Concord-Alewife Plan A REPORT OF THE CONCORD-ALEWIFE PLANNING STUDY | NOVEMBER 2005

City of Cambridge Community Development Department Concord-Alewife Planning Study Committee

CITY MANAGER CITY COUNCIL PLANNING BOARD Robert W. Healy Michael A. Sullivan Barbara Shaw Mayor Chair DEPUTY CITY MANGER Marjorie C. Decker Hugh Russell Richard C. Rossi Vice Mayor Vice Chair Henrietta Davis Thomas Anninger Anthony D. Galluccio Kevin Benjamin David P. Maher Larissa Brown Brian Murphy Ted Carpenter Kenneth E. Reeves Jennifer Molinsky E. Denise Simmons William Tibbs Timothy J. Toomey, Jr. Pamela Winters

iii CONCORD-ALEWIFE CITY STAFF CONSULTANT TEAM PLANNING STUDY Beth Rubenstein, Goody Clancy & COMMITTEE Assistant City Manager Associates Susan Glazer, Chair for Community land use, planning, Patricia Amoroso Development urban design Nigoghos Atinizian Susan Glazer VHB, Inc. Deputy Director transportation planning, Joseph Barrell Stuart Dash traffic engineering Doug Brugge Community Planning Byrne McKinney & Margaret Callahan Director Associates Pat Goddard Iram Farooq real estate analysis, housing Mitchell Goldstein Project Manager Lester Barber Community Planning C.J. Mabardy Solutions Hom Sack Cliff Cook land use, zoning Ann Tennis Taha Jennings Lindsay (Peter) White Brendan Monroe Albert Wilson Owen O’Riordan Catherine Preston Susanne Rasmussen Catherine Woodbury

iv | C O N C O R D - A L E W I F E P L A N N I N G S T U D Y Contents ­

1. INTRODUCTION 1

2. ANALYSIS & DISCUSSION 3

3. VISION AND GOALS 23

4. RECOMMENDATIONS AND IMPLEMENTATION 31

APPENDICES 41 A. COMPARISON OF EXISTING AND PROPOSED ZONING 43 B. PROPOSED ZONING 45 C. ANTICIPATED DEVELOPMENT UNDER EXISTING AND PROPOSED ZONING 71 D.CONCORD-ALEWIFE DESIGN GUIDELINES 73 E. CRITICAL MOVEMENTS ANALYSIS 75

F. TRANSPORTATION RECOMMENDATIONS 79

v STUDY AREA ­

vi | C O N C O R D - A L E W I F E P L A N N I N G S T U D Y 1 Introduction ­ BACKGROUND STUDY AREA

Following the citywide and Eastern Located between Alewife Reservation and Cambridge rezonings of 2001, the Concord- Concord Avenue, and Blanchard Road Alewife area in the western part of the and Danehy Park, the 250-acre Study City remains the last large commercial Area includes the sub-areas known as the area of Cambridge having significant Cambridge Highlands, the Triangle, the development potential and in need of more Quadrangle, and the Fresh Pond Shopping detailed planning. The City embarked Center (shown on the facing page). The area upon a multidisciplinary planning study adjoins the Cambridge-Belmont town line of this area in January 2003. To guide this and is a major point of entry into Cambridge, planning study, the City Manager appointed primarily from the west and north. a Study Committee including neighborhood residents, representatives of area businesses, To a great extent, the area’s special character property owners and institutions, and is derived from its industrial history, its City staff. The resulting Concord-Alewife proximity to some of Cambridge’s primary Planning Study builds upon the work of the open space resources, including the Alewife Citywide Growth Management initiative, Reservation, and its proximity to transit. and aims to develop a plan for the Concord- Alewife area through a participatory The Study Area is connected to the transit community process. Key issues addressed by system by the Alewife Station of the the Concord-Alewife Planning Study include Massachusetts Bay Transportation Authority the appropriate mix of uses, including (MBTA) Red Line subway and additional bus housing, commercial, possible City uses, lines along Concord Avenue. As a terminus and open space; the character of future of the Red Line and a transportation center development; access and traffic; and zoning with a convergence of multiple bus lines, changes needed to accomplish City goals.

1 Public meetings informed the Study Committee’s work throughout the process.

this station is an important resource for the area and formulate zoning and non- The Concord-Alewife zoning recommenda- travelers, particularly commuters from zoning recommendations to achieve the tions were forwarded to the Planning Board Cambridge and regional locations to the west. vision. The work of the Committee was in July 2004 for discussion, and in March informed by public input received during the 2005 the Planning Board voted to forward a The Concord Alewife Study Committee met process, both at Study Committee meetings rezoning petition based on these recom- approximately monthly between February and at four public meetings held during the mendations to the City Council. The Concord- 2003 and June 2004 to develop a vision for process. Alewife Rezoning Petition was filed in April 2005 and will be considered by the City Council and Planning Board during 2005 and 2006. Any actions adopted by the City Council will be incorporated into the Cambridge Zoning Ordinance. The non- zoning recommendations, which are discussed in this report, include a series of transportation and stormwater recommenda- tions to be forwarded to the City Manager for future consideration in the City’s capital planning and other appropriate venues.

PUBLIC MEETINGS March 27, 2003 June 6, 2003 December 10, 2003 June 2, 2004

2 | C O N C O R D - A L E W I F E P L A N N I N G S T U D Y 2 Analysis and Discussion

SUB-AREAS TRIANGLE

This study divides the Study Area into four sub-areas with distinctly different development characters—the Triangle, the Quadrangle, Fresh Pond Shopping Center, and Cambridge Highlands. Brief descriptions of each sub-area appear on the following pages.

CAMBRIDGE HIGHLANDS QUADRANGLE

FRESH POND SHOPPING CENTER

3 Cambridge Highlands

CAMBRIDGE HIGHLANDS This 20-acre area is a traditional residential neighborhood of just over 200 homes. It is characterized by small block sizes, narrow, pedestrian-friendly streets with small lots, and two- to three-story houses. There are very few unbuilt parcels in this area, although development potential remains on a number of larger parcels.

4 | C O N C O R D - A L E W I F E P L A N N I N G S T U D Y The Triangle

TRIANGLE This 60-acre area lies between the Alewife Reservation, the commuter rail tracks and Alewife Brook Parkway. Over the last 25 years, it has seen the development of many large-scale office and R&D buildings, as well as over 300 units of housing. With the T’s Alewife Station, this area benefits from excellent access to transit through the Red Line and regional bus service. Large parts of the Triangle fall within the 100-year floodplain, and recent development here has aggressively managed stormwater on-site to meet state wetlands-protection regulations.

5 The Quadrangle

Many properties in the 130-acre Quadrangle have significant remaining development potential. Traditional industries used large parts of this area in the past; more recently those parcels have served as incubator space for emerging companies. Despite proximity to transit and open space resources, this area is auto-oriented and not well connected to those resources. The extensive paved surface in this area presents a stormwater-management challenge.

6 | C O N C O R D - A L E W I F E P L A N N I N G S T U D Y Fresh Pond Shopping Center

TRIANGLE This 40-acre area includes the business areas on either side of Alewife Brook Parkway. It comprises Fresh Pond Shopping Mall to the east and a cluster of retail and commercial structures to the west. This area, particularly on the east side, serves as a resource for local residents as well as a draw for shoppers from the rest of Cambridge and the region. Despite its proximity to Alewife Station, the area is currently more auto-oriented, fronted by a large surface parking lot.

7 LAND USE AND ZONING A June 1981 study established this part of The Alewife master planning process, the City as the Alewife Commercial Area 1991–93, designed to be consistent with History of Planning Efforts Revitalization District, as part of the City’s the City’s growth policy document Toward in Concord-Alewife strategy to revitalize and strengthen its a Sustainable Future, resulted in the draft The Alewife area has been the subject commercial base. This was to be spurred by master plan entitled Alewife: A Plan for of a number of planning efforts in the the then-ongoing extension of the MBTA Red Sustainable Development (March 1994). The past. A detailed urban design study was Line and construction of Alewife Station as study was not adopted and the plan was conducted more than 30 years ago resulting well as other infrastructure improvements. deferred for future study. in the Alewife Revitalization: Alewife Urban Design Study Phase II (1979). The goal of In 1981 the Parkway Overlay District this study was to zoning was enacted, creating setbacks and create a framework height limitations as well as landscaping for development of and urban design guidelines to guide Alewife as it made the character of development along the the transition from major parkways in the area—Concord an industrial area to Avenue, Alewife Brook Parkway, and the an offi ce, research, areas in Cambridge adjacent to Route 2. and service-oriented Subsequent development along these roads center. The zoning has improved upon the character of the currently in effect in district. In 2000, the Tennis Petition resulted the Study Area largely in further reducing heights along Concord results from the 1979 Avenue adjacent plan, modified by the A 1974 aerial photo takes to Fresh Pond citywide rezoning of in most of Cambridge, including the majority Reservation 2001, as noted below. of the study area (tinted to 50 feet. portion). The view is toward the Charles River and Boston.

8 | C O N C O R D - A L E W I F E P L A N N I N G S T U D Y Views of the study area: Fawcett Street (right) and Concord Avenue (below left) both lie in the Quadrangle. Cambridgepark Drive (be- low right) is the main road through the Triangle.

A Citywide Growth Management Advisory previously not permitted. This change is Committee and the Community Development The issues and strategies identified in the particularly significant in Concord-Alewife, Department worked from 1998 to 2000 to citywide rezoning served as a launching the city’s only remaining predominantly address citywide growth management issues point for the Concord-Alewife Planning industrial area. in Cambridge. Key areas addressed included Study. This section further explores adjusting allowed development density existing conditions in the area and analyzes Concern was expressed at Committee downward for nonresidential uses, facilitating opportunities and challenges. meetings that the zoning proposals might housing, providing for citywide project review make it difficult for owners of small and reducing allowable off-street parking for Mix of Uses and Densities properties to use the full FAR capacity on commercial development in order to control The Concord-Alewife area has been a their sites. The goal of retaining existing low- traffic impacts. This study effort resulted in valuable industrial and business area intensity commercial uses in the Quadrangle the citywide rezoning that was adopted by in Cambridge for decades. Due to its was also mentioned. The zoning proposal the City Council in February 2001. In the industrial/commercial nature and therefore exempted very small parcels from Concord-Alewife area, citywide rezoning comparatively low rents, this is also one of having to undergo a special permit process reduced nonresidential densities permitted the few parts of the City that offers incubator to reach full FAR. A transfer-of-development in the office and business districts by 38%. opportunities for startup businesses. With rights (TDR) increased housing demand and prices, and provision was following the end of rent control in 1995, also included enhancing the Cambridge housing stock to allow and its affordability for a diverse range of properties residents has become a primary goal of close to the City. Citywide rezoning created density Cambridge (or floor area ratio) incentives for housing Highlands development in most nonresidential districts and far from and allowed residential development to transit to occur in industrial areas where it was sell their

9 The mix of uses and architectural forms in the area does not project a coherent character.

development rights while allowing modest special permit/PUD character and a sense residential or commercial ventures to provision was in of place. Zoning remain on the site. place, significant development capacity changes, such as the creation of the Parkway existed in base zoning that did not require Overlay District and citywide changes Review of Development Projects use of the PUD, incentives to enter the encouraging housing, have started to create Significant development and investment special permit/PUD process were not strong positive impacts, but more is needed to has occurred in the Study Area since the enough to induce its use, and a minimum improve the urban design character and 1979 Alewife Revitalization plan has been parcel size requirement made it impossible pedestrian experience along Concord Avenue in effect. However, the improvement in for small lots to utilize the PUD. and Alewife Brook Parkway, to improve character, particularly in the Quadrangle, internal streets within the Quadrangle to be has been small and the quality of urban In developing a land use plan for the more pedestrian-friendly, to foster a vibrant design varies. A key reason for this is that future, the study has to create a balanced public realm by creating active streets and a large percentage of the development was policy regarding the appropriate mix of outdoor gathering spaces, and to reinforce able to occur as-of-right, with limited review uses and densities for the Study Area connections to nearby open spaces. and public input. In the Triangle, where a while responding to transportation and environmental considerations and Concord-Alewife Community addressing the impacts of future While this area includes 700,000 square feet development. of residential and 3,800,000 square feet of commercial development, it was felt that it lacks community-centered spaces easily URBAN DESIGN accessible to pedestrians that could form AND OPEN SPACE a “neighborhood heart” where residents and workers could gather. Building on Urban Design the stability of the existing residential The opportunistic development in the neighborhood and creating the framework Concord-Alewife area has resulted for a new mixed-use community in the in development that lacks a coherent rest of the Study Area were seen as key to

