environment; and access and circulation;

• Adherence to applicable zoning and city design principles that reflect energy efficiency; and

• Representation that the developer shares the city’s vision for the revitalization of the URA.

After evaluations are completed, the ERA will identify a preferred developer. The selected developer and the ERA will enter into a Land Disposition Agreement, to be approved by the DHCD as required by 760 CMR 12.00, and a Development Agreement. The preferred developer will be required to comply with the goals and objectives of this URP, current zoning regulations, and with Design Guidelines as may be promulgated by the City of Everett.

BSC Group, Inc. Lower Broadway Urban Renewal Plan 70 12.02 (10) DISPOSITION Under M.G.L. c. 121B and c. 30B, the sale or lease of industrial or commercial real property by redevelopment authorities or their successors, engaged in the development and disposition of the real state in accordance with an approved plan, is exempt from public disposition procedures required of all other local entities. The ERA, vested with the powers of an urban renewal agency, will exercise this authority and negotiate directly with any business within the Project Area who wishes to relocate onto one of the designated redevelopment parcels, provided they meet the requirements of this Plan. Following negotiations, the ERA will move forward with a process that will solicit proposals from outside entities to facilitate the redevelopment of the remaining disposition sites.

The proposed building, parking and service area improvements shown for each new lot on the URP Concept Plan (see Figure S-5 in Chapter 12.02 (1) Characteristics) are conceptual in nature and are intended to depict an option which maximizes development potential and is consistent with the goals of the URP and Master Plan. The disposition parcels for redevelopment by the private sector (see Figure H-1) provide the maximum opportunity to facilitate private redevelopment of this area. However, the selected redeveloper(s) will be provided with the opportunity to propose alternative building and/or parcel arrangements for the URA, provided they meet the requirements of this Plan, the goals and objectives of the city/ERA and applicable law. All development proposals will be reviewed by the ERA Director, the ERA and the appropriate city representatives in accordance with the goals and objectives of the URP and the terms of the Land Disposition Agreement(s) to be negotiated with the developer.

BSC Group, Inc. Lower Broadway Urban Renewal Plan 71 12.02 (11) CITIZEN PARTICIPATION This URP incorporates input received from public outreach efforts undertaken during the urban renewal planning process for the Lower Broadway District. The main components of the city’s overall approach to citizen participation throughout the URP process include:

 URP Citizen Advisory Committee;  Two Public Forums;  Online availability of the draft Urban Renewal Plan; and  Media outreach (e.g. recording the forums for broadcast on local cable channel television, newspaper).

The citizen involvement process was initiated in February 2014. A URP Steering Committee was formed, comprised of a dedicated group of stakeholders, including local residents, business owners and municipal officials who are committed to the development and implementation of the URP. The committee has approved the URA boundary and defined the framework of this URP. The ERA is grateful for the commitment of the Steering Committee (see member list in Attachment F: Public Participation), and plans to meet with the group on a regular basis during URP implementation. In addition, if amendments to the URP are proposed, they will be presented by the ERA to the Steering Committee for review and comment.

The first of two public forums was held in February 2014 to discuss urban renewal in the Lower Broadway District, define issues of concern, and collect information relative to the URP and its objectives. The second meeting was held on March 5, 2014. Information presented at meetings has included site conditions, redevelopment options, elements of this URP, proposed infrastructure improvements, and implementation strategies and funding initiatives. Discussions, question and answer periods, and future planning steps rounded out the forums. Forum attendees have included local residents, business owners, steering committee members, public officials and elected officials. Comments and concerns expressed at public forums regarding such matters as traffic volume and circulation, recreation/open space, public infrastructure improvements, and private property physical improvements are reflected in the goals and objectives, defined in Chapter 12.02 (3) Project Objectives.

BSC Group, Inc. Lower Broadway Urban Renewal Plan 72 ATTACHMENT A: URA PARCEL OWNERSHIP TABLE AND MAP

