Map change application package stamped and filed 12-6-23

ZONING MAP AMENDMENT APPLICATION Properties: 8 Park Street, 53/A/1 10 Park Street, 53/A/1A 504 Somerville Avenue, 53/A/6 7-9 Properzi Way, 53/A/8 15-27 Properzi Way, 53/A 29 Properzi Way, 53/A/9A and 12 26-32 Park Street, 53/A/10 and 11 8-14 Tyler Street, 53/A/13, 16, 16A, 17, 18A, 18B, 19, 20, 20B, 20C, 20D, 20E, and 21 40 Park Street, 53/A/14, 15 and 15A 15 Dane Street, 53/B/12 7-9 Tyler Street, 53/B/15 30 Dane Street, 64/A/8 24-28 Dane Street, 64/A/9 460 Somerville Avenue, 64/A/1 444 Somerville Avenue, 64/A/2 440 Somerville Avenue, 64/A/3 440 Somerville Avenue, Unit 1A, 64/A/3/1A 440 Somerville Avenue, Unit 1B, 64/A/3/1B 440 Somerville Avenue, Unit 1C, 64/A/3/1C 440 Somerville Avenue, Unit 1D, 64/A/3/1D 440 Somerville Avenue, Unit 2, 64/A/3/2 440 Somerville Avenue, Unit 3A, 64/A/3/3A 440 Somerville Avenue, Unit 3B, 64/A/3/3B

Owners:

Rafi Investments-Somerville, LLC (see below list) Extra Space of Somerville LLC (460 Somerville Avenue) Krisco Realty LLC (444 Somerville Avenue) Labrava Realty, LLC (440 Somerville Avenue, Units 1A, 1C, and 1D) Thomas E. Kruskal and Deborah W. Kruskal, Trustees of The Kruskal Somerville Realty Trust (440 Somerville Avenue, Unit 1B) Paul E. Cusack and Susan R. Cusack, Trustees of the Paul E. Cusack Trust and Paul E. Cusack and Susan R. Cusack, Trustees of the Susan R. Cusak Trust (440 Somerville Avenue, Unit 2) Boston Meditation Center, Inc. (440 Somerville Avenue, Unit 3A) John F. Hemenway, Trustee of Susimo Realty Trust (440 Somerville Avenue, Unit 3B)

Applicants:

Rafi Investments-Somerville, LLC Jhenny Saint-Surin Joseph P. Lynch Ilana Krepchin Jocelyn Kasow Kevin Lenz Dodin Greylis Pena Gonzalez Isaiah Wright Nancy Carroll Doreen Jenkins Joseph A. Curtatone Blakeslee Evitt Michèle Hansen Adam Portney Luis Fernandez Michael Chiu Paul Rhodes III Isabella Drago

Agent for Applicant Rafi Investments-Somerville, LLC: Adam Dash, Esq. To:

Hon. Matthew McLaughlin, Ward 1 Councilor and Chair of the Land Use Committee Hon. J.T. Scott, Ward 2 Councilor Kimberly Wells, City Clerk Sarah Lewis, Planning Director

December 5, 2023 The above-referenced Applicant, Rafi Investments-Somerville, LLC (“Rafi”) owns the properties located at the following Assessors Map, Lot and Block numbers and addresses: 8 Park Street, 53/A/1 - Zoned as MR4 10 Park Street, 53/A/1A - Zoned as MR4 504 Somerville Avenue, 53/A/6– Zoned as MR4 7-9 Properzi Way, 53/A/8 -Zoned as MR4 15-27 Properzi Way, 53/A/9 – Zoned as FAB 29 Properzi Way, 53/A/9A and 12 – Zoned as FAB 26-32 Park Street, 53/A/10 and 11 – Zoned as FAB 8-14 Tyler Street, 53/A/13, 16, 16A, 17, 18A, 18B, 19, 20, 20B, 20C, 20D, 20E, and 21 – Zoned as FAB 40 Park Street, 53/A/14, 15 and 15A– Zoned as FAB 15 Dane Street, 53/B/12 - Zoned as FAB 7-9 Tyler Street, 53/B/15 – Zoned as FAB 30 Dane Street, 64/A/8 - Zoned as FAB 24-28 Dane Street, 64/A/9 - Zoned as FAB

These properties are a series of buildings, most of which are known as the Somernova campus.