10 | C O N C O R D - A L E W I F E P L A N N I N G S T U D Y supporting and enhancing the Concord- more urban and intimate scale. Improved Station to the Quadrangle and Cambridge Alewife area. There was a desire to see new internal streets within the Quadrangle Highlands; connecting the shopping center places and public spaces that are accessible could create a more pedestrian-friendly to other parts of the Study Area as well as to all and that support the community and a environment and reinforce connections to North Cambridge; linking open spaces; range of activities. There was discussion of the outdoor spaces that adjoin the Study and improving connections within the the critical mass of residents and/or workers Area. Quadrangle. The rail right-of-way corridor that are needed to support such a place. of the Fitchburg Line ranges in width There was general consensus that improved Edges, Barriers, and Connections from 100 feet to 200 feet, and along with connections, as well as future development Railroad tracks and major roadways multiple active tracks, includes some tracks in the area, would be needed to reach a traverse the Study Area and although they that are not in use. This is an important critical mass of users in the neighborhood to serve critical functions, they also create consideration when contemplating any support the development of such community physical and visual barriers that cut off the crossing of the railroad tracks, as clearance centered gathering spaces. various sub-areas from each other, nearby requirements for bridges are significant. transit, and open space resources. There Block Pattern exist opportunities for great improvement Public Realm Internal streets, particularly in the by overcoming barriers and improving The Study Area lacks community-centered Quadrangle and the Shopping Center, connections. There was a lot of interest spaces easily accessible to pedestrians that form a pattern of large blocks that is in the creation of connections across could form a “neighborhood heart” where difficult to navigate, with dead ends, cul- the railroad tracks, connecting Alewife residents and workers could informally de-sacs, and streets that do not connect. gather. Building The distinction between vehicular and on the stability pedestrian zones is often blurred, and of the existing a hierarchy of public and private spaces community is the is missing due to a lack of curbs, street key to supporting definition, street trees and sidewalks on and enhancing the many streets. Breaking up the blocks as Concord-Alewife the area redevelops would help create a community. As

11 Automobile-oriented development provides limited places for people to gather and interact.

the area develops, it offers the opportunity for filling this gap by creating a mix of uses interspersed with plazas and open of public uses, and a lack of physical and More than 7,500 linear feet of frontage along spaces where residents and workers could visual connections to existing outdoor Concord Avenue and Alewife Brook Parkway gather and interact. The Shopping Center, spaces. It is evident in the Quadrangle, in fall within the Study Area. Much of this particularly, presents an opportunity for the lack of distinction between public and frontage demonstrates the disadvantage of enhancing sense of place and creating a private spaces; along Concord Avenue in fragmented development without significant true neighborhood gathering place where discontinuous street edges and awkward urban design review. This is particularly shopping and recreation could come mix of uses; and in the Triangle and along evident in strip commercial development together in a walkable neighborhood-serving Alewife Brook Parkway in suburban-style along Alewife Brook Parkway. The Parkway destination. development and large surface parking lots. Overlay District zoning that has governed the areas adjacent to Concord Avenue and Sense of Place Image—Highly Visible Locations the Parkway since 1981 provides design The Concord-Alewife area currently lacks The Study Area lies at the western entrance guidelines and has had a noticeably positive a coherent character and a sense of place. to Cambridge, making it important to create impact. Attention to the area’s urban design This can be seen in the blurred line between a positive image of the area for visitors, as needs to continue in order to ensure that this pedestrian and auto realms, lack of hierarchy well as for those who live and work there. highly visible area presents a positive face.

Transitions Residents often raised the issue of protecting the character of Cambridge Highlands. This neighborhood of two- and three-story homes adjoins the industrial and commercial activity of the Quadrangle with minimal transition. Concerns were raised about the noise, fumes and traffic from the uses in the Quadrangle. It was deemed important to

12 | C O N C O R D - A L E W I F E P L A N N I N G S T U D Y Safe and walkable connections are needed to improve access to the numerous open spaces that surround the Concord- Alewife area.

find appropriate transitions in land use and Open Space City’s richest open space resources, ranging scale to create a harmonious relationship The provision of abundant and diverse from urban wilds and passive recreational between these different uses. A vegetated open space is an important component areas to active playing fields, regional buffer between the two areas would help create of maintaining quality of life in the city. resources, and smaller neighborhood parks. a visual and noise buffer and also provide a The Green Ribbon Open Space report of walkable, green connection among various March 2000 evaluated open space needs TRANSPORTATION open spaces—Rafferty Park, Fresh Pond, and in Cambridge and developed criteria for Transportation issues raised during the Blair Pond. Appropriate land use and scale the City to use as it explores open space study process include inadequate pedestrian transitions are also important to creating acquisition opportunities. Important open and bicycle connections, both within a harmonious relationship between these space issues from the Green Ribbon Report the Study Area and to important transit different districts. include improving access to existing open resources, open space, and other amenities; space by various modes of transportation, traffi c congestion; a lack of coherence of FIGURE 1 OPEN SPACE CONNECTIONS utilizing creative traffic patterns within the Quadrangle and management techniques the Shopping Center area; and specific speed

ALEWIFE RESERVATION to increase urban park and safety concerns along some Study Area RUSSELL FIELD areas without additional roads and intersections. Many of the traffic

BLAIR land acquisition, and issues that affect the Study Area are regional

POND altering the current in nature, owing to the area’s location on zoning and urban design several major regional travel corridors. guidelines to strengthen RAFFERTY PARK open space requirements. The Alewife Brook and Fresh Pond parkways and the two Concord Avenue rotaries are These issues are part of an east-west corridor that connects THOMAS P. O’NEIL, JR. DANEHY PARK particularly significant in Boston to its western suburbs along Route 2, MUNICIPAL GOLF COURSE the Study Area, which is as well as part of the Route 16 corridor. bounded by some of the Because of this, a large percentage of the FRESH POND RESERVATION

13 FIGURE 3 REGIONAL TRAFFIC NETWORK Pedestrian and bicycle pathways exist at the edges of the Study Area but are not integrated and do not allow connections through the area

improved transit access to the area, it does therefore focuses on providing a safe and not control such regional changes, which are pleasant pedestrian and bicycle more likely to be addressed over a longer environment, enhancing access between time-frame by an effort to work with the Alewife Station and bus routes and all parts MBTA. The Committee recognized that land of the Study Area, taking a closer look at the use plans for the Study Area cannot transportation network with respect to its traffic on the Alewife Brook Parkway and significantly influence regional traffic, but it efficiency in processing traffic, and ensuring Concord Avenue is regional in nature and is felt strongly that the recommendations for that rigorous efforts are made to mitigate passing through the Study Area, having the Study Area respond to traffic volume by traffic impacts of new development. neither origin nor destination within the encouraging and facilitating use of non-auto area. Therefore, the impact of actions taken modes of transportation. This study Vehicular traffic generation in the area is within the Study Area on influenced by local land uses, hence the the overall volume of traffic FIGURE 4 PEDESTRIAN AND BICYCLE CIRCULATION study evaluated the transportation impacts will be limited. The of uses and densities proposed in the Study primary way to reduce Area. An important way to affect traffic is to traffic volume would be enhance non-auto mobility. T RA through very significant ILRO AD T RA expansion of the regional C Role of Transit ­ KS

. transit infrastructure to Y The Study Area is served by the Red Line W

K

P

serve communities well K subway service at Alewife Station, which O

O

R

B beyond Belmont and caters to the neighborhood as well as the E F I

W E broader region; by the MBTA parking garage, Arlington to the west and L CONCORD A A communities along Route VENUE which is used as a park-and-ride facility 16. While the City actively by residents of neighboring communities; seeks to encourage and by “feeder” bus routes to and from the

14 | C O N C O R D - A L E W I F E P L A N N I N G S T U D Y FIGURE 5 WALKING DISTANCE FROM ALEWIFE STATION Areas within the 10-minute walking radius from Alewife Station include large parts of the Quadrangle. However, the absence of a direct connection across the commuter rail tracks means that walking to these areas from the station requires more than 10 minutes (route shown in purple).

In past analyses, the MBTA has found that Route 2 traffic in and out of the Quadrangle the potential new ridership for a commuter (similar to the Alewife Station garage) rail stop in the Concord-Alewife area was without using the Alewife Brook Parkway, insufficient to justify delays and potential thereby enhancing vehicular access and station (bus routes #62/76, #67, and #84 loss of ridership due to increased travel reducing some trips (existing and new) on from the west and bus routes #79 and #350 time. It is possible, however, that as the the Parkway. However, such a connection from the north). Committee discussions area redevelops, land uses change, and the could create a short-cut route for avoiding revealed that users from parts of the Study number of potential users increases, such an the Alewife Brook Parkway/Concord Avenue Area south of the railroad tracks find bus analysis might yield a more favorable result. rotary, and could be attractive for trips to routes #74 and #78 (that run along Concord The Committee emphasized its desire for destinations within and beyond the Study Avenue and connect to Harvard Square) a the City to pursue the idea of a commuter Area. Additional considerations include the more convenient connection to the Red Line rail stop in Alewife with the MBTA as the size and cost of a grade-separated vehicular than Alewife Station. area evolves. crossing, as well as issues of land needed to accommodate access ramps. The land on Commuter Rail Railroad Crossing The Fitchburg Line of the MBTA commuter FIGURE 6 TRANSIT, BUS ROUTES The Committee discussed the feasibility of rail system bisects the Study Area but stops a vehicular crossing of the railroad tracks in Cambridge only at Porter Square. The and an at-grade pedestrian crossing. For idea of a commuter rail stop in Alewife was safety reasons, neither the City staff, nor its discussed during the study. The issues that consultants, nor the MBTA recommends at- the MBTA typically considers in determining grade crossings of railroad tracks. whether to create a new stop are: a. estimated number of new riders that would A grade-separated vehicular connection be served by the creation of the stop; between the Triangle and the Quadrangle b. cost per rider; and would provide a direct connection for c. estimated number of riders lost due to increased travel times.