Table A-1: Everett URA Parcel Ownership Table

Assessor Street # Property Property Owner Lot Size Current Use Description Map ID Address (acres) Zoning H3-70 6 ASHLAND ST TIGAR REFRIGERATION CO 0.49 RMF WAREHOUSE H1-100 17 BARTLETT RAMOS JOSE 0.15 RD WAREHOUSE ST H1-103 11 BARTLETT DO TRUNG VAN 0.17 RD MULTI 2 FAM ST H1-121 10 BARTLETT MOREIRA ZULMIRA TR 0.06 RD MULTI 2 FAM ST H1-84 41 BARTLETT COSENTINO ANNA, 0.85 RMF WAREHOUSE ST RONALD H TRS H1-99 0 BARTLETT RAMOS JOSE 0.04 RD WAREHOUSE - ST ATTACHED TO H1- 100 H3-68 14 BEACHAM NANNY MARIE 0.05 RMF OLD STYLE ST H3-69 16 BEACHAM CARDONA KILDER A 0.09 RMF MULTI 2 FAM ST H3-75 30 BEACHAM VAROUDAKIS DENISE TR 0.58 RMF VACANT OFFICE ST BUILDING H5-91 7 BEACHAM GIUGLIANO STEVEN S TR 0.17 MU WAREHOUSE ST H1-104 197 BOW ST BAGNRELL JOSEPH A TR 0.20 RD MULTI 2 FAM H1-107 193 BOW ST BORGES PAULO 0.09 RD MULTI 2 FAM H1-108 189 BOW ST MELARA JOSE 0.08 RD MULTI 2 FAM H1-109 187 BOW ST FERNANDEZ MARTIN 0.08 RD OLD STYLE H1-110 185 BOW ST ALMEIDA SILVIO 0.08 RD OLD STYLE H1-111 181 BOW ST CIAMPA ANTHONY 0.05 RD MULTI 2 FAM H1-119 205 BOW ST NGUYEN KEVIN V 0.06 RD MULTI 2 FAM H1-120 207 BOW ST ASCOLI MARIA 0.06 RD MULTI 2 FAM H1-16 0 BOW ST EVERETT CITY OF 0.06 RD PARKING LOT H1-17 188 BOW ST BUI BINH THI THAI 0.07 RD OLD STYLE H1-18 184 BOW ST GALLAGHER MARY E, 0.07 RD OLD STYLE PATRICK J H1-19 180 BOW ST PINEDA MANUEL 0.09 RD OLD STYLE H1-20 176 BOW ST LOMBARDO ANTHONY 0.08 RD OLD STYLE H1-21 172 BOW ST REED HERSCHEL 0.08 RD OLD STYLE H1-22 168 BOW ST CHACON MIRNA 0.05 RD DUPLEX H1-23 164 BOW ST CRONIS ANTONIO ( LF EST) 0.06 RD MULTI 3 FAM H1-48 165 BOW ST FIDELITY SPORTSWEAR CO 1.39 RMF MILL H3-23 144 BOW ST GEAR DIANE F TR 0.07 RD WAREHOUSE H3-24 140 BOW ST CANTARERO MARIA 0.07 RD MULTI 2 FAM H3-25 136 BOW ST RAWLINSON KENNETH J 0.11 RD MULTI 2 FAM H3-26 134 BOW ST BISESTI FREDERIC 0.06 RD MULTI 2 FAM H3-27 132 BOW ST MERANCIEN MARIE F 0.06 RD MULTI 2 FAM H3-28 130 BOW ST ABREU ALEX 0.07 RD MULTI 2 FAM H3-29 124 BOW ST AMADO SAMUEL 0.07 MU MULTI 2 FAM H3-30 120 BOW ST COLUCCI ANGELO 0.16 MU MIXED OLD H3-39 160 BOW ST OUMHELLA BRAHIM 0.07 RD OLD STYLE

BSC Group, Inc. Lower Broadway Urban Renewal Plan A-1 Assessor Street # Property Property Owner Lot Size Current Use Description Map ID Address (acres) Zoning H3-40 156 BOW ST ITALIANO MARIE LOUISE 0.08 RD MULTI 2 FAM H3-41 152 BOW ST ORTEGA JORGE A 0.05 RD MULTI 2 FAM H3-42 150 BOW ST SCALESSE JOANNE 0.05 RD MULTI 2 FAM H3-46 151 BOW ST VAROUDAKIS DENISE TR 3.12 RMF WAREHOUSE H3-65 131 BOW ST LAI NHUAN MINH 0.09 RMF OLD STYLE H3-66 125 BOW ST DINUCCIO ANTHONY 0.15 RMF MULTI FAMILY H5-1 41 BOW ST MARTINS MICHAEL C 0.06 C MIXED OLD H5-133 99 BOW ST VAROUDAKIS DENISE TR 1.93 E WAREHOUSE H5-138 0 BOW ST GAGLIONE MICHAEL 0.09 E PARKING LOT H5-50 63 BOW ST MCCOY LEE ELLIS 0.04 C OLD STYLE H5-51 61 BOW ST TURNER LYNNETTE 0.04 C OLD STYLE H5-54 57 BOW ST GOULD GORHAM K 0.04 C OLD STYLE H5-55 55 BOW ST PERDOMO CARLOS 0.04 C OLD STYLE H5-56 51 BOW ST WHELAN ROSEMARIE J 0.04 C OLD STYLE H5-57 49 BOW ST ABROMOWICH KENNETH C 0.05 C OLD STYLE H5-75 104 BOW ST BRITO GOMES SILVIA M 0.07 C MULTI FAMILY H5-76 98 BOW ST FINOS ROBERT 0.23 C REPAIR GAR H5-79 92 BOW ST PENTELLA DOMENICO 0.07 C MULTI 3 FAM H5-80 90 BOW ST HUYNH VAN H 0.10 C MULTI FAMILY H5-82 86 BOW ST LAFOREST HERVEY 0.06 C OLD STYLE H5-83 84 BOW ST MASSONE JAMES L 0.06 C OLD STYLE H5-84 82 BOW ST HAYES GEORGETTE 0.06 C MULTI 2 FAM H5-85 80 BOW ST MASSONE JAMES L 0.09 C PARKING LOT H5-85A 0 BOW ST EVERETT CITY OF 0.39 C PARK PENINSULA H5-93 0 BOW ST GAGLIONE MICHAEL 0.12 MU REPAIR GAR H5-95 85 BOW ST ANTONELLIS 0.16 E APRTMNT-GN JOSEPH,BOUCHER PAUL TRS H5-97 79 BOW ST FERRARO ERNEST 0.20 C WAREHOUSE H7-82 3 BOW ST PISACRETA TERESA, TR 0.92 C REPAIR GAR H7-85A 17 BOW ST ELIAS ORLANDO 0.06 C OPEN LAND H7-86 19 BOW ST GIUGLIANO GIUSEPPE 0.08 C PARKING LOT H7-87 23 BOW ST G & T TAVERN INC 0.17 C RESTAURANT H7-89 29 BOW ST GIUGLIANO GIUSSEPPE 0.25 C REPAIR GAR H7-90 35 BOW ST 35 BOW STREET LLC 0.78 C REPAIR GAR H1-1 173 BROADWAY AGUILAR LUIS M 0.07 RMF MIXED OLD H1-10 195 BROADWAY CAMACHO-ROSA GILBERTO 0.06 RMF OLD STYLE H1-11 197 BROADWAY HERNANDEZ DANIEL 0.05 RMF OLD STYLE H1-12 199 BROADWAY HERNANDEZ MANUEL 0.10 RMF MULTI FAMILY DEJESUS H1-14 207 BROADWAY NUGENT FRANCIS M JR, 0.11 RMF APRTMNT-GN PAULA E H1-2 177 BROADWAY JOULFAIAN ARLENE L 0.06 RMF MULTI 3 FAM H1-3 179 BROADWAY TRAVASSOS JOSE 0.06 RMF MULTI 3 FAM