These properties are currently located in either the Fabrication (“FAB”) or Mid-Rise 4 (“MR4”) zoning district as indicated, and are not located in a Transit Area.

The Applicants also seek to include the following properties which are not owned by any of the Applicants and which are located at the following Assessors Map, Lot and Block numbers and addresses: 460 Somerville Avenue, 64/A/1 – Zoned as FAB 444 Somerville Avenue, 64/A/2 – Zoned as FAB 440 Somerville Avenue, 64/A/3 – Zoned as FAB (this property is 7 condominium units as identified above)

The Applicants, being Rafi and more than ten (10) registered voters in the City of Somerville as identified above, hereby seek to amend the Somerville zoning map for said properties owned by Rafi, and also for the additional properties listed above which are not owned by Rafi or any of the other Applicants, by placing a new overlay district onto said properties to be called the “Climate & Equity Innovation Sub-Area”, otherwise to be known as the “CE Overlay District”, and including the language filed hereto which would be inserted into Article 8 of the Somerville Zoning Ordinance as the new Section 8.4.19.

Applicants only seek to create this new CE Overlay District for said properties, and they do not propose to change the underlying base zoning districts for said properties. Likewise, no existing Pedestrian Street District designations are proposed to be changed.

The properties being placed in this new CE Overlay District are mostly currently located in the FAB zoning district, but some are located in the Mid-Rise 4 (“MR4”) zoning district, as can be seen on the existing and proposed Somerville zoning maps filed herewith.

The purpose of placing said properties into this new CE Overlay District is to redevelop them in order to create meaningful places rooted in authentic community values, with a shared purpose for sustainable and direct future use based upon Rafi’s work over the past five years collaborating with the community to develop a comprehensive approach that promotes equity for our youth, our planet, and for Somerville. Community benefits would encompass more than physical structures. They would include partnerships, mentor programs, access to education and resources, and pathways to future employment.

Without the zoning map change being requested, the redevelopment of these properties could not happen due to the constraints of their current underlying zoning districts.

At the current rate of human consumption and growth, achieving net zero energy use alone falls short of what is necessary. It is imperative to assist scientists in addressing the climate crisis by

fostering an environment which encourages companies to develop technologies that heal and regenerate our planet. With the Somernova campus, Rafi is dedicated to constructing resilient spaces tailored to accommodate Tough Tech and Climate Tech enterprises. Unfortunately, several companies affiliated with the Greentown Labs or MIT’s Engine community have begun to outgrow the Somernova campus, exploring opportunities elsewhere. Somerville cannot allow this trend to persist. These companies play a vital role in climate action initiatives while supporting local businesses, generating employment, and offering mentorship opportunities to the City’s residents and youth. It is these compelling factors which drive this initiative to expand the Somernova ecosystem.

Over the next 10 years, Rafi will embark on an ambitious expansion plan for the Somernova campus, encompassing an additional 1.6 million square feet of industrial research and development (R&D), as well as creative office space. If this zoning map change is granted, Rafi would work to expand the Somernova campus to integrate a diverse range of uses, financial models, and strategic alignments carefully crafted to cater to the community’s specific requirements, while simultaneously fostering the growth of startups and the broader innovation economy in the region.

As can be seen by having more than the required ten (10) registered voters in the City of Somerville join with Rafi in this Application, there is widespread support for such goals.

SomerVision 2040’s goals regarding the need for measures to address climate change and sustainability concerns can be met by this proposed zoning map change.

To quote various portions of SomerVision 2040: We need to integrate sustainability in all City processes, especially the way we live and move about.