15 The Fitchburg commuter rail line creates a barrier between the Quadrangle and the Triangle.

the tracks. The Priority Infrastructure map number of trips generated in a given area. either side of the railroad tracks is privately on page 34 shows a preferred zone for the The graphs below compare trip generation owned, and development of a connection connection. by various land uses in the general case, across the tracks would require agreements demonstrating that housing typically with multiple property owners, including Travel Characteristics generates fewer auto trips than most the MBTA. After discussion, such a vehicular Walking and bicycling to work is much less commercial uses. connection was deemed not to be an common in Concord-Alewife than elsewhere attractive option. in Cambridge. For obvious reasons, the Since automobile traffic and congestion Triangle makes greater use of transit than are important issues in the area, the A crossing for pedestrians and bicycles the Quadrangle, while the percentage of Committee considered various ways to is crucial, however, to improving the people driving is greater in the Quadrangle influence trip generation and auto demand. connection from the Quadrangle and than the Triangle. The large supply of These included enhancing mobility Cambridge Highlands to Alewife Station parking in the Study Area also encourages through non-auto modes, such as transit, and for providing a bicycle connection to a automobile use. Land uses influence the walking, and bicycling. Key ideas included regional network through the Minuteman Trail, Linear Park, and the Belmont Path. FIGURE 7 HOW DIFFERENT USES AFFECT AUTO-TRIP GENERATION (GENERAL CASE) An above-grade crossing of the tracks is Total Daily Trips P.M. Peak-Hour Trips recommended as the optimal way to create this connection. Such a connection could be a free-standing bridge or could be achieved by incorporating the connection into future buildings and landscapes on either side of

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16 | C O N C O R D - A L E W I F E P L A N N I N G S T U D Y Traffic issues on Blanchard Road include speeding, noise from passing trucks, and narrow sidewalks.

providing missing The intersection analysis and the projection pedestrian and bicycle of future trip growth associated with the connections, as well proposed zoning scenario described in as safe and high- Chapter 4, “Recommendations,”concluded quality crossings; that the impact of Study Area development improving safety on traffic operations would be significantly and traffic calming Transportation Analysis less under the proposed zoning than with to enhance the pedestrian and bicycle Critical movements analysis (CMA), a the build-out projected under existing environment; controlling vehicular access methodology previously used in traffic zoning as: and circulation, where appropriate; and studies conducted by the City for the • The build-out under proposed zoning is managing parking demand and supply. Citywide Growth Management Study and expected to generate 30% fewer new auto the Eastern Cambridge Planning Study, was trips in the Study Area during the P.M. Additional transportation concerns employed for this study to compare the peak hour compared to a build-out under identified during the study included keeping transportation impacts of proposed zoning existing zoning. through-traffic off residential streets in to those created by existing zoning. The • Compared to projections for existing the Highlands, addressing speeding on methodology for CMA is described in the zoning, the proposed zoning is expected Blanchard Road, addressing smooth 1985 Highway Capacity Manual as a basic to reduce the projected increase in critical movement of traffic on Concord Avenue, assessment for signalized intersection sums at study intersections. The projected particularly at peak hours, and managing operation in transportation planning. This increase would be about 22% lower for truck traffic and noise from trucks that approach was used to compare how six background growth and new development use the area. Appendix F, “Transportation signalized intersections in the Study Area trips combined, and about 30% lower for Recommendations,” details these concerns would operate in the evening peak hour new development trips alone. and the recommendations proposed for under the Existing Zoning and Proposed addressing them. Zoning build-out scenarios. Appendix E contains an explanation of this analysis and summarizes the results for the six intersections evaluated.

17 The fragmented pattern of ownership poses a challenge to implementation of a plan that requires coordination among multiple properties.

MARKET ANALYSIS/ potential are built ECONOMIC DEVELOPMENT out, the Concord- Alewife area will The contributions of new development to likely become the City’s tax base enable the community more attractive to enjoy a high level of public services for development. and to invest for the future. Cambridge’s recommendation described in Chapter 4, Given this potential, it is important that ability to attract diverse companies provides “Recommendations.” the goals for the area be incorporated into its residents not only many goods and the zoning and urban design guidelines so Development Trends services but also a variety of employment future development can occur in a manner The eclectic nature of development in opportunities. consistent with a long-term vision. Concord-Alewife shows a pattern that is opportunistic, driven by parcel availability The Study Area’s large stock of older Parcels that have received major investment and location. The pattern of multiple small industrial buildings has been a valuable within the last 20 years, and most parcels parcels under different ownership makes it resource for emerging companies due to within the mature Cambridge Highlands difficult to implement a plan that requires comparatively low rents and adaptable residential neighborhood, are not likely to coordination among multiple owners. This physical characteristics. The Study witness significant change, nor will parcels has led to the mixed pattern evident in the Committee discussed the advantages and with long-term leases or other restrictions. Study Area today. disadvantages of preserving these industrial Sites more likely to change include vacant or buildings for future commercial use. The underutilized parcels or buildings, parking Development Outlook recommendation for incentives to allow such lots, and storage yards that may be developed If the regulations guiding development incubator uses to remain in the area are for higher-value uses or densities in the and infrastructure serving the area remain incorporated into the choice of base districts, future. Issues affecting development within unchanged, development is likely to allowed uses under the special permit, the various sub-areas are outlined below. continue in a haphazard fashion. As other and the transfer of development rights large areas of the city with development

18 | C O N C O R D - A L E W I F E P L A N N I N G S T U D Y The Triangle This area has direct access to Red Line Shopping Center Area transit, linking it to the rest of Cambridge. This highly visible The Red Line, bus routes, and Route 2 location—with also provide regional access. Consolidated consolidated ownership and good parcelization ownership and good characterize this highly visible location. parcelization—has The area has coherent infrastructure and as multiple developments in this area over proven successful in its current use. The a record of successful development, with a the last decade attest. While bus service area holds potential, however, for creating number of large office, R&D, and residential along Concord Avenue connects to Harvard a more urban, transit-oriented, mixed-use buildings. A number of parcels with older Square and Belmont Center, the Quadrangle district. Existing tenants with long-term structures and large as a whole suffers from limited leases may represent obstacles to wholesale surface parking access to transit and to Route 2. redevelopment, but the potential exists for lots offer potential The Quadrangle’s roadway redevelopment carried out in phases. for additional infrastructure is not well redevelopment. developed and its often uncon- Cambridge Highlands nected streets do not form a This well-established residential enclave The Quadrangle coherent network. In many contains a few larger residential parcels Highly visible cases, roads lack pedestrian with potential for additional development or frontage on amenities, including sidewalks. expansion of existing structures, but it has Concord Avenue, Less consolidated ownership few vacant parcels. with views of Fresh and fragmented parcelization Pond, is attractive in this area also discourage for development, development. particularly residential development— The Triangle has several large surface parking lots.

19 ENVIRONMENT/STORMWATER towns convey their separated stormwater addresses stormwater that travels through into the Brook, which discharges into the the reservation and reaches Fresh Pond. Early in the planning study process, Mystic River and ultimately into Boston Cambridge has joined Belmont and flooding and stormwater management were Harbor. When considering stormwater Arlington to form the Tri-Community identified as important considerations. management, key issues of concern are the Working Group, which addresses flooding A large percentage of the Study Area, quality of the runoff, the quantity of water issues that involve all three cities. particularly in the Quadrangle, the Triangle, to be handled, and the rate at which it is and the Shopping Center, is paved and discharged to Alewife Brook. Cambridge is improving the functioning impervious. As a result most rainwater runs of its sewer system throughout the city by off into storm sewers without an opportunity Recent and Ongoing Efforts separating sanitary and stormwater sewers. to filter into the ground and lose suspended A number of important environmental The entire Study Area is now served by a solids and other pollutants. The proximity issues in the area were addressed by the separated sewer system. The Department of of the Study Area to two significant water recently completed Fresh Pond Master Public Works is also engaged in stormwater- resources, Fresh Pond and the Alewife Plan and a master plan created by the system improvements to enhance flood Brook, makes it important to consider Metropolitan District Commission protection, combined-sewer overflow how development in the area would affect (MDC—now Department of Conservation control, and water-supply protection. stormwater management and flooding. and Recreation, or DCR) for the Alewife The City is also working to implement Reservation. The Fresh Pond Reservation Massachusetts DEP’s approach to “pollutants The Concord-Alewife Stormwater of concern.” area falls within the Management Alewife sub-watershed Program The City and MWRA have undertaken a of the Mystic River major sewer-separation and stormwater- Watershed. The majority Development management project in the neighboring of stormwater discharges within the 100-year areas to protect Fresh Pond Reservoir, floodplain requires to the Alewife Brook rigorous stormwater- provide relief for local residents and come from Arlington management efforts. businesses from flooding, and reduce the and Belmont. These frequency and volume of combined-sewer-

20 | C O N C O R D - A L E W I F E P L A N N I N G S T U D Y FIG. 8 CONSTRUCTED STORMWATER WETLAND AT ALEWIFE RESERVATION The City plans to create a stormwater wetland in the Alewife Reservation to bet- ter accommodate storm- water discharge.

without stormwater- flood. Most of the remaining area within management the Triangle, and approximately 55% of the elements. A large Quadrangle and Fresh Pond Shopping Area, percentage of lie within Zone B, between limits of the 100- overflow discharges. The City’s plan includes stormwater runs off the properties in the year flood and the 500-year flood. discharging separated stormwater into a Study Area through the drainage system newly created stormwater wetland in the and into Alewife Brook. Redevelopment Since 1982 there have been many changes Alewife Reservation, which is currently of properties within the Study Area within the Alewife sub-watershed, and FEMA in permitting at DEP. The stormwater represents the best opportunity to address has hired a consultant to update the FIRM wetland will enhance water quality and stormwater-management goals using low maps. Draft revised maps are expected to provide a way to attenuate/slow stormwater impact development (LID) principles such be available for comment in 2006. Until before it reaches the Little River, thus not as green-roof systems, retention ponds, rain the revised maps are released, the 1982 exacerbating existing flooding in other gardens and bioswales to control and treat maps continue to be the legal floodplain communities. The City is also working stormwater. delineation. All areas within the 100-year with the Department of Conservation and floodplain are subject to review by the Recreation to include enhancements of the Floodplain Considerations Conservation Commission under the state stormwater wetland that would support In 1982 the Federal Emergency Management the reservation’s wildlife and native plant Agency (FEMA) issued Flood Insurance FIGURE 9 IMPERMEABLE SURFACES communities and enhance the area’s passive Rate Maps (FIRM) for the Alewife area that recreational uses. depict land within and outside the 100- year floodplain. Approximately 60% of the Private Stormwater Controls Triangle lies within Zone A, the limit of Historically a swamp and now filled, the the 100-year flood; approximately 5% of Concord-Alewife area is flat and prone to the Quadrangle and Fresh Pond Shopping flooding, since much of the area was built Area lies within the limit of the 100-year

21 Wetlands Protection Act, which imposes Constructed wetland at rigorous stormwater-management and 200 Cambridgepark Drive is a mechanism of low- permeability standards. Any parts of the impact development. Study Area that are designated as falling within the 100-year floodplain will be subject to these state regulations, in addition to the City’s zoning.

As previously mentioned, a large percentage of the Study Area is currently hardscaped and impermeable—buildings, streets, parking lots, paving—and produces large volumes of surface runoff. A key strategy for addressing flooding concerns is to reduce surface runoff by increasing permeability and/or retaining stormwater on site for a period of time. In many ways, redevelopment is the best way to address flooding problems, as one requirement for redevelopment of existing hardscaped areas could be more active stormwater of runoff. The use of best management management. Increasing the percentage practices to control stormwater quality and of permeable surface in the Quadrangle, quantity, including low impact development Triangle, and the Shopping Center would measures and structural controls, is allow more water to recharge back into the the surest way of improving the area’s ground and reduce the volume and rate stormwater handling.

22 | C O N C O R D - A L E W I F E P L A N N I N G S T U D Y 3 Vision and Goals ­

Starting with the earliest Committee discussion and informed by public meetings and workshops, a vision for the area emerged that emphasized creating a people-oriented sense of place; achieving a mix of uses throughout the area, including housing, office/R&D, industry, retail, possible municipal uses, and open space; structuring densities to respond to available infrastructure; developing a neighborhood “heart” for people who live, work, play, and shop in the area; overcoming barriers and establishing much-needed connections to create a walkable neighborhood; transforming Concord Avenue into a great street; and enhancing the environment.

In addition to goals that apply across the Study Area, the Committee recognized that the diversity in character and conditions of the sub-areas required careful consideration of each one individually. Specific goals for each sub-area follow the listing of areawide goals that appears on pages 24–26.

23 10 CONCEPT PLAN ­ Goals: Areawide

Land Use and Density • Ensure that new development and • Support mixed-use development redevelopment increases permeability throughout the Study Area to create a and utilizes principles of low-impact vibrant urban environment. development to improve runoff quality • Encourage development that responds and reduce runoff quantity. to transit proximity by allowing higher • Apply best management practices and low densities and taller heights closer to impact development strategies to mitigate Alewife Station. stormwater runoff. • Create incentives for cooperation among • Improve connections between open space property owners to meet study goals, resources in and adjacent to the Study especially stormwater management and Area. infrastructure goals. • Create urban design guidelines that Traffic and Transportation encourage future development and create • Reduce anticipated auto-trip growth a sense of place for Concord-Alewife. as compared to what is allowed under Encourage site planning that incorporates • Create guidelines that encourage current zoning. low-impact development strategies to improve future development to be responsive • Reduce auto mode share by employing stormwater management in future development. to stormwater, open space, and measures such as: transportation goals for the Study Area. – � improving access to transit, – � designing a walkable and bike-friendly Infrastructure, Stormwater Management, community, and Open Space – � improving the pedestrian environment, • Encourage creation of some combination and of large open spaces, smaller retention – � balancing provision of parking with ponds, and neighborhood squares; use transportation-demand management parks, street plantings, parking lots, and (TDM) goals. other open space to enhance stormwater retention and treatment.