BSC Group, Inc. Lower Broadway Urban Renewal Plan A-2 Assessor Street # Property Property Owner Lot Size Current Use Description Map ID Address (acres) Zoning H1-4 181 BROADWAY BONO JOSEPH T 0.11 RMF STORE H1-6 183 BROADWAY ALMEIDA GILBERT C 0.09 RMF RESTAURANT H1-8 187 BROADWAY STASIOWSKI PATRICIA M 0.09 RMF MULTI 2 FAM TR H1-9 191 BROADWAY CIAMPA MARY E 0.07 RMF OLD STYLE H2-15 0 BROADWAY RD & D, LLC 0.61 RMF REDEVLOPING: APRTMNT H2-45 210 BROADWAY HANLON LAUREN E 0.00 RMF CONDO-GRDN H2-45 210 BROADWAY DAVIS DAVISON W 0.00 RMF CONDO-GRDN H2-45 210 BROADWAY MCKINNEY ANDREW M 0.00 RMF CONDO-GRDN H2-45 210 BROADWAY SHANK JUNE E 0.00 RMF CONDO-GRDN H2-45 210 BROADWAY CEPPI MICHAEL R 0.00 RMF CONDO-GRDN H2-45 210 BROADWAY CAMPBELL RONALD V 0.00 RMF CONDO-GRDN H2-45 210 BROADWAY HUOT TEA L 0.00 RMF CONDO-GRDN H2-45 210 BROADWAY SMILEY DOUGLAS C 0.00 RMF CONDO-GRDN H2-45 210 BROADWAY WOODFORD JEANINE 0.00 RMF CONDO-GRDN H2-45 210 BROADWAY KRAVETZ AMIE J 0.00 RMF CONDO-GRDN H2-45 210 BROADWAY BOLAND THOMAS 0.00 RMF CONDO-GRDN H2-45 210 BROADWAY SILVERSTONE JOSHUA J 0.00 RMF CONDO-GRDN H2-45 210 BROADWAY SARCIA SUSAN 0.00 RMF CONDO-GRDN H2-45 210 BROADWAY MCCOOL DAVID F 0.00 RMF CONDO-GRDN H2-45 210 BROADWAY CROFT PAUL 0.00 RMF CONDO-GRDN H2-45 210 BROADWAY GLEASON MARY K 0.00 RMF CONDO-GRDN H2-45 210 BROADWAY VUKELJA IVA BLAZINA 0.00 RMF CONDO-GRDN H2-45 210 BROADWAY O`SULLIVAN CIARAN T 0.00 RMF CONDO-GRDN H2-45 210 BROADWAY KOURY STEFFEN F 0.00 RMF CONDO-GRDN H2-45 210 BROADWAY BENCAL CHRISTOPHER 0.00 RMF CONDO-GRDN H2-45 210 BROADWAY MCDONOUGH THOMAS J 0.00 RMF CONDO-GRDN H2-45 210 BROADWAY MURTHY MEERA N 0.00 RMF CONDO-GRDN H2-45 210 BROADWAY MORIN STEPHEN C 0.00 RMF CONDO-GRDN H2-45 210 BROADWAY PINNACLE PROPERTIES LLC 0.00 RMF CONDO-TNHS H2-45 210 BROADWAY BANIS EMILY M 0.00 RMF CONDO-TNHS H2-45 210 BROADWAY EVERETT 210 BROADWAY 0.00 RMF CONDO-TNHS LLC H2-45 210 BROADWAY PINNACLE PROPERTIES LLC 0.00 RMF CONDO-WHSE H2-45 210 BROADWAY CHARLESTON LOFTS 0.00 RMF N/A CONDO ASSOC H2-57A 220 BROADWAY KARESS ROBERT TR 0.58 RMF INDUST-LT H2-84 160 BROADWAY GRAINGER W W, INC 1.02 MU WAREHOUSE H3-1 135 BROADWAY SCOLARO ANTHONY C, TR 0.11 MU APRTMNT-GN H3-14 139 BROADWAY PHAM DANH C 0.05 MU MULTI 3 FAM H3-15 143 BROADWAY FREELOVE ANTHONY 0.05 MU MULTI 3 FAM H3-17 147 BROADWAY D & E REALTY CO INC 0.16 MU R/M SHOP H3-19 151 BROADWAY CABRAL CLEMINTINA M 0.07 MU MULTI FAMILY

