The document summarizes a public hearing on a proposal to rezone parts of Broadway in Somerville, Massachusetts. The rezoning aims to protect residential neighborhoods, promote economic development near transit stations, and establish design guidelines. It discusses existing challenges and proposed new zoning districts, including Transit Oriented Districts, a Corridor Commercial District, and a Residence C District. The rezoning seeks to balance new development with neighborhood character.

1. Rezoning Broadway:
Winter Hill to East Somerville
Joint P bli H
J i t Public Hearing
i
Land Use Committee of the Board of Aldermen
and
Somerville Planning Board
November 5, 2009
Monica R. Lamboy
Executive Di t
E ti Director
OSPCD

2. Why Rezone Broadway?
• Protect Residential Property Owners with:
• Better set backs
• Screening of rooftop mechanical equipment
• Taking residential p p y out of the commercial
g property
district
• Gross vs. Net Sqft.
• Give greater certainty about new development
G
• Establish guidelines that reflect what the Community wants
and expects.
expects
• Promote economic vitality

3. Why Rezone Broadway?
• Leverage access to existing & future rapid transit stations
• Key opportunity sites on large parcels in critical locations
• Enable existing and potential businesses to grow
compatibly with residential neighbors
• Support ongoing resurgence th
S t i through M i St t
h Main Streets
• Provide new focus to East Somerville and Winter Hill

4. Strengths of Broadway Corridor
• Excellent transportation access: Rail, Road, & Bus
• Active community & business groups
• Distinctive neighborhood character
• Strong public health system
• Diversity of residents and businesses
• Many families
• Historic corridor

5. Existing Challenges
• Current zoning impede
expansion and redevelopment
• Limited public open space
• Imbalance between vehicle
vehicle,
pedestrian, bicyclists
• Underdeveloped p
p parcels
• Disconnected neighborhoods
• Limited off-street parking
off street
• Width of Street overwhelms
existing built environment
• Residential neighborhoods
impacted by I-93

6. Existing Character

7. Existing Character

8. Existing Character

9. Existing Character

10. Process to Develop Proposal
• Kickoff Meeting - November 2008
• Four (4) Focus Group Meetings
• Developed vision for area
• Evaluated blocks & sites for redevelopment, infill, or preservation
• Reviewed zoning alternatives
• Rezoning proposal drafted
• 2nd Community Meeting - March 2009
• 3rd Community Meeting - May 2009
May,
• Neighborhood Meetings, July 1, July 22 and July 29
• 4th Community Meeting – August 12 2009
12,
• Submit proposal to Board of Aldermen – September

11. Vision for Broadway Corridor
• Safe, vibrant street with daytime and
nighttime activity
• A mix of businesses that are attractive to
nearby residents
• Economic revitalization
• Green spaces as well as plazas
• Green buildings
• Create a gateway to the City

12. Key Organizing Principles
1. Respect transition between commercial &
residential districts
Rear Yard Setbacks
Upper levels of buildings set back
pp g
Screening of mechanical equipment
2. Ensure design q
g quality and compatibility
y p y
Design guidelines for each area
3.
3 Provide greater certainty to applicants &
abutters
Clear standards
No waivers
ai ers
Most intensive review for new construction

13. Key Organizing Principles
4. Facilitate development in opportunity areas
p pp y
Redevelop underutilized areas
Infill development where appropriate
Preserve existing development character in areas
5. Balance circulation amenities
Pedestrian-friendly uses and building design
y g g
Reduce parking requirements
6. Encourage sustainable development
Green building incentives in certain districts
Promote pedestrian and bicycle activity

14. Zoning Study Area

15. Residential Properties Preserved
• 11 Langmaid
g • 8 Cross Street East
• 13 Langmaid • 10 Cross Street East
• 15/17 Langmaid • 12 Cross Street East
• 14/16 Langmaid • 14 Cross Street East
• 257 School • 16 Cross Street East
• 6 Kensington • 6/8 Wisconsin
• 8/10 Kensington • 7/9 Wisconsin
• 12/12A Kensington • 6/6A Franklin
• 14/16 Kensington • 10/12 George
• 20 Kensington • 11 George
• 24 Kensington • 11 McArthur
• 26/28 Kensington
• 3/5 Kensington
• 9 Kensington

16. Proposed Zoning near Sullivan Sq.

17. Transit Oriented District 55 (TOD 55)
Purpose:
To allow for mixed-use development opportunities in close
proximity to existing lower-density residential neighborhoods.
Where mapped in commercial streets, development is
anticipated to be a mix of commercial and residential uses.
Characteristics:
• Mid-rise primarily residential upper floors
Mid rise
• Creates buffer for residential neighborhoods
• Structured parking
Maximum Height: 55 Feet (5 more than currently allowed)
Maximum FAR: 3.0 (1 more than currently allowed)
Setbacks:
S tb k None (T
N (Transition t R id ti l R
iti to Residential Required)
i d)

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

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

20. Transit Oriented District 70 (TOD 70)
Purpose:
This moderate-density sub-district shall complement nearby
existing developments and serve as a gateway to higher-density
districts. Pedestrian oriented uses are often required in this sub-
district along major public streets to encourage activity at the
street level.
Characteristics:
• Pedestrian oriented requirement supports street level activity
• Upper level step back after 55 ft height
• Green building incentive
• 5% arts related uses
• 15% affordable housing
Maximum Height:
g 70 Feet if Green (20 more than currently allowed)
Maximum FAR: 4.0 if Green (2 more than currently allowed)
Setbacks: None (Transition to Residential Required)

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

22. Pedestrian Oriented Requirement
• Identify blocks that need specific requirement for pedestrian
uses: 35% to 65%.
• Pedestrian Uses include:
• Small or large retail and service;
• E ti and d i ki establishments;
Eating d drinking t bli h t
• Parks and open space;
• Rapid transit facilities; and
• Municipal uses.
• Will allow space for lobby and entry to parking.