Our infrastructure plays a critical role in improving our sustainability and resiliency to future climate events. We should explore traditional and innovative ways of addressing our problems.

In harnessing the momentum of climate innovation, Rafi’s vision for the Somernova campus extends beyond the expansion of physical infrastructure. The proposed CE Overlay District requires the establishment of a community center that will be owned and programmed by the City and members of the Somerville community. As part of Rafi’s commitment, it will provide ongoing support to ensure the success of this Community Center. The aspiration is for this facility to serve as a pioneering model, inspiring the creation of similar community centers throughout the City.

The community center will offer career pathways and workforce development opportunities for youth near the heart of Union Square – a critical hub for tough tech and climatech innovation.

The community center will provide the City’s most vulnerable young people access to innovators and the entrepreneurial ecosystem at Somernova. Rafi’s intent is for there to be pathways for

youth in these spaces and talent pipelines among leading companies at Somernova to ensure climate-tech jobs and training are integral to the community that this new CE Overlay District is creating. Rafi has already seen strong connections between the existing youth-driven community center pilot program throughout the Somernova innovation hub, via its green job training programs, internships, financial literacy programs, and STEAM programming happening on the Somernova campus today.

In addition to youth-oriented programs, this versatile community center space will be open to various community groups, offering a platform for hosting a wide array of engaging activities.

Imagine community dinners that bring neighbors together, vibrant cultural festivals that celebrate diversity, thrilling eSports competitions that foster camaraderie, captivating open mic nights showcasing local talent, and invaluable mental health workshops that promote overall wellbeing. Rafi warmly invites you to actively participate in shaping the programming of this community center, ensuring it truly reflects the aspirations and needs of the community.

Together, we can make it a vibrant hub that enriches the lives of residents of all ages.

As part of this comprehensive approach, Rafi is dedicated to establishing the Somernova Social Impact Fund. This fund will leverage the growing climate economy to directly benefit the most vulnerable families and residents of Somerville. Collaborating closely with community experts and leaders, Rafi’s objective is to generate measurable social and environmental impact, while simultaneously fostering community wealth.

To ensure equitable distribution of these funds, Rafi actively seeks input and advocacy from all stakeholders involved. By engaging experts from various fields and actively involving all relevant parties, the allocation of these funds can be prioritized to address the needs of the most vulnerable communities in Somerville. The goal of the Somernova campus is to provide crucial support and uplift those who are facing the greatest challenges within our community.

The community benefits being offered have been carefully crafted through extensive engagement with the Somerville community by Rafi. Thousands of conversations with residents, youth, local business owners, non-profit leaders, elected officials, and members of the innovation community have informed this approach. Together, Rafi is committed to co-designing a future that is more equitable for our youth, our planet, and the entire Somerville community.

The entire Somernova team expresses its gratitude to all who have actively engaged with it, contributing to the co-creation of this shared vision for the future of the Somernova campus via the City’s first zoning area focused on climate and equity innovation.

Therefore, the Applicants respectfully request that the zoning map regarding the properties be amended by placing them in the new Climate & Equity Innovation Sub-Area, as shown on the proposed zoning map filed herewith.

Zoning Text & Map Amendment Application COMMUNITY MASTER PLAN SUPPLEMENT December, 2023

CO-CREATING THE FUTURE Co-creating a more equitable future for our youth, our planet and for Somerville

8000+ CONVERSATIONS with Somerville residents, business owners, entrepreneurs, local youth, parents, grandparents, non profit organizations, climate activists, elected officials and more.

KEY VALUES

YOUTH IS THE PRIORITY

COMMUNITY IS FAMILY

Somerville is a city defined by its values, its goals and its history. The city is known for its culture of invention, creative economy and the region’s rapidly growing climate tech industry. As a result, the leading climate tech innovators have chosen to call Somerville home.

From American Tube Works, Ames Safety Envelope to today’s cluster of digital manufacturing, battery storage, climate solutions and other tough tech companies the spirit of American innovation and manufacturing continues to permeate Somerville’s Innovation Hub aka SOMERNOVA.