BSC Group, Inc. Lower Broadway Urban Renewal Plan A-3 Assessor Street # Property Property Owner Lot Size Current Use Description Map ID Address (acres) Zoning H3-2 137 BROADWAY ZEPEDA JOSE 0.12 MU MULTI 2 FAM H3-33 167 BROADWAY BROADWAY 167 LLC 0.17 MU REPAIR GAR H3-35 171 BROADWAY KATZ MARTIN S 0.11 MU MULTI 3 FAM H4-13 84 BROADWAY MASS BAY TRANSIT 12.00 WMU/RCOD INDUSTRIAL/ACCESS AUTHORITY H4-3 100 BROADWAY MONDELLO ROBERT A, 2.25 C/RCOD AUTO GIACCHINO E UGENE P DEALER/STREET WIDENING

H4-4 128 BROADWAY GOLDEN ARCH LIMITED 1.09 MU/RCOD PUBLIC ROW PARTNSHIP H4-5 0 BROADWAY SELF STORAGE BROADWAY, 0.95 MU WAREHOUSE LLC H5-62 93 BROADWAY MASSONE JAMES L 0.06 C OLD STYLE H5-63 95 BROADWAY WINSOR RALPH 0.06 C OLD STYLE H5-64 97 BROADWAY DE HUANG ZENG 0.06 C MIXED OLD H5-65 101 BROADWAY AYALA HUMBERTO A 0.06 C OLD STYLE H5-66 103 BROADWAY MITRANO CIRO TR 0.07 C H5-67 107 BROADWAY MITRANO CIRO TR OF THE 0.22 C REPAIR GAR H5-71 115 BROADWAY FRAHER JOHN E, BARBARA 0.19 C RESTAURANT N TRS H5-87 127 BROADWAY FRAHER JOHN E, BARBARA 0.14 MU STORE N TRS H6-1 20 BROADWAY VIGORITO VITO TR 0.28 C/RCOD ACCESS H6-2 38 BROADWAY V M A CORPORATION 1.39 C/RCOD ACCESS H5-61 91 BROADWAY MASSONE JAMES L 0.08 C MULTI 2 FAM H2-35 0 CHARLTON EVERETT 210 BROADWAY 0.99 RMF REDEVLOPING: ST LLC APRTMNT H2-60 43 CHARLTON GLUECK GUNNAR N 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON CALLINAN JAMES M 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON SMITH JACLYN B 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON ROSATONE ANTHONY 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON SANSON SCOTT J II 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON HOLMES DAVID 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON CONNOLLY DAVID P 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON CHAPMAN PAUL 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON PICARDI LAURIE 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON MACEK CHRISTOPHER 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON SPAULDING JR ROBERT 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON GARFIELD ERIC 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON LUONGO ALFRED 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON HEYDRICK STANLEY J 0.00 RMF CONDO-GRDN ST