25 GOALS: AREAWIDE [continued] ­

• Address safety issues on the periphery of the Study Area as well as within its interior. • Provide for the possibility of consolidating existing surface parking into a structure as part of overall site improvements.

Housing • Create a variety of housing opportunities that serve a diverse population of varying incomes, ages, and household sizes. • Provide a mix of ownership and rental housing at all income levels.

These renderings and photos illustrate the desired future character of the mixed-use area.

26 | C O N C O R D - A L E W I F E P L A N N I N G S T U D Y Goals: The Triangle

• Encourage more transit-oriented development. Allow higher density and height to take advantage of proximity to Alewife Station. • Continue to allow commercial development to be focused in this area, while also encouraging housing close to the T station. • Create a pleasant, walkable connection between Alewife Reservation and Fresh Pond Reservation consistent with the Alewife Reservation Master Plan and the Fresh Pond Master Plan. • Create public access to the Alewife Reservation from Cambridgepark Drive. • Reduce auto mode share within the Triangle. • Improve bicycle and pedestrian connections among the Minuteman Trail, Belmont Path, Linear Park, and a future pathway along the Watertown rail line. • Improve signage and enhance access to the multiuse trail from Alewife Station. • Encourage development of additional housing close to Alewife Station while continuing to support commercial development.

27 Goals: The Quadrangle

• Encourage creation of housing along Two development concepts for the Quadrangle: Concord Avenue. Above, residential development along Concord Avenue • Introduce neighborhood-focused retail to with views to Fresh Pond; at left, a passive park that form a mixed-use core near the Alewife incorporates stormwater-management features. Brook Parkway edge of the Quadrangle. • Continue to allow light industrial uses closer to the railroad tracks. • Create appropriate transitions between the • Improve traffic circulation within the Highlands and nonresidential uses in the Quadrangle by enhancing existing roads and Quadrangle by introducing a green buffer adding new ones—without creating a direct and allowing lower densities and heights vehicular connection to the Highlands. near the Highlands. • Improve the streetscape within the • Create a public space that serves a Quadrangle to enhance the pedestrian and stormwater function as well as being an bicycle environment. open space resource. • Strengthen pedestrian/bicycle access to • Increase the amount of permeable surface Alewife Station to improve connections in the Quadrangle as the area redevelops. to transit and to the Minuteman Path and • Encourage future development to respond Linear Park. to stormwater goals for the area. • Improve the pedestrian environment along • Create a hierarchy of boulevards, avenues, Concord Avenue and provide safe crossings. streets, and pathways. • Continue to encourage residential use along • Enhance the character of Concord Avenue Concord Avenue. by improving its streetscape. • Encourage housing development within • Design new public spaces and places that the Quadrangle, particularly close to the support a range of community-focused Highlands. activities.

28 | C O N C O R D - A L E W I F E P L A N N I N G S T U D Y Goals: Shopping Center

• Introduce a mix of uses, including housing, in the Shopping Center area. • Encourage small-scale neighborhood retail. • Use building and site design to create a vibrant, walkable environment. • Improve circulation within the Shopping Center with a clearly visible roadway system. • Enhance overall accessibility to and from the Quadrangle, Alewife Station, the Highlands, and North Cambridge via improved and new pedestrian walkways. • When the Watertown rail line ceases to be active, create a multiuse path along the right of way and connect it to the rich regional path system created by Linear Park, Minuteman Path, and Belmont Path. • Encourage improvements within the Shopping Center that support housing as well as a mix of uses.

29 Goals: Cambridge Highlands

• Ensure that new development close to the Highlands is compatible with the neighborhood in terms of use, scale, height, and density. • Protect the character of the Highlands as a mature, medium-density residential neighborhood. • Create a green buffer between the Highlands and the Quadrangle that also These views show how development adjacent to connects existing open spaces. Cambridge Highlands could provide an appropriate transition between the Cambridge Highlands and the • Work with Belmont to enhance the Quadrangle. pedestrian environment along Blanchard Road through the application of traffic- calming and other techniques to improve safety along the thoroughfare. • Study the intersection of Concord Avenue and Blanchard Road to see if improvements are possible. • Maintain the stability and character of the Highlands residential neighborhood.

30 | C O N C O R D - A L E W I F E P L A N N I N G S T U D Y ­ 30 4 Recommendations ­

Starting with the goals identified in the while establishing guidelines and/or previous chapter, the study created a series of requirements for development that is zoning and non-zoning recommendations. consistent with study goals, including transportation mitigation, open-space and stormwater improvements, enhanced ZONING RECOMMENDATIONS urban design and public realm, and infrastructure rights-of-way; and The zoning approach includes the principal • adds mechanisms for better stormwater elements outlined below. Appendix A management, including a permeability contains a comparison of existing and requirement that will result in higher proposed zoning. The proposed zoning: permeability both on individual parcels • encourages a mix of uses throughout the and areawide, a proposed areawide area; stormwater-retention basin/open space, • encourages housing similar to citywide and encouragement of low-impact rezoning; development to manage stormwater on- • creates the framework for transit-oriented site in a sustainable fashion. development near Alewife Station by proposing adjusted densities and transfer- The key zoning principles are listed below. of-development-rights zoning; Details of the zoning recommendations are • establishes a base district with acceptable attached in Appendix B. densities for as-of-right development. In general the base zoning treats existing Permitted Uses allowed uses as conforming uses and, in Generally, legally conforming uses that most cases, conforming in FAR; currently exist would continue to be allowed • establishes a special permit through use in the proposed districts. In office and of overlay districts, allowing increased industrial districts, retail, business, and FAR and height and permitting consumer services would be allowed by flexibility in permeability requirements special permit with some limitations. 31 FIGURE 10 COMPARISON OF EXISTING AND PROPOSED ZONING

EXISTING ZONING

PROPOSED ZONING Infrastructure recommendations These key infrastructure elements would connection between Alewife Station and the contribute significantly to fully realizing the Quadrangle, thereby increasing the number long-term development potential of the of people who could get to and from the Concord-Alewife area. Concord-Alewife area by means other than • An east-west main roadway will improve automobile. FAR and Height Requirements circulation within the Quadrangle, allow • A stormwater park located at the low point in • Base zoning would establish as-of-right direct travel from Alewife Brook Parkway into the Quadrangle will help manage stormwater FARs ranging from 0.75 to 1.50, and the Quadrangle, and enhance property value, throughout the area and serve as a passive heights ranging from 35′ to 70′. Increased particularly for parcels away from Concord park. FARs and heights would be allowed by Avenue, by creating a sense of address. Refer to pages 34-35 for maps showing the location special permit, with greater density and • A pedestrian/bicycle bridge will improve the of recommended infrastructure improvements. height allowed closer to the T Station and lower height and density in areas farther from transit and adjacent to the Mechanisms for Infrastructure Improvements of special permits in the area. Proponents Cambridge Highlands neighborhood. The plan identifies key infrastructure would be asked to reserve and/or transfer improvements important for ensuring right-of-way easements for the key Open-Space and Permeability Requirements coherent and sustainable long-term elements listed above. In recognition of stormwater-handling needs buildout within the Concord-Alewife • By special permit, FAR from the within the Study Area, the proposed zoning area. An east-west main road would help transferred land, along with a density creates a permeability requirement and organize transportation patterns within bonus, would be available for use on the increases open-space requirements. the Quadrangle and create a pedestrian/ remainder of the site. FAR bonuses would • The proposed zoning increases the open bicycle connection linking the Highlands, be granted for various infrastructure space requirement to 15% of a lot, and the Quadrangle, and Fresh Pond Shopping rights-of-way: introduces a permeable area requirement Center. A stormwater-management feature – A bonus equal to the FAR permitted of 25% of a lot. Both requirements may be would incorporate a passive public park. on the portion of a parcel transferred satisfied concurrently on the same portion A pedestrian and bicycle connection across for roadways, pedestrian/bicycle of a parcel. These requirements may be the railroad tracks would improve access to connections, open space, or stormwater reduced by special permit, by participation Alewife Station. The following mechanisms management consistent with the plan. in joint stormwater management with and incentives are proposed to facilitate – A bonus of up to FAR 0.25 for the site for other parcels, or by employment of these improvements: development that contributes to creation alternative means to meet the City • Consistency with the Concord-Alewife of a pedestrian/bicycle connection DPW on-site stormwater-management Plan would be a key criterion for granting across the commuter rail tracks. standards.

33 11 PRIORITY INFRASTRUCTURE ­

34 | C O N C O R D - A L E W I F E P L A N N I N G S T U D Y FIGURE 12 ADDITIONAL INFRASTRUCTURE

12 ADDITIONAL INFRASTRUCTURE ­

35 • A Pathway Overlay District would be • Height bonuses would be allowed on the Study Area guidelines created coterminous with the railroad Receiving Parcel to accommodate the • Vary building design to create an right-of-way located along the Watertown transferred GFA. architecturally diverse district. line, along the east side of the Study • The Donating Parcel would be required to • Design buildings and sites using low- Area, with the goal of allowing a future conform to base zoning requirements or impact-development features—such as multiuse path. could be used for open space. green roofs, bioswales, filter strips, and • When all permitted FAR on a parcel retention/detention ponds—to meet Transfer of Development Rights is transferred, a bonus of 0.75 FAR stormwater requirements. A transfer-of-development-rights provision would be allowed on the Donating Lot • Break large blocks into a system of is included to reduce densities close to for residential, technical office, R&D or smaller blocks to improve pedestrian, Cambridge Highlands; to further promote lab use. Thus, the owner of a Donating bicylce, and vehicular circulation and transit-oriented development by allowing Lot might sell development rights and increase compatibility with surrounding density to be moved to areas near public continue an existing conforming business neighborhoods. transit; and to encourage more desirable use or redevelop for residential, technical • Use site design that preserves future patterns of development. office, R&D, or lab use up to 0.75 FAR. rights-of-way identified in this Plan. • Some or all the GFA permitted on a parcel • Create active uses at the street level. in the Donating District would be allowed Urban Design Guidelines Design buildings with front doors facing to be transferred to the Receiving District. A series of urban design guidelines are the street and for residential uses; create The Donating and Receiving districts are recommended to guide the character of future frequent doorways/entries at street level. shown on the Transfer of Development development in the Study Area. The Planning • Design signage and lighting to support Rights Districts map on the next page. Board would refer to these guidelines when pedestrian-friendly quality. • Transferred residential GFA could only granting any special permits for projects • Encourage parking below grade. Where be applied to residential use; transferred within the Study Area. Appendix D lists the parking structures are built, wrap them non-residential GFA could be applied to complete guidelines. Some highlights include: with active uses and use the structures any use allowed on the Receiving Parcel. to screen the rest of the area visually and acoustically from the railroad tracks.