23. TOD Transitions
Transition to Residential Districts:
In the proposed TOD districts, would require either
(a) a 20 foot setback that is completely landscaped, or
(b) allow structures to be built on the property line with a high quality, aesthetically pleasing wall to a maximum
height of 24 feet and a upper floor step back of 40 feet from the district line.
Proposed
Existing

24. TOD Transitions
Transition to Residential Districts:
In the proposed TOD districts, would require either
(a)
( ) a 20 f
foot setback that i completely landscaped, or
b k h is l l l d d
(b) allow structures to be built on the property line with a high quality,
aesthetically pleasing wall to a maximum height of 24 feet and a
upper floor step back of 40 feet from the district line.
Existing Proposed

25. Winter Hill Close Up

26. Corridor Commercial District (CCD)
Purpose:
To manage development along heavily traveled
transportation corridors, especially where those corridors
meet at commercial squares.
Characteristics
• Commercial ground floor
• Small
S ll commercial bi l bays
• Infill development
• Reduced parking requirements
• Payment in lieu of parking
P t i li f ki
Maximum Height: 55 Feet (5 more than currently allowed)
Maximum FAR: 3.0
3 0 (1 more than currently allowed)
Setbacks: None (Transition to Residential Required)

27. Corridor Commercial District (CCD)
Transition to Residential Districts:
The proposed CCD district would require a minimum setback of 20 feet and
mandates that to 10 feet closest to the residential district be landscaped to provide
a better buffer. Additionally, any portion of a building that exceeds 35 feet in
height must step back an additional 15 feet from the residential district further
protecting local residents.
i l l id
Existing Proposed

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

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

30. Residence C (RC) District
Purpose:
To establish and preserve medium density neighborhoods of
p y g
one-, two-, and three-family homes, free from other uses
except those which are both compatible with and convenient
to the residents of such districts.
Characteristics:
Permitted Uses:
P itt d U
1-, 2-, & 3-family by right;
Multiple dwellings by special permit;
Some commercial uses under 5,000 s.f. by right;
S f
Some commercial uses by special permit
Maximum Height: 3 stories or 40 feet
Maximum FAR: 2.0
Setbacks: 15’ front; 20’ rear; variable side

31. Residence C (RC) District
Maximum Height:
g 3 stories or 40 feet
Maximum FAR: 2.0
Setbacks: 15’ front; 20’ rear; variable side

32. Future Character of Broadway

33. Proposed Map Amendment

34. Winter Hill Close Up

35. Central Broadway Close Up

36. TOD-
TOD-55 & 70 Close Up

37. Retail Hierarchy
• Convenience Shopping District
• Population: 3,000 – 5,000
• Types of Retail: (∼ 90% Independent) Corner Markets, Quick Service
Restaurants, Laundromats, Clothing stores, ATM’s
• Neighborhood Shopping District
• Population: 4,000 – 20,000
• Types of Retail: (∼ 75% Indy) Bakeries, Banks, Full Service Restaurants,
Grocery, Pharmacies, Hardware, Furniture
• City Wide Shopping District
• Population: 15,000 – 80,000
• Types of Retail: (∼ 50% Indy) Supermarkets, Discount Department Stores,
Sporting Goods, Office Supply, Jewelry
• Regional Shopping District
• Population: 70,000 – 200,000+
• Types of Retail: ( ∼ 25% Indy) Fashion Clothing Cinema Department Stores
Clothing, Cinema, Stores,
Large Format Specialty Stores

38. Retail Hierarchy Mapped
Regional
City-
City-Wide Shopping
Sh i
Shopping District
District
Neighborhood
Shopping
District

39. NEXT STEPS
Board of Aldermen
• Public hearing of Land Use Committee & Planning
Board
• Closed public hearing of Land Use Committee &
Planning Board
• Planning Board recommendation to BoA
• BoA decision

40. Thanks to Focus Group!
Carrie Dancy Ald.
Ald Walter Pero
Joe Grafton Ellin Reisner
Alfred Dellicicchi Ald. Bill Roche
Denise March Jeff Takle
Stephen Martorano Erika Tarlin
Sandra McGoldrick Anne Tate
Cecily Miller Lynne Thompson
Ian Newton Ken Totah
Peter Tsourianis

41. CONTACT INFO
Monica Lamboy, Executive Director mlamboy@somervillema.gov
Rob May, Director of Economic Devt rmay@somervillema.gov
Melisa Tintocalis, Principal Planner mtintocalis@somervillema.gov
Steven Azar, Senior Planner sazar@somervillema.gov
Christopher Diiorio, Senior Planner cdiiorio@somervillema.gov
Lori Massa, Planner lmassa@somervillema.gov
lmassa@somervillema gov
OSPCD
93 Highland Avenue
Somerville, MA 02143
617-625-6600 x 2500
www.somervillema.gov