BSC Group, Inc. Lower Broadway Urban Renewal Plan A-4 Assessor Street # Property Property Owner Lot Size Current Use Description Map ID Address (acres) Zoning H2-60 43 CHARLTON MAHONEY KAREN 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON MERRULLO JOSEPH A 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON SWERLING DAVID 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON BROWN DARTAGNAN 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON FULLER THOMAS P 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON CHENG JOHN S 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON EGAN KEVIN 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON MCGREGOR JENNIFER L 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON OSLON RICHARD L 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON MOORE VANESSA 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON HINES CAROLYN 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON KIM EUGENE P 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON ALOISE NICK G 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON SANGNAM VITIPOAN 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON KNAPP JAMES W 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON SEPPALA MICHAEL R 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON MC GONAGLE ANN M 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON FERRANDO NANCY C 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON BANK OF NEW YORK 0.00 RMF CONDO-GRDN ST MELLON H2-60 43 CHARLTON GRUBB RACHEL 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON GREEN NICOLE 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON SCHENA MELISSA 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON ARUNDEL-NUNEZ 0.00 RMF CONDO-GRDN ST ELIZABETH H2-60 43 CHARLTON LINDLAND REBECCA A 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON CONTANT MICHAEL A 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON SPAGNOLETTI JOHN 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON RUSSO MICHAEL F SR 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON SCHENA LUIGI M JR 0.00 RMF CONDO-GRDN ST H2-60 43 CHARLTON DAVIS MANUEL L 0.00 RMF CONDO-GRDN ST H2-62 0 CHARLTON 7-41 CHARLTON LLC 2.62 RMF MILL ST H4-16 3 CHARLTON CHARLTON PLACE, LLC 3.46 WMU/RCOD ACCESS /MULTI FAM ST

BSC Group, Inc. Lower Broadway Urban Renewal Plan A-5 Assessor Street # Property Property Owner Lot Size Current Use Description Map ID Address (acres) Zoning H5-100 11 COURTLAND DAVANZO CARMEN MARIE 0.11 E MULTI 2 FAM ST H5-101 15 COURTLAND COGLIANI DOMENIC 0.11 E OLD STYLE ST H5-102 21 COURTLAND BONO JOSEPH T 0.11 E OLD STYLE ST H5-103 23 COURTLAND CHAU MIKE AKA CHAU MAI 0.11 E MULTI FAMILY ST TR H5-150 38 COURTLAND SALVUCCI FRED, CORP 0.18 E WAREHOUSE ST H5-153 0 COURTLAND CIRIELLO GAETANO 0.19 E INDUST-LT ST H5-154 28 COURTLAND CIRIELLO GAETANO 0.19 E MULTI FAMILY ST H5-99 9 COURTLAND VO NAPOLEON 0.09 E OLD STYLE ST H1-24 14 DANE ST BR REALTY GROUP LLC 0.07 RD MULTI 2 FAM H1-25 10 DANE ST HORNER JAMES F 0.07 RD MULTI 2 FAM H3-37 7 DANE ST NAVARRO JORGE A 0.07 RD MULTI 2 FAM H3-38 11 DANE ST WILHARDT DIANA TR 0.07 RD MULTI 2 FAM H7-17 0 DEXTER ST EVERETT CITY OF 3.47 C PARK H7-24 12 DEXTER ST MARCHESE JOSEPH P TR 0.89 C REPAIR GAR H1-51 26 FACTORY ST VAROUDAKIS DENISE TR 0.60 RMF R/M SHOP H5-58 10 GARDNER DEPIANO RICHARD 0.04 C OLD STYLE CT H1-115 2 HADLEY CT WHITNEY ANNA W 0.08 RD OLD STYLE H1-116 4 HADLEY CT SANTOS ROMILDO SOUSA 0.08 RD OLD STYLE H1-117 6 HADLEY CT COSTANZA RICHARD A 0.09 RD OLD STYLE H1-118 8 HADLEY CT YAO SABRINA 0.07 RD OLD STYLE H1-94 1 HADLEY CT FARINA RICHARD P TR 0.09 RD WAREHOUSE H1-95 3 HADLEY CT GRUGNALE FLORENCE M 0.07 RD OLD STYLE (LF EST) H1-96 5 HADLEY CT TARANTINO DOMENIC A JR 0.07 RD OLD STYLE H1-97 7 HADLEY CT MARCHETTI RANDOLFO C 0.09 RD OLD STYLE H1-98 9 HADLEY CT ASFAW GIRMA 0.09 RD OLD STYLE H6-191 1 HORIZON FBT EVERETT REALTY LLC 29.90 WMU/RCOD VACANT LAND WAY H3-11 0 JACOBS PL D & E REALTY CO INC 0.15 MU PARKING H3-16 1 JACOBS PL C AND C LLC 0.06 MU MULTI 3 FAM H3-4 0 JACOBS PL HANIA EDWIN TR 0.16 MU INDUST-LT H3-8 17 JACOBS PL ROCCO THERESA M 0.12 MU MULTI 2 FAM H5-52 2 JEROME CT DALLVO PETRAQ 0.09 C OLD STYLE H3-20 11 LANGDON RIGGILLO ANTONIO, 0.29 MU APRTMNT-GN ST SCOLARO H3-43 16 LANGDON LUU YEN 0.07 RD MULTI 2 FAM ST H3-44 12 LANGDON DASCOLI PAULINE (LFE EST) 0.07 RD MULTI 2 FAM ST H3-45 8 LANGDON IRVING JAMES H 0.07 RD MULTI 3 FAM ST JR,VAROUDAKIS H5-10 24 LYNDE ST SIMEONE GENNARO ( LF 0.13 RD MULTI 3 FAM EST)