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FUTURE MUST BE EQUITABLE

Deeply rooted in the neighborly vibe of Somerville’s Union Square, SOMERNOVA is a 7.4 acre campus, a rapidly growing ecosystem of innovation and community where today’s workforce and tomorrow’s talent are collaborating to disrupt industries, solve big problems and co-design a better future for all.

Somerville is one of the most rapidly gentrifying cities in the nation, falling just short of the Bay Area who remains at the top. In Somerville, inequity is rampant. Somerville Public Schools’ students are a majority-minority population with over 60% identifying as low income, while Somerville’s population is 76.05% white with a median income of $117,000. Only a third of the graduates of Somerville High School will complete a post-secondary degree within six years.

If we are true innovators, we must co-create, we must pioneer radical agency, equity must be at the forefront of opportunity, people and community must be at the center of it all.

While many Somerville scientists and tech wizards are benefiting from the city’s rapid growth and biotech boom, this does not hold true for most Somervillians - in particular the youth and other underserved communities.

SOMERNOVA has been working to better understand the Somerville community, specifically their values and most urgent needs. In particular, what are the current attitudes around development, developers & why: what’s working, what’s not and what could be done better? Informed by 8000+ conversations, we believe the expansion of the SOMERNOVA campus will make an impactful contribution to addressing Somerville’s most urgent needs.

First Meeting with the Union Square Neighborhood Council

We listen.

We ask questions.

We take action.

We’re fueld by the power of people.

We invest in those who inspire us.

We support community, youth, and learning.

We demand a more sustainable future.

We believe in self-expression, and in unicorns.

Rafi acquired the Ames Business Park in 2018. We were attracted to the community we saw here, and everything that’s going on in Union Square. People are looking for authentic, human interaction, and this is the sort of place where that happens. We set out to co-create and scale an innovation ecosystem to help these brilliant people & companies/entrepreneurs iterate and grow faster; and we did. Ever since, Rafi has worked with these rapidly growing early stage companies to ensure their home remains in the industrial/commercial space in SOMERNOVA.

To solve the two most urgent problems facing Somerville today…

Climate Crisis

Social Welfare

we need a new approach

We’ve hit a tipping point, SOMERNOVA is out of space. The needs of yesterday’s industry are drastically different from those of today, never mind tomorrow.

We are looking to expand the SOMERNOVA campus with an additional 1.6m SF of industrial R&D & creative office space over the next 10 years. This expansion will necessitate amendments to zoning policies. By supporting and allowing SOMERNOVA’s already burgeoning innovation ecosystem to grow physically, we, as a community, have the potential to make real, impactful strides in improving access to the resources that Somerville’s most vulnerable communities need to surmount challenges faced today.

SOMERNOVA COMMUNITY MASTER PLAN SUPPLEMENT | 3

WHAT WE’VE DONE Each conversation, every pilot, each event taught us something, and defined the next steps of our co-creating process, culminating in a robust understanding of the community’s priorities.

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Battlebot Lunch & Learn 02

Bouldering Project @ SOMERNOVA 03

Hope Shadows, a Community-driven art project @SOMERNOVA 04

Co-creation is a collaborative process in which individuals or groups with diverse backgrounds and perspectives come together to collectively generate, develop, and implement ideas or solutions. It involves active participation, shared responsibility, and mutual influence among all participants. In co-creation, the traditional boundaries between experts and nonexperts are intentionally blurred, as everyone involved contributes their unique insights, knowledge, and experiences.

Large Neighborhood Meeting hosted by the USNC at SOMERNOVA

The aim is to leverage the collective intelligence and creativity of the participants to achieve innovative and relevant outcomes that meet the needs and desires of the intended users or beneficiaries. Co-creation often involves iterative cycles of idea generation, feedback, and refinement, with ongoing collaboration and interaction among the participants.

The stages of our process included listening to three cohorts