36 | C O N C O R D - A L E W I F E P L A N N I N G S T U D Y 13 TRANSFER OF DEVELOPMENT RIGHTS ­

37 Low-impact development measures reduce the volume and improve the quality of stormwater runoff. Examples include green roofs and holding ponds, which can serve as features in passive parks. • Provide streetscape improvements to NON-ZONING Appendix F, “Transportation Recommenda- define the rights of way of existing streets. RECOMMENDATIONS tions,” details these recommendations. • As in the rest of the City, continue to encourage green building features. Transportation Environment/Stormwater • Reinforce bicycle and pedestrian The study proposes a number of actions that Increasing permeability to improve links to adjacent areas. Provide links will enhance the character of development stormwater handling in the area was a key that strengthen physical and visual and of streets to make the area more bike- study goal. The study recommends utilizing connections to open space resources. and pedestrian-friendly and to address principles of low-impact-development to specific transportation issues raised during improve runoff quality and reduce runoff Location-specific guidelines the study. These quantity and rate. The urban design • Develop a vegetated buffer include introducing guidelines incorporate this emphasis so that between the Highlands and the safety improvements, future development improves stormwater- Quadrangle that also provides particularly on handling capability within the Study Area. a north/south pedestrian/bike Blanchard Road, link between open spaces. Concord Avenue, Additionally, recommendations encourage • Site new development to be and Alewife Brook creation of some combination of a large consistent with desired above- Parkway; reducing open space, smaller retention ponds, grade crossing between the new auto trips from neighborhood squares, and street plantings Quadrangle and the Triangle. future development to enhance stormwater retention and • Improve pedestrian in the Study Area by treatment, as shown on the Concept Plan connections among Alewife using transportation- diagram in Chapter 3, “Vision and Goals.” Station, Fresh Pond Shopping demand management Center, and North Cambridge. ­ measures; enhancing access to various sites Infrastructure • Create open spaces in the Quadrangle that within the Study Area by improving existing The plan identifies three key infrastructure incorporate stormwater management. connections and building new connections elements that are crucial to achieving Locate active uses around the park to create where needed; and reducing disturbance the transportation, urban design, and a safe and active 24-hour environment. from noise and vibration on Blanchard Road. stormwater goals for the Study Area and

38 | C O N C O R D - A L E W I F E P L A N N I N G S T U D Y that hold the key to the long-term feasibility for improving transit access to/from the modes. The Additional Infrastructure Plan of development in the area. The Priority Quadrangle and Cambridge Highlands. demonstrates this concept. The rights of way Infrastructure Plan diagrams on page 34–35 It would reduce auto mode share and (ROW) identified in the two infrastructure show these elements, which are described positively impact traffic in the Study Area. plans establish desired connections and below. An additional benefit would be improved alignment of infrastructure elements connections to open space resources, and were developed with some attention East-west main road connecting the making it easier to reach Fresh Pond and to existing property lines. Alternative Quadrangle and the Shopping Center. This Alewife Reservation. alignments that accomplish the objectives of proposed roadway supports key urban the plan would also be acceptable. design, development, and transportation Public open space that incorporates a goals in the Study Area. Creating an east- stormwater-management feature. While The area’s pattern of multiple small parcels west connection would improve circulation individual properties undergoing under different ownership poses challenges within the Quadrangle, and establishment redevelopment would improve stormwater to the efficient timing, coordination, and of a “main street” character would create handling on their sites as per DPW completion of infrastructure goals. It is a desirable new address within the area. standards, a larger stormwater-management anticipated that the special-permit process Adding a new access point would improve feature would improve stormwater handling would serve as the primary tool for carrying traffic conditions at existing intersections for the Study Area overall. It would reduce out the infrastructure recommendations and improve east-west access through the loads on the City’s sewer system during described above. As parcels develop and site for bicycles and pedestrians, creating storms by retaining water during such special permits are sought, the Planning ped/bike connections all the way from the events and would greatly improve the quality Board would refer to the Priority and Highlands to the shopping center. of runoff that enters Alewife Brook. Additional Infrastructure plans. Depending on the scope of a project, its location, and Pedestrian/bicycle bridge across the railroad In addition to the infrastructure elements, its impacts, special permit conditions tracks connecting the Quadrangle and Triangle. breaking up the large block structure in could be imposed that require preservation Creating a pedestrian and bicycle connection the Quadrangle, Triangle, and Shopping of ROW, transfer of ROW to the City, or between the Quadrangle and the Triangle Center would help create a more walkable contribution to/construction of a section of is the single most important element environment and improve circulation for all the infrastructure element.

39 40 | C O N C O R D - A L E W I F E P L A N N I N G S T U D Y APPENDIX APPENDICES

page 43 A ­ COMPARISON OF EXISTING AND PROPOSED ZONING page 45 B ­ PROPOSED ZONING page 71 C ­ ANTICIPATED DEVELOPMENT UNDER EXISTING AND PROPOSED ZONING page 73 D ­ CONCORD-ALEWIFE DESIGN GUIDELINES page 75 E ­ CRITICAL MOVEMENTS ANALYSIS

page 79 F ­ TRANSPORTATION RECOMMENDATIONS

41 42 | CONCORD-ALEWIFE PLANNING STUDY APPENDIX Comparison of Existing A and Proposed Zoning E X I S T I N G P R O P O S E D ZONING SPCL. ZONING AREA DIST. USE BASE PERMIT DIST.DIST. USE BASE SPECIAL PERMIT Quadrangle IB-2 Res FAR 1.5 Same IB-2 (mod)/ Res FAR 0.75 1.5 northwest Height 85ʹ Same AOD 1 Height 35ʹ 65ʹ (35–45ʹ near Highlands) CommComm FAR 1.5 Same CommComm FAR 0.75 1.0 Height 85ʹ Same Height 35ʹ 55ʹ (35–45ʹ near Highlands) Quadrangle IB-2 Res FAR 1.5 Same IB-2 (mod)/ Res FAR 0.75 1.5 northeast Height 85ʹ Same AOD 2 Height 35ʹ 70–85ʹ (105ʹ with TDR) CommComm FAR 1.5 Same CommComm FAR 0.75 1.25 Height 85ʹ Same Height 35ʹ 70ʹ (85’ with TDR) Quadrangle O-2 Res FAR 2.0 Same O-1/ AOD 3 Res FAR 0.75 2.0 southwest Height 85ʹ Same Height 35ʹ 65ʹ (35–45ʹ near Highlands) CommComm FAR 1.5 Same CommComm FAR 0.75 1.0 Height 35–70ʹ 35–85ʹ Height 35ʹ 55ʹ (35–45ʹ near Highlands) Quadrangle O-2 Res FAR 2.0 Same O-1/ AOD 4 Res FAR 0.75 2.0 southeast Height 85ʹ Same Height 35–75ʹ 85ʹ (105’ with TDR) CommComm FAR 1.5 Same CommComm FAR 0.75 1.0 Height 35–70ʹ 35–70ʹ Height 35–70 ʹ 70ʹ (85’ with TDR) Shopping BC Res FAR 2.0 Same BA/ AOD 5 Res FAR 1.75 2.0 Center Height 55ʹ Same Height 45ʹ 55–85ʹ (105ʹ with TDR) CommComm FAR 1.25 Same CommComm FAR 1.0 1.25 Height 55’ Same Height 35ʹ 55–70ʹ (85ʹ with TDR) Triangle O-2/ Res FAR 2.0 Same O-2A/AOD 6 Res FAR 1.5 2.0 PUD-5 Height 85ʹ Same Height 70ʹ 85–105ʹ (125ʹ with TDR) CommComm FAR 1.5 1.75 CommComm FAR 1.25 1.75 Height 70ʹ 85ʹ Height 60 ʹ 85ʹ (105ʹ with TDR)

43 44 | CONCORD-ALEWIFE PLANNING STUDY APPENDIX Committee Zoning B Recommendations Shopping Center 46 ­ Triangle 50 ­ Quadrangle Northwest 54 ­ Quadrangle Northeast 58 ­ Quadrangle Southwest 62 ­ Quadrangle Southeast 66 ­

45 COMMITTEE ZONING RECOMMENDATIONS Shopping Center

ZONING GOALS > Encourage new residential development. > Encourage mix of retail, including destination and neighborhood. > Support development of structured parking. > Create incentives that encourage future development to be responsive to storm- water, open space, and transportation objectives.

46 | CONCORD-ALEWIFE PLANNING STUDY COMMITTEE ZONING RECOMMENDATIONS | SHOPPING CENTER �

CURRENT ZONING PROPOSED ZONING STRATEGIES BASE BASE BUSINESS C BUSINESS A FAR FAR • ­ Commercial: 1.25 • Commercial: 1.0 • ­ Residential: 2.0 • Residential: 1.75 • Note: For parcels where the maximum permitted special-permit GFA is less than 10,000 sq. ft., the special-permit FARs may be available as-of-right HEIGHT HEIGHT • ­ Commercial: 55ʹ • Commercial: 35ʹ • ­ Residential: 55ʹ • Residential: 45ʹ • ­ 35ʹ (or height permitted in the abutting USES residential district) within 50ʹ of a Retail, office, housing residential district line. MINIMUM YARD MINIMUM YARD • Front: none (commercial), formula (housing) • ­ Front: none • Side: none (commercial), formula (housing) • ­ Side: none • Rear: 20ʹ (commercial); formula (housing); 25ʹ front yard at Parkway • ­ Rear: 20ʹ (or 2/3 of rear wall height). PERMEABILITY REQUIREMENT: No rear yard where the rear lot line • 25% of lot or a signoff from the Cambridge Department of Public Works (DPW) noting abuts a business or industrial district. that the development meets the requirement of accommodating the 2- to 25-year flood MINIMUM RATIO OF USABLE OPEN SPACE event on-site as outlined in “Low Impact Development in Cambridge: Concepts and to lot area: none Criteria” (currently under development by the DPW) GREEN AREA REQUIREMENT: • 15% of lot (permeability and green area requirements may be satisfied on the same part of the lot) COMMITTEE ZONING RECOMMENDATIONS | SHOPPING CENTER �

CURRENT ZONING PROPOSED ZONING STRATEGIES SPECIAL PERMIT/OVERLAY SPECIAL PERMIT No equivalent provision in current zoning FAR • Commercial: 1.25 • Residential: 2.0 USES • Retail, office, housing; no more than 50% of the development to be nonresidential HEIGHT • Commercial – 55ʹ–70ʹ (heights over 55ʹ limited to buildings or elements of buildings with a floorplate of 15,000 sf or less located at least 50ʹ apart) ­ • Residential − 55ʹ–85ʹ (heights over 55ʹ limited to buildings or elements of buildings with a floorplate of 10,000 sf or less located at least 50ʹ apart) − Heights up to 105ʹ allowed for FAR transferred to this district through TDR. Heights over 85ʹ limited to buildings or elements of buildings with a fl oorplate of 6,000 sf or less located at least 50ʹ apart • Parkway Overlay District height limits to remain POSSIBLE ADDITIONAL RELIEF/REQUIREMENTS − Allow pooled parking ­ − Parking GFA waiver ­ − Allow pooled green/permeability area ­ − Setback waivers from base requirements ­ − Provide for infrastructure improvements ­

48 | CONCORD-ALEWIFE PLANNING STUDY COMMITTEE ZONING RECOMMENDATIONS | SHOPPING CENTER �

CURRENT ZONING PROPOSED ZONING STRATEGIES

− Exemption from 25ʹ setback at Alewife Brook Parkway if accommodating a pedestrian connection ­ − Meet DPW requirement that each development accommodate the 2- to 25-year flood event on-site as outlined in “Low Impact Development in Cambridge: Concepts and Criteria” (currently under development by the DPW)

TRANSFER OF DEVELOPMENT RIGHTS TRANSFER OF DEVELOPMENT RIGHTS No equivalent provision in current zoning • Within the district consistent with plan goals, and receive from Quadrangle Northwest and Southwest • The Shopping Center is a desirable area in which to locate TDR-related development.