BSC Group, Inc. Lower Broadway Urban Renewal Plan A-6 Assessor Street # Property Property Owner Lot Size Current Use Description Map ID Address (acres) Zoning H5-13A 28 LYNDE ST IMPERIALI SUSAN M 0.04 E MULTI 2 FAM H5-14 32 LYNDE ST RIVERA ERVIN 0.06 E MULTI 3 FAM H5-15 0 LYNDE ST MASSACHUSETTS ELECTRIC 1.19 E RELAY BLDG CO H5-19 42 LYNDE ST GRIMALDI VINCENZO ELIA 0.00 E CONDO-WHSE ANTONIO H5-19 42 LYNDE ST GRIMALDI VINCENZO TR 0.00 E CONDO-WHSE H5-19 42 LYNDE ST PESCARA CONDO 0.00 E CONDO-WHSE ASSOCIATION H5-2 8 LYNDE ST LYNCH EVELYN E 0.04 C OLD STYLE H5-21 52 LYNDE ST BENNETT DAVID A 0.16 E MULTI 2 FAM H5-3 10 LYNDE ST SORDILLO OLYMPIA M {LE} 0.04 C OLD STYLE H5-4 12 LYNDE ST STEWART NEIL N 0.11 C MULTI 2 FAM H5-5 16 LYNDE ST RICCIARDI THERESA N ( LF 0.13 C MULTI 2 FAM EST), ELLS PATRI H5-7 18 LYNDE ST NAZZARO ANDREW H, 0.13 C MULTI 2 FAM ROSE M( LF E ST) H5-9 20 LYNDE ST HUYNH THIEN BA 0.13 E MULTI 2 FAM H7-100 27 LYNDE ST GIANNELLI MARGARETE (LF 0.16 E MULTI 2 FAM EST) H7-102 29 LYNDE ST FARRELL ELLEN A 0.16 E MULTI 3 FAM H7-110 45 LYNDE ST MAYES IRA J 0.10 E MULTI FAMILY H7-112 51 LYNDE ST BENNETT DAVID A 0.07 E MULTI FAMILY H7-98 21 LYNDE ST COCCHIA PASQUALE, TR 0.16 E WAREHOUSE H7-104 36 MYSTIC ST VIGORITO ROCCO, ANNA 0.61 E REPAIR GAR MARIE TRS H7-115 0 MYSTIC ST VIGOR REALTY 0.55 E REPAIR GAR MANAGEMENT TRUST H7-121 40 MYSTIC ST PINEDA FRANCISCO 0.09 E MULTI FAMILY H7-127 24 MYSTIC ST MYSTIC PROPERTIES L.L.P. 0.71 E REPAIR GAR H7-60 51 MYSTIC ST FEDERAL NATIONAL 0.07 E MULTI 2 FAM MORTGAGE ASSO H7-63 41 MYSTIC ST VIGORITO ROCCO 0.53 E R/M SHOP H7-67 35 MYSTIC ST MERENDA ROY A 0.18 E OLD STYLE H7-69 33 MYSTIC ST CARUSO ANGELA, 0.18 E MULTI FAMILY RICHARD, JOHN H7-71 23 MYSTIC ST BOSCO STEPHEN J 0.14 E MULTI FAMILY H7-85 12 MYSTIC ST NAZZARO VINCENT J, 0.00 C CONDO-RTL ROBERT TRS H7-85 12 MYSTIC ST PANDA CONTRACTING CO 0.00 C CONDO-RTL INC H7-85 12 MYSTIC ST 12 MYSTIC ST CONDO 0.00 C N/A ASSOC H1-130 0 NORTH EXXON CORP 64.23 OFFICE FARM H1-110A 0 ORIENT AV PORTILLO MARIO 0.00 RD H1-112 1 ORIENT AV PORTILLO MARIO I 0.03 RD MULTI 2 FAM H1-113 3 ORIENT AV GASPAR SILVIA P 0.04 RD MULTI 2 FAM H1-114 5 ORIENT AV CALI FRANK JR 0.04 RD OLD STYLE H1-39 0 ORIENT AV VAROUDAKIS DENISE TR 0.44 RMF WAREHOUSE H5-104 52 ROBIN ST VAROUDAKIS DENISE TR 0.75 E OFFICE