49 COMMITTEE ZONING RECOMMENDATIONS The Triangle

ZONING GOALS > Encourage increase in transit- oriented development, with residential focus closer to T. > Support development of structured parking. > Encourage office/ R&D development with first-floor retail to support walkable Cam- bridgepark Drive “boulevard.” > Create incentives that encourage future development to be responsive to storm- water, open space, and transportation objectives, including increased permeability. > Create incentives for cooperation among property owners to meet study goals around improved public and private realm. COMMITTEE ZONING RECOMMENDATIONS | THE TRIANGLE �

CURRENT ZONING PROPOSED ZONING STRATEGIES BASE BASE OFFICE 2 OFFICE 1A FAR FAR • ­ Commercial: 1.5 • Commercial/retail: 1.25 • ­ Residential: 2.0 • Residential: 1.5 • Note: For parcels where the maximum permitted special-permit GFA is less than 10,000 sq. ft., the special-permit FARs may be available as-of-right USES • Office/housing HEIGHT HEIGHT • ­ Commercial: 70ʹ • Commercial: 60ʹ • ­ Residential: 85ʹ • Residential: 70ʹ • ­ 35ʹ (or height permitted in the abutting MINIMUM YARD residential district) within 50ʹ of a • 25’ front yard at Parkway; formulas elsewhere residential district line. PERMEABILITY REQUIREMENT MINIMUM YARD (FEET) • 25% of lot or a signoff from the Cambridge Department of Public Works ( ) noting (a) • ­ Front: H+L that the development meets the requirement of accommodating the 2- to 25-year flood 4 ­ event on-site as outlined in “Low Impact Development in Cambridge: Concepts and • ­ Side: H+L 5 ­ Criteria” (currently under development by the DPW) (c) • ­ Rear: H+L GREEN AREA REQUIREMENT 4

MINIMUM RATIO OF USABLE OPEN SPACE • 15% of lot (the permeability and green area requirements noted above may be satisfied on to lot area: 15% the same part of the lot) ARCHITECTURAL AND SITE PLAN STANDARDS • parking location, front-door location, glass area, build-to lines

51 COMMITTEE ZONING RECOMMENDATIONS | THE TRIANGLE �

CURRENT ZONING PROPOSED ZONING STRATEGIES SPECIAL PERMIT/OVERLAY: PUD 5 SPECIAL PERMIT/OVERLAY FAR FAR • ­ Commercial: 1.75 • Commercial: 1.75 • ­ Residential: 2.0 • Residential: 2.0 • An FAR bonus of up to 0.25 may be provided for development that facilitates a pedestrian connection across the railroad tracks. This could include building the connection, providing ROW or a landing site for a connection, or designing a building that could accommodate a connection. HEIGHT HEIGHT • ­ Commercial: 85ʹ • Commercial: 85ʹ • ­ Residential: 85ʹ • Residential: MINIMUM YARD SETBACKS − 85ʹ–105ʹ (heights over 85ʹ limited to buildings or elements of buildings • ­ None with a floorplate of 10,000 sf or less located at least 50ʹ apart) MINIMUM RATIO OF USABLE OPEN SPACE − Heights up to 120ʹ allowed for FAR transferred to this district through to lot area: 15% TDR and to accommodate FAR bonus. Heights over 105ʹ limited to buildings or elements of buildings with a fl oorplate of 6,000 sf or less located at least 50ʹ apart • Parkway Overlay District height limits to remain USES Uses allowed in base district, retail (to be located on the ground floor and to occupy no more than 10% of total GFA, with individual establishments to be no more than 10,000 sq. ft.)

52 | CONCORD-ALEWIFE PLANNING STUDY COMMITTEE ZONING RECOMMENDATIONS | THE TRIANGLE �

CURRENT ZONING PROPOSED ZONING STRATEGIES POSSIBLE ADDITIONAL RELIEF/REQUIREMENTS • Allow pooled parking • Parking GFA waiver • Allow pooled green/permeability area • Setback waivers from base requirements • Allow limited retail. Relief from retail cap in specific locations, if consistent with plan. • Provide for infrastructure improvements • Meet DPW requirement that each development accommodate the 2- to 25-year flood event on-site as outlined in “Low Impact Development in Cambridge: Concepts and Criteria” (currently under development by the DPW)

TRANSFER OF DEVELOPMENT RIGHTS TRANSFER OF DEVELOPMENT RIGHTS No equivalent provision in current zoning • Within the district consistent with plan goals, and receive from Quadrangle Northwest and Southwest. • TDR-related development should be used to achieve plan goals such as replacing surface parking and should result in transit-oriented development. • TDR-related development should be set back from Alewife Reservation.

53 COMMITTEE ZONING RECOMMENDATIONS Quadrangle Northwest

ZONING GOALS > Encourage lower-density mixed-use R&D/office development in proximity to the Highlands. > Create incentives that encour- age future development to be responsive to stormwater, open space, and transporta- tion objectives. > Create incentives for cooperation among property owners to meet study goals for improved public and private realm, including creation of structured parking and increased permeability.

54 | CONCORD-ALEWIFE PLANNING STUDY COMMITTEE ZONING RECOMMENDATIONS | QUADRANGLE NORTHWEST �

CURRENT ZONING PROPOSED ZONING STRATEGIES

BASE BASE IND.B-2 INDUSTRY C (reconfigured) FAR FAR • ­ Commercial: 1.5 • 0.75 all uses • ­ Residential: 1.5 • Note: For parcels where the maximum permitted special-permit GFA is less than 10,000 sq. ft., the special-permit FARs may be available as-of-right HEIGHT HEIGHT • ­ Commercial: 85ʹ • 35ʹ all uses • ­ Residential: 85ʹ USES • ­ 35ʹ within 100ʹ of a residential district • R&D, office, housing, light industrial MINIMUM YARD MINIMUM YARD • ­ Front: 0 • Front yard: 15ʹ • ­ Side: 0(b) • Yards adjacent to residential district or use: 25’ • ­ Rear: 0(b) PERMEABILITY REQUIREMENT MINIMUM RATIO OF USABLE OPEN SPACE • 25% of lot or a signoff from the Cambridge Department of Public Works (DPW) noting to lot area: none that the development meets the requirement of accommodating the 2- to 25-year flood event on-site as outlined in “Low Impact Development in Cambridge: Concepts and Criteria” (currently under development by the DPW) GREEN AREA REQUIREMENT • 15% of lot (the permeability and green area requirements may be satisfied on the same part of the lot) ARCHITECTURAL AND SITE PLAN STANDARDS • parking location, front door, glass area, build-to lines

55 COMMITTEE ZONING RECOMMENDATIONS | QUADRANGLE NORTHWEST �

CURRENT ZONING PROPOSED ZONING STRATEGIES SPECIAL PERMIT/OVERLAY SPECIAL PERMIT No equivalent provision in current zoning FAR • Commercial: 1.0 • Residential: 1.5 • An FAR bonus of up to 0.25 may be provided for public open space with stormwater feature, and east-west main road. This could include building the connection, providing ROW or a landing site for a connection, or designing a building that could accommodate a connection, donating land for the public open space, or providing ROW for the east-west road. HEIGHT • Commercial: 55ʹ • Residential: 65ʹ • 35ʹ within 100ʹ of Res C-1 and OS districts, 45ʹ within 200ʹ of all uses USES • Uses allowed in base district, retail (to be located on the ground floor and to occupy no more than 10% of total GFA, with individual establishments to be no more than 10,000 sq. ft.) POSSIBLE ADDITIONAL RELIEF/REQUIREMENTS • Allow pooled parking • Parking GFA waiver • Allow pooled green/permeability area • Setback waivers from base district requirements • Provide for infrastructure improvements

56 | CONCORD-ALEWIFE PLANNING STUDY COMMITTEE ZONING RECOMMENDATIONS | QUADRANGLE NORTHWEST �

CURRENT ZONING PROPOSED ZONING STRATEGIES • Meet DPW requirement that each development accommodate the 2- to 25-year flood event on-site as outlined in “Low Impact Development in Cambridge: Concepts and Criteria” (currently under development by the DPW). • Relief from retail cap in specific locations if consistent with plan.

TRANSFER OF DEVELOPMENT RIGHTS TRANSFER OF DEVELOPMENT RIGHTS No equivalent provision in current zoning • Property owners are encouraged to use TDR, transferring development out to defined Receiving Areas (Quadrangle Southeast and Northeast [if transit proximity created], Shopping Center, and Triangle) • If all allowed FAR is transferred out, a bonus of 0.75 10 pt may be allowed for residential or incubator uses if LID principles are utilized and remaining parts of the site are used for public open space and stormwater management.

57 COMMITTEE ZONING RECOMMENDATIONS Quadrangle Northeast

ZONING GOALS > Encourage mixed-use, high-density development emphasizing residential, office, and light industrial. > Create incentives that encourage future development to be responsive to storm- water, open space, and transportation objectives. > Create incentives for cooperation among property owners to meet study goals around improved public and private realm, including creation of increased permeability and structured parking.

58 | CONCORD-ALEWIFE PLANNING STUDY COMMITTEE ZONING RECOMMENDATIONS | QUADRANGLE NORTHEAST �

CURRENT ZONING PROPOSED ZONING STRATEGIES

BASE BASE IND.B-2 INDUSTRY C (reformulated) FAR FAR • ­ Commercial 1.5 • 0.75 all uses • ­ Residential 1.5 • Note: For parcels where the maximum permitted special-permit GFA is less than 10,000 sq. ft., the special-permit FARs may be available as-of-right HEIGHT HEIGHT • ­ Commercial 85ʹ • 35ʹ all uses • ­ Residential 85ʹ USES • light industrial, office, residential PERMEABILITY REQUIREMENT • 25% of lot or a signoff from the Cambridge Department of Public Works (DPW) noting that the development meets the requirement of accommodating the 2- to 25-year flood event on-site as outlined in “Low Impact Development in Cambridge: Concepts and Criteria” (currently under development by the DPW) GREEN AREA REQUIREMENT • 15% of lot (the permeability and green area requirements may be satisfied on the same part of the lot) MINIMUM YARD (FEET) MINIMUM YARD • ­ Front: 0 • Front: 15ʹ • ­ Side: 0(b) ARCHITECTURAL AND SITE PLAN STANDARDS • ­ Rear: 0(b) • parking location, front door, glass area, build-to lines MINIMUM RATIO OF USABLE OPEN SPACE to lot area: none

59 COMMITTEE ZONING RECOMMENDATIONS | QUADRANGLE NORTHEAST �

CURRENT ZONING PROPOSED ZONING STRATEGIES SPECIAL PERMIT/OVERLAY SPECIAL PERMIT No equivalent provision in current zoning FAR • Commercial: 1.25 • Residential: 1.5 • An FAR bonus of up to 0.25 may be provided for development that facilitates a pedestrian connection across the railroad tracks, public open space with stormwater feature, and east-west main road. This could include building the connection, providing ROW or a landing site for a connection, or designing a building that could accommodate a connec- tion, donating land for the public open space, or providing ROW for the east-west road. HEIGHT • Commercial: 70ʹ • Residential: – 70ʹ–85ʹ (heights over 70ʹ limited to buildings or elements of buildings with a fl oorplate of 10,000 sf or less located at least 50ʹ apart) – Heights up to 105ʹ allowed for FAR transferred to this district through TDR and to accommodate FAR bonus. Heights over 85ʹ limited to buildings or elements of buildings with a fl oorplate of 6,000 sf or less located at least 50ʹ apart ­ • Parkway Overlay District height limits to remain USES • Uses allowed in base district, retail (to be located on the ground floor and to occupy no more than 10% of total GFA, with individual establishments to be no more than 10,000 sq. ft.)

60 | CONCORD-ALEWIFE PLANNING STUDY COMMITTEE ZONING RECOMMENDATIONS | QUADRANGLE NORTHEAST �

CURRENT ZONING PROPOSED ZONING STRATEGIES POSSIBLE ADDITIONAL RELIEF/REQUIREMENTS • Allow pooled parking • Parking GFA waiver • Allow pooled green/permeability area • Setback waivers from base district requirements • Provide for infrastructure improvements • Meet DPW requirement that each development accommodate the 2- to 25-year flood event on-site as outlined in “Low Impact Development in Cambridge: Concepts and Criteria” (currently under development by the DPW). • Relief from retail cap in specific locations if consistent with Plan.

TRANSFER OF DEVELOPMENT RIGHTS TRANSFER OF DEVELOPMENT RIGHTS No equivalent provision in current zoning • Within the district consistent with plan goals, and receive from Quadrangle Northwest and Southwest. • TDR-related development should be used to achieve plan goals such as replacing surface parking and should result in transit-oriented development.

61 COMMITTEE ZONING RECOMMENDATIONS Quadrangle Southwest

ZONING GOALS > Encourage mixed use, with residential development along Concord Avenue. > Create incentives that encourage future development to be responsive to storm- water, open space, and transportation objectives, including increased permeability. > Create incentives for cooperation among property owners to meet study goals around improved public and private realm.