BSC Group, Inc. Lower Broadway Urban Renewal Plan A-7 Assessor Street # Property Property Owner Lot Size Current Use Description Map ID Address (acres) Zoning H5-110 58 ROBIN ST MALDONADO VENCENTE 0.11 E MULTI 3 FAM H5-111 56 ROBIN ST BOEVER LOUISE M-MINIERI 0.08 E MULTI 3 FAM THOMAS H5-25 50 ROBIN ST MEDINA WIGBERTO A 0.10 E MULTI 2 FAM H5-26 49 ROBIN ST CARUSO VINCENT 0.15 E R/M SHOP H7-113 40 ROBIN ST VIGORITO ROCCO 0.06 E OLD STYLE H7-114 0 ROBIN ST LIGHTBOWN BARRY, 0.09 E WAREHOUSE DONNA TRS H7-56 14 ROBIN ST 16 ROBIN, LLC 0.35 E WAREHOUSE H5-11 7 SCOTT PL MAHARJAN BUDDHA 0.04 E OLD STYLE H5-12 9 SCOTT PL SHEIKH MOHAMED A 0.05 E OLD STYLE H5-13 12 SCOTT PL STEAD ARTHUR ROBERT 0.03 E OLD STYLE H5-13B 6 SCOTT PL LORI ANTHONY J 0.03 E OLD STYLE H5-13C 10 SCOTT PL RAUSEO PAUL W TRUSTEE 0.04 E OLD STYLE H7-72 2 THOMPSON ANAYA MARIO R 0.11 E MULTI 2 FAM PL H5-118 36 THORNDIKE MIRABELLA GAETANO 0.16 E MULTI 3 FAM ST H5-120 34 THORNDIKE GUGLIELMI PIERINO D, 0.48 E REPAIR GAR ST MICHAEL D TRS H5-125 20 THORNDIKE MITKO KRISTO 0.16 E WAREHOUSE ST H5-126 16 THORNDIKE ROSE FRANCIS E, DONNA J, 0.13 C WAREHOUSE ST KEVIN F TRS H5-128 10 THORNDIKE SIKH SANGAT SOCIETY 0.25 C WAREHOUSE ST BOSTON INC H5-132 8 THORNDIKE VIGORITO VITO TR 0.03 C WAREHOUSE ST H5-36 25 THORNDIKE MARTINEZ ANGEL A 0.16 E MULTI 2 FAM ST H5-38 23R THORNDIKE COSTA WIVALDO S 0.08 E MULTI 2 FAM ST H5-40 21 THORNDIKE MYDLOWSKI RITA 0.13 E MULTI 3 FAM ST H5-41 23 THORNDIKE GIANNELLI DANIEL R SR, 0.06 E MULTI 3 FAM ST PHYLLIS M (LF EST) H5-44 0 THORNDIKE CAHILL DENNIS, ROSANNA 0.32 C MIXED USE ST H5-48 7 THORNDIKE HAGERTY JEAN M 0.04 C OLD STYLE ST H5-49 5 THORNDIKE CAMPOS HECTOR A 0.04 C OLD STYLE ST H5-59 2 THORNDIKE MASSONE JAMES L 0.11 C REPAIR GAR ST H5-73 0 WASHBURN MIKES ROAST BEEF INC 0.12 C PARKING LOT ST H2-78 0.00 RMF PART OF H2-62

BSC Group, Inc. Lower Broadway Urban Renewal Plan A-8 Attachment A, Figure A-1: URA Parcel Map

BSC Group, Inc. Lower Broadway Urban Renewal Plan A-9 ATTACHMENT B: DECLARATION OF NECESSITY

ATTACHMENT C: EVIDENCE OF PUBLIC HEARING

ATTACHMENT D: LOCAL APPROVALS

ATTACHMENT E: LEGAL COUNSEL OPINION

ATTACHMENT F: PUBLIC PARTICIPATION

Lower Broadway Urban Renewal Plan

Citizen Advisory Committee

Meeting Minutes

April 14, 2015

The meeting commenced at 8:00 am with the participants introducing themselves. Jamie Errickson gave an overview of the meeting topics to be discussed and gave an update on the status of the Urban Renewal Plan.

It was explained the approval of the plan has been held up due to delays in the state certification process for the newly formed Everett Redevelopment Authority (ERA). The delay was primarily due to the lack of a gubernatorial appointee on the ERA which was finally filled late in 2014. During this time period the process was held in limbo.

However during this time period events were happening on the ground which require amendments to the previously drafts of the Urban Renewal Plan Mr. Errickson explained, which include:

 The Massachusetts Gaming Commission granted Casino License to Wynn for the former Monsanto property in the Urban Renewal Area. As a result, the Department of Housing and Community Development (DHCD) requested the plan be amended to reflect Casino use of this property rather than the non-specified mixed use referenced in the earlier URP draft.  Two publically owned parcels, the Lynde street playground on Dexter Street and the a small parking lot on Bow Street and have been added as acquisition properties. The playground has been underutilized for some time it waws explained and the City is looking at alternative locations. The reason for these additions is to allow the City the flexibility to dispose of these properties in the future for development as standalone properties or to be combined with adjacent parcels  With the grant of the Casino License the Wynn Casino project has moved forward with the acquisition of the former Monsanto property and additional property from the MBTA and privately owned industrial property on Charlton Street, all of which were previously identified as acquisition properties in the previous draft of the URP. Consequently these properties have been removed for acquisition and the URP Fincial Plan costs have been reduced by more than half  As a result of the plan amendments and the delays in the ERA certification process the URP needs to be reviewed and approved again by the Planning Board, the ERA and the City Council.

The CAC members discussed the increased market interest in the area as a result of the Casino development and inquired as to the role of the URP. It was explained that feedback from public meetings was the use of the URP for property acquisitions was to be limited and strategic. The City wishes to avoid wide scale clearance that is commonly associated with the Urban Renewal of the 1960’s. It was noted the Casino will create some market demand in the area with or without an Urban Renewal Plan. As many of the properties in the area are parcels smaller than what is needed for new development property owners would probably be in a better position by jointly marketing their properties if they wish to sell. Land pooling was discussed as a possible mechanism that property owners should explore as a vehicle.

With the potential loss of the Lynde Street Playground there was discussion about the need for open space in the area. The public waterfront access to be provided by the Casino and its connection to Gateway Plaza and a possible link to the exisiting bicycle trails to the north (Bike to the Sea) are opportunities proposed in the URP

ATTACHMENT G: MARKET AND ECONOMIC ANALYSIS

Everett Economic Overview Market Trends Analysis 3/20/2014 Everett Economic Activity and Base

2 Everett employment has began to recover from the Great Recession

Source: MASS LMI ES 202 data CY2010 last full year available 3 City “back office” industries are a key contributor to Everett’s employment base

Source: MASS LMI ES 202 data * Last full year available 4 Everett’s employment mix is very different from the Boston area

. Everett’s employment base is reflective of a “back office / city support” role in the Boston economy

5 Corporate Real Estate Market Conditions

6 Boston core area industrial supply is very tight which

. In the last 2 quarters 3.6 million sqft have been absorbed inside Rt 128 . If that level of absorption continued inside Rt. 128 would run out of supply

Industrial Industrial Location Space Vacancy Rate Lease Rate Available (NNN)

Boston Core 1.5 million 8.0% $8.76

Rt 128 North 98k 2.0% $6.83

RT 128 Loop 4.7 million 6.3% $6.04

Source: NP calculations based on NAI Hunneman market reports, Loopnet searches, Mass site finder

7 Light industrial space has high potential with the right product mix/type (continued)

• Product type: Max footprint of up to • The target market: 25K. Subdividable spaces allowing – Smaller mfg business, contractors for units of 2.5k to 5k or up to 10k. (lay down space would be Ceiling heights of between 22 and required), and service industry 26 ft. businesses that have a processing – Each space would need to have component like laundry services, its own loading door. catering (& food trucks), landscaping. – Additionally this area could serve as the vendor & supplier park to support the casino

8 Light industrial space has high potential with the right product mix/type (continued)

Product Entrepreneurs are emerging Smaller footprints have a history of demand • In the immediate Boston area this is the hardest space to find and the • At the peak of the Mass economy 46% of most in demand now and in the space demand was under 25k future. – For frame of reference there are 43 new food companies located in Boston Food Biz incubator (CropCircle Kitchen). – They will need to go somewhere as they grow

9 Additionally Everett provides a better location to serve the immediate Boston / Cambridge market

. From a 128 location drive-times approach “30 minutes” to serve the immediate Boston/Cambridge market . By comparison “15 minutes” from Everett easily serves this market – effectively doubling the productivity of the delivery staff by substantially reducing windshield time

Waltham

10 Retail

11 Retail opportunity is mixed

Market Conditions Implications • Over the past year 1.6 million sq ft of retail • Retail is an opportunistic situation space has been built in Boston for Everett • Power centers in the last quarter of 2013 showed negative absorption of 79ksft. • Chapter 91 requirements will likely create retail space to meet the – Power centers are between 250ksft to 750ksft with outdoor access to stores public facilities requirement • However, vacancy rate is below 5% on – Retail is considered a public average. Rents are beginning to trend upward facility • Leveraging the proximity of Target is limited due to the location of the rail line • Retail development is in flux – Internet – Health of the consumer – Health of retailers and resizing their footprints

12 Residential

13 Residential has high potential with the right product mix

Long term estimated demand Currently construction appears to be lagging • Metropolitan Area Planning immediate demand Council (MAPC) forecasts 467k housing units will be needed in Boston area – Roughly 17,900 per year for the next 26 years across the entire Boston area

Everett’s proximity to Boston and Cambridge with this location’s city views make it a high potential development opportunity

Source: HUD Boston area forecast 14 Residential market considerations

Considerations • Given the proximity to Boston, housing development will be driven by housing demand and price points in Boston – However, time-to-market will play an important role in the relative success of the project • Other developers / communities see the same opportunity and may be able to move faster • Apartments will either be 4-6 stories or more than 10 stories given the change in construction code and resulting changes in building construction costs • Chapter 91 & environmental clean up costs will play an important role in the size and number of units required to support – More costs / requirements equals need for more units which will likely result in more height

15