62 | CONCORD-ALEWIFE PLANNING STUDY COMMITTEE ZONING RECOMMENDATIONS | QUADRANGLE SOUTHWEST �

CURRENT ZONING PROPOSED ZONING STRATEGIES

BASE BASE BASE OFFICE 2 IND.B-2 OFFICE 1 FAR FAR FAR • ­ Commercial 1.5 • ­ Commercial 1.5 • 0.75 all uses • ­ Residential 2.0 • ­ Residential 1.5 • Note: For parcels where the maximum permitted special-permit GFA is less than 10,000 sq. ft., the special-permit FARs may be available as-of-right HEIGHT HEIGHT HEIGHT • ­ Commercial 70ʹ • ­ Commercial 85ʹ • 35ʹ all uses • ­ Residential 85ʹ • ­ Residential 85ʹ MINIMUM YARD • ­ 35ʹ within 125ʹ • Formulas, with 10ʹ minimum of a residential USES district • Residential, office MIN. YARD (FEET) MIN. YARD (FEET) PERMEABILITY REQUIREMENT (a) • ­ Front: H+L • ­ Front: 0 • 25% of lot or a signoff from the Cambridge Department of Public Works (DPW) noting 4 • ­ Side: 0(b) that the development meets the requirement of accommodating the 2- to 25-year flood • ­ Side: H+L 5 • ­ Rear: 0(b) event on-site as outlined in “Low Impact Development in Cambridge: Concepts and (c) • ­ Rear: H+L • ­ Min ratio of 4 Criteria” (currently under development by the DPW) MINIMUM RATIO usable open GREEN AREA REQUIREMENT OF USABLE OPEN space to lot • 15% of lot (permeability and green area requirements may be satisfied on the SPACE to lot area: area: none same part of the lot) 15% (residential) MINIMUM YARD • Front: 15ʹ • Yards adjacent to residential district or use: 25ʹ ARCHITECTURAL AND SITE PLAN STANDARDS • Parking location, front door location, glass area, build-to lines

63 COMMITTEE ZONING RECOMMENDATIONS | QUADRANGLE SOUTHWEST �

CURRENT ZONING PROPOSED ZONING STRATEGIES SPECIAL PERMIT/OVERLAY SPECIAL PERMIT No equivalent provision in current zoning FAR • Commercial: 1.0 • Residential: 2.0 • An FAR bonus of up to 0.25 may be provided for public open space with stormwater feature, and east-west main road. This could include building the connection, providing ROW or a landing site for a connection, or designing a building that could accommodate a connection, donating land for the public open space, or providing ROW for the east-west road. HEIGHT • Commercial: 55ʹ • Residential: 65ʹ • 35ʹ within 100ʹ of Res C-1 and OS districts, 45ʹ within 200ʹ of all uses USES • Uses allowed in base district, retail (to be located on the ground floor and to occupy no more than 10% of total GFA, with individual establishments to be no more than 10,000 sq. ft.) POSSIBLE ADDITIONAL RELIEF/REQUIREMENTS: • Allow pooled parking • Parking GFA waiver • Allow pooled green/permeability area • Provide for infrastructure improvements • Setback waivers from base district requirements • Allow limited retail

64 | CONCORD-ALEWIFE PLANNING STUDY COMMITTEE ZONING RECOMMENDATIONS | QUADRANGLE SOUTHWEST �

CURRENT ZONING PROPOSED ZONING STRATEGIES

• Meet DPW requirement that each development accommodate the 2- to 25-year flood event on-site as outlined in “Low Impact Development in Cambridge: Concepts and Criteria” (currently under development by the DPW). • Relief from retail cap in specific locations if consistent with plan.

TRANSFER OF DEVELOPMENT RIGHTS TRANSFER OF DEVELOPMENT RIGHTS No equivalent provision in current zoning • Property owners are encouraged to use TDR, transferring development out to defined Receiving Areas (Quadrangle Southeast and Northeast [if transit proximity created], Shopping center, and Triangle) • If all allowed FAR is transferred out, a bonus of 0.75 FAR may be allowed for residential or incubator uses if LID principles are utilized and remaining parts of the site are used for public open space and stormwater management.

65 COMMITTEE ZONING RECOMMENDATIONS Quadrangle Southeast

ZONING GOALS > Along Concord Avenue encourage mixed use, with residential and higher- density commercial develop- ment closer to parkway. > Create incentives that encourage future development to be responsive to storm- water, open space, and transportation objectives, including increased permeability. > Create incentives for cooperation among property owners to meet study goals around improved public and private realm.

66 | CONCORD-ALEWIFE PLANNING STUDY COMMITTEE ZONING RECOMMENDATIONS | QUADRANGLE SOUTHEAST �

CURRENT ZONING PROPOSED ZONING STRATEGIES

BASE BASE OFFICE 2 OFFICE 1 FAR FAR • ­ Commercial 1.5 • 0.75 all uses • ­ Residential 2.0 • Note: For parcels where the maximum permitted special-permit GFA is less than 10,000 sq. ft., the special-permit FARs may be available as-of-right HEIGHT HEIGHT • ­ Commercial 70ʹ • 35ʹ all uses • ­ Residential 85ʹ MINIMUM YARD • ­ 35ʹ within 125ʹ of a residential district • formulas, with 10ʹ minimum MINIMUM YARD (FEET) USES (a) ­ H+L • residential, office • Front: 4 ­ PERMEABILITY REQUIREMENT ­ H+L • Side: 5 • 25% of lot or a signoff from the Cambridge Department of Public Works (DPW) noting (c) • ­ Rear: H+L that the development meets the requirement of accommodating the 2- to 25-year flood 4 MINIMUM RATIO OF USABLE OPEN SPACE event on-site as outlined in “Low Impact Development in Cambridge: Concepts and to lot area: 15% (residential) Criteria” (currently under development by the DPW) GREEN AREA REQUIREMENT • 15% of lot (permeability and green area requirements may be satisfied on the same part of the lot) SETBACKS • Front: 15ʹ • Parkway front yard: 25ʹ ARCHITECTURAL AND SITE PLAN STANDARDS • Parking location, front door, glass area, build-to lines

67 COMMITTEE ZONING RECOMMENDATIONS | QUADRANGLE SOUTHEAST �

CURRENT ZONING PROPOSED ZONING STRATEGIES SPECIAL PERMIT/OVERLAY SPECIAL PERMIT No equivalent provision in current zoning FAR • Commercial: 1.0 • Residential: 2.0 • An FAR bonus of up to 0.25 may be provided for development that facilitates a pedestrian connection across the railroad tracks, public open space with stormwater feature, and east-west main road. This could include building the connection, providing ROW or a landing site for a connection, or designing a building that could accommodate a connection, donating land for the public open space, or providing ROW for the east-west road. HEIGHT • Commercial: 70ʹ • Residential: 85ʹ • Heights up to 105ʹ allowed for FAR transferred to this district through TDR and to accommodate FAR bonus. Heights over 85ʹ limited to buildings or elements of buildings with a floorplate of 10,000 sf or less located at least 50ʹ apart • Parkway Overlay District height limits to remain USES Uses allowed in base district, retail (to be located on the ground floor and to occupy no more than 10% of total GFA, with individual establishments to be no more than 10,000 sq. ft.) POSSIBLE ADDITIONAL RELIEF/REQUIREMENTS: • Allow pooled parking • Parking GFA waiver • Allow pooled green/permeability area

68 | CONCORD-ALEWIFE PLANNING STUDY COMMITTEE ZONING RECOMMENDATIONS | QUADRANGLE SOUTHEAST �

CURRENT ZONING PROPOSED ZONING STRATEGIES • Setback waivers from base district requirements • Provide for infrastructure improvements • Meet DPW requirement that each development accommodate the 2- to 25-year flood event on-site as outlined in “Low Impact Development in Cambridge: Concepts and Criteria” (currently under development by the DPW). • Relief from retail cap in specific locations if consistent with plan.

TRANSFER OF DEVELOPMENT RIGHTS TRANSFER OF DEVELOPMENT RIGHTS No equivalent provision in current zoning • Within the district consistent with plan goals; the Quadrangle Southeast is a desirable area in which to receive density from Quadrangle Northwest and Southwest • TDR-related development should be used to achieve plan goals such as replacing surface parking and should result in transit-oriented development.

69 70 | CONCORD-ALEWIFE PLANNING STUDY APPENDIX Anticipated Development: C Existing & Proposed Zoning

PROJECTED 20-YEAR BUILD-OUT

UNDER UNDER EXISTINGZONINGPROPOSEDZONINGEXISTING ZONING PROPOSED ZONING PROJECTIONS EXISTING PROJECTED PROJECTED BY LOCATION LOCATION DEVELOPMENT NEW TOTAL NEW TOTALTOT AL Triangle 1,696,400 596,487 2,292,887 707,388 2,403,788 Quadrangle 1,910,400 1,141,765 3,052,165 1,175,493 3,085,893 Highlands 361,300 33,694 394,994 35,541 396,841 Shopping Center 508,100 483,432 991,532 871,497 1,379,597 TOTAL 4,476,200 2,255,378 6,731,578 2,789,919 7,266,119

UNDER UNDER PROJECTIONS EXISTINGZONINGPROPOSEDZONINGEXISTINGZONIEXISTING ZONINGNGPROPOSEDZONING PROPOSED ZONING BY LAND USE EXISTING PROJECTED PROJECTED LAND USE DEVELOPMENT NEW TOTAL NEW TOTAL

Commercial 3,257,200 1,423,460 4,680,660 1,297,935 4,555,135 Residential 710,900 573,152 1,284,052 1,315,319 2,026,219 Retail** 508,100 258,766 766,866 176,665 684,765 TOTAL 4,476,200 2,255,378 6,731,578 2,789,919 7,266,119

** Includes retail in Shopping Center only; retail in other locations is included in “commercial”

71 72 | CONCORD-ALEWIFE PLANNING STUDY APPENDIX Concord-Alewife D Design Guidelines These urban design guidelines are • Design residential buildings with • Strengthen bicycle and pedestrian recommended to guide the character of individual units and front doors facing links to adjacent areas. Provide links future development in the Concord-Alewife street, including row-house units on the that strengthen physical and visual Study Area. lower levels of multifamily residences. connections to open space resources. • Encourage sustainable and green building • Screen service areas from major streets. AREAWIDE GUIDELINES design and site planning. • Parking below grade is preferred. If above- • Use low-impact-development principles grade parking is to be provided, design it • Break large blocks into smaller blocks, in building and site design as a way to so it is not visible from nearby residential of sizes similar to those in surrounding meet city, state, and federal stormwater neighborhoods, from public streets, or Cambridge neighborhoods, to improve requirements. Examples of low-impact from pathways. Line above-ground circulation and to be compatible with development strategies include green structured parking with active uses (shops, surrounding neighborhoods. roofs, bioswales, filter strips, and cafés, lobbies) along important public • Vary the design of individual buildings to retention/detention ponds. For additional ways; use parking structures to provide create an architecturally diverse district. detail refer to “Low Impact Development visual and acoustical screening between • Street-level facades should include in Cambridge: Concepts and Criteria” the railroad tracks and the rest of the area. active uses such as frequent residential (currently under development by the • Design and locate lighting and signage to entrances, with setbacks for stoops and DPW). As an additional benefit, reducing support the district’s pedestrian-friendly porches; neighborhood-serving retail impermeable surfaces in the area would quality. including shops, restaurants, cafés; lessen the urban heat-island effect. services for the public or for commercial • Use site design that preserves future offices such as fitness centers, cafeterias, rights-of-way identified in the Circulation LOCATION-SPECIFIC GUIDELINES day care centers; community spaces such Concept Plan. as exhibition or meeting spaces; and • Improve existing streets to meet SHOPPING CENTER (AOD-5) commercial lobbies and front entrances. City standards, including streetscape • Provide pedestrian links to create strong • Encourage awnings/canopies to provide improvements. physical and visual connections to Danehy shelter and enliven ground-floor façades. Park.

73 CONCORD-ALEWIFE DESIGN GUIDELINES

• Improve the pedestrian connection to • Locate new development to preserve • Locate active uses around the future Alewife Station and to North Cambridge. right-of-way for future crossing of the open space to create a safe and active • Create a new street network, including a railroad tracks to connect the Triangle and environment throughout the day and north-south main street. Quadrangle. evening. • Ensure that a significant number of • Provide pedestrian links to strengthen entrances for building(s) face Alewife QUADRANGLE (AOD-1, 2, 3, 4) physical connections to the shopping Brook Parkway and/or new main street. • Scale and use in areas adjacent to Cambridge center. • Create a strong pedestrian link across the Highlands should be compatible with the • Create building height/façade setbacks Alewife Brook Parkway to connect the east residential neighborhood and serve as a between 85ʹ and 105ʹ. and west parts of the Study Area. transition between the Highlands and the • Create a consistent edge along Concord • Create building height/façade setbacks rest of the Quadrangle. Avenue, with a combination of residential between 55ʹ and 85ʹ. • Use streetscape and other improvements and retail uses. to define Wilson Road as part of a • Use streetscape and other improvements TRIANGLE (AOD-6) major east-west connection through the to define Smith Place and Spinelli Place • Create a pedestrian-friendly environment Quadrangle. as major north-south entries into the along CambridgePark Drive. • Develop a vegetated buffer between the Quadrangle, and to establish Concord • Provide small setbacks (5ʹ to 15ʹ) from the Highlands and Quadrangle that also Avenue as a major gateway. right-of-way for café seating, benches, or provides a north/south link to adjacent • Provide pedestrian links to strengthen small open spaces. open spaces. connections to Fresh Pond Reservation, • Screen service areas from CambridgePark • Create an open-space system characterized consistent with the Fresh Pond Master Plan. Drive. by parks and green spaces of varying • Strengthen the streetscape and other • Provide pedestrian links that strengthen scales and uses. improvements to define Concord Avenue. physical connections to Alewife • Use pooled resources to create a • Locate new development to allow for a future Reservation, consistent with its master new central public open space in the above-grade crossing between the Triangle plan. Quadrangle that incorporates stormwater and the Quadrangle. • Create building height/façade setbacks management. between 85ʹ and 105ʹ.

74 | CONCORD-ALEWIFE PLANNING STUDY APPENDIX E Critical Movement Analysis “Critical movement volume” at an turn volume per lane or the westbound left- hour. Capacity for a rotary is calculated intersection is defined as the sum of all turn and the eastbound through/right-turn differently than it is for a signalized conflicting traffic movements, expressed in volume per lane, whichever is greater (see intersection and more approximates the vehicles per hour. For a north-south street, the Figure E-1 for an illustration). capacity in a lane merge/diverge situation. conflicting movements are the combination Therefore, an appropriate performance of either the northbound left-turn and the Thresholds for performance are based on threshold for a rotary would be 1,800 or southbound through/right-turn volume per total intersection capacity. The 1994 Highway fewer vehicles. In both cases, an intersection lane or the southbound left-turn and the CapacityCapacity Manual recognized that the at or below these thresholds is considered to northbound through/right-turn volume per maximum operating volume had increased operate adequately, i.e., motorists will wait lane, whichever is greater. Similarly, for an from 1,800 to 1,900 vehicles per hour. This no more than two light cycles to get through east-west street, the conflicting movements higher volume indicates that an appropriate the intersection. Once these thresholds are are the combination of either the eastbound threshold for intersection performance in exceeded, drivers start to experience left turn and the westbound through/right- this area would be 1,500 or fewer vehicles per exponentially longer wait times.

75 E-1 SUMMARY OF INTERSECTION OPERATIONS

76 | CONCORD- ALEWIFE PLANNING STUDY E-2 EXAMPLE OF CRITICAL MOVEMENT ANALYSIS

77 ­ E-3 CRITICAL SUM ANALYSIS SUMMARY: P.M. PEAK HOUR

Concord-Alewife Planning Study

Critical Sum Analysis Summary

PM Peak Hour

2004 2024 Buildout 2024 Buildout

Intersection Existing Conditions EXISTING Zoning PROPOSED Zoning

Total Volume Critical Sum Total Volume Critical Sum Total Volume Critical Sum

Alewife Brook Parkway/Route 2 4,100 1,620 4,620 1,820 4,520 1,780

Alewife Brook Parkway/Cambridge Park Drive 4,800 1,340 5,740 1,560 5,500 1,520

Alewife Brook Parkway/Rindge Avenue 4,730 1,560 5,680 1,760 5,400 1,730

"Ground Round" Rotary 4,300 1,880 5,640 2,440 5,140 2,270

"Sozio" Rotary 4,040 1,670 4,760 1,870 4,640 1,850

Concord Avenue/Blanchard Road 2,460 1,400 2,920 1,630 2,860 1,610

Total Critical Sum above 1500 threshold * -130 1,480 1,160 -22% *

Total Critical Sum above 1500 threshold * for NEW Development N/A 1,050 730 -30% *

Auto Trips Generated for NEW Development N/A 1,500 1,030 -31% *

* 1800 threshold for rotaries * xx% = Change, Proposed Zoning v. Existing Zoning

78 | CONCORD-ALEWIFE PLANNING STUDY VHB, Inc. Project No. 08465 11/3/2005 APPENDIX Transportation F Recommendations 1. Undertake safety improvements ­

OBJECTIVE BLANCHARD ROAD Enhance safety STRATEGY RECOMMENDATIONS for all modes Address speeding, BLANCHARD ROAD NORTH OF CONCORD AVENUE throughout the particularly during • Develop traffic-calming options to be built as part of planned street reconstruction. Study Area. off-peak hours, in In 2004, Cambridge and Belmont traffic-calming staff conducted public meetings on traffic cooperation with calming on Blanchard Road. Construction documents and a bid package for this project have Belmont. been developed. Construction is scheduled for 2006. BLANCHARD ROAD SOUTH OF CONCORD AVENUE • Hire consultant to conduct study and develop recommendations for how to reduce speeding. BLANCHARD ROAD AND GROVE STREET • Improve intersection through geometric changes, improved signage, and traffic calming. Public meetings have been held on this subject, and the design is complete. The Town of Belmont will be undertaking construction of the project.

Improve pedestrian • Implement traffic-calming measures. facilities • Improve sidewalk accessibility and walkability wherever possible. • Improve safety at parking lots through curb-cut redesign. • Improve crosswalk markings.

79 OBJECTIVE CONCORD AVENUE Enhance safety STRATEGY RECOMMENDATIONS for all modes Improve safety • Test viability of a left-turn lane on Concord Ave at Spinelli Way. If possible, create a left- throughout the for pedestrians turn lane along the length of Concord Ave. eastbound, incorporating pedestrian crossing Study Area. at crosswalks, islands at Spinelli Way, Smith Place, and Fawcett Street, and possibly Moulton Street. particularly with CONCORD AVE AND WHEELER STREET regard to bus stops • Improve signage to increase awareness of signal in the short term. In the long term, along Concord connect Wheeler Street to Fawcett Street and eliminate the Concord Ave/Wheeler Street Avenue. intersection. CONCORD AVE AND SMITH PLACE Improve intersection • Review options for adjusting alignment of Smith Place to improve turning movements. operation. SMITH PLACE • Create a continuous pedestrian walkway along the east side of the street to create short- term safety improvement. In the long term, rebuild Smith Place with sidewalks on both sides and realign the street where it intersects with Concord Avenue.

RINDGE AVENUE/ALEWIFE BROOK PARKWAY STRATEGY RECOMMENDATIONS Improve intersection for • Add appropriate ADA ramps; improve curb radii for safer and more accessible pedestrian pedestrian crossings; crossing; renovate pedestrian walkway on north side of Rindge Ave. improve walkway conditions along Alewife Brook Parkway. T STATION ROAD BETWEEN CAMBRIDGEPARK DRIVE AND MINUTEMAN BIKEWAY STRATEGY RECOMMENDATIONS Redesign road to enhance • Coordinate with the MHD Belmont-Cambridge-Somerville project that is improving conditions for pedestrians path connections from the Minuteman Bikeway to the Belmont path along the Alewife and cyclists and clarify Reservation. lane configurations for • Improve pedestrian crossing from the T area to the Minuteman Bikeway. motorists; reduce speeds; • Redesign the road; rebuild it, when the opportunity arises, with continuous bicycle and enhance crossing from T pedestrian facilities on both sides. to Minuteman Bikeway.

80 | CONCORD-ALEWIFE PLANNING STUDY OBJECTIVE CAMBRIDGE HIGHLANDS STREETS Enhance safety RECOMMENDATIONS for all modes • Examine cut-throughs and speeding issues. ­ throughout the Study Area. 2. Reduce new auto trips ­

OBJECTIVE STRATEGY RECOMMENDATIONS Achieve a Implement • Require new development to support the goal of a reduced auto mode share with a significant transportation package of measures beyond the level of TDM already required by the City under PTDM reduction in demand management initiatives. Examples of measures that might be considered include: (TDM) measures – Car-sharing-service membership for residents and/or employees to reduce individual new auto-trip or infrastructure car ownership; use of set-aside of parking spaces for car-sharing vehicles generation from projects that support – Provision of T passes for households to encourage transit use development alternatives to driving. – Commercial and residential membership in a transportation management association within the Study (TMA) with a coordinator to enable TMA benefits such as shuttle and vanpool programs Area. – Graduated parking rates (increased rate for multiple cars/space) to discourage multiple car ownership – Shuttle service, including connections to transit stations, to provide attractive alternative to single-occupancy-vehicle auto travel ­ – Allocation of space for transportation information center to promote/encourage non-auto modes ­ – Bicycle fl eet and support facilities available to residents or employees – Allocation of space for day-care facilities to reduce vehicle trips associated with child care drop-off – State-of-the-art public transit stops (e.g., shelters, seats, information, etc.)

Infrastructure projects • Creation of a pedestrian/bicycle overpass over the railroad tracks connecting the to enhance non-auto Quadrangle and Triangle to enhance access to transit and improve overall connections mobility throughout the Study Area. This would include right-of-way protection and/or providing accommodation for such a connection within a building.

81 OBJECTIVE STRATEGY RECOMMENDATIONS Achieve a Infrastructure projects • Upgraded pedestrian crossings of Concord Avenue and Blanchard Avenue, particularly to significant to enhance non-auto improve safety

reduction in mobility • Secure, sheltered bicycle parking facility located close to transit, to improve intermodal connections. new auto-trip • Roadway and streetscape improvement to better accommodate non-auto modes, generation from particularly bicyclists and pedestrians development • Protect rights-of-way needed for bicycle and pedestrian accommodations, such as within the Study Watertown Branch and North Cambridge Railroad crossings/path. Area. 3. Enhance access to various study area sites ­

STRATEGY RECOMMENDATIONS Create new roads. • Create new streets as shown in the plan to provide safe and convenient access to future development for bicyclists and pedestrians, particularly within the Quadrangle and the Shopping Center area. • Develop detailed roadway and pathway layouts/cross sections based on conceptual plan. • As the area develops/redevelops, protect rights-of-way for new roadways/pathways as identified in the conceptual plan.

Improve existing roads. • Improve existing roadways and sidewalks as appropriate to facilitate access and provide a safe and pleasant experience for travelers, regardless of mode.

Fresh Pond Shopping • Improve access from the Alewife Brook Parkway bridge to the shopping center, Center especially along desire lines connecting the area to Alewife Station and the residential neighborhoods.

82 | CONCORD-ALEWIFE PLANNING STUDY 4. Reduce disturbance noise and vibration ­

OBJECTIVE STRATEGY RECOMMENDATIONS Reduce noise Improve the condition • Repave Blanchard Road to improve its surface, thereby reducing noise and vibration. and vibration of Blanchard Road. associated with motorcycles, pick-up trucks, heavy trucks, and buses adjacent to the Highlands.

OBJECTIVE STRATEGY RECOMMENDATIONS Address Review enforcement • Request regular, targeted police enforcement of truck-route violations. ­ significant mechanisms, • Residents will direct complaints and requests for enforcement to the Cambridge Police ­ truck and heavy limitations, Department Truck Hotline. and potential vehicle traffic on improvements. � Blanchard Road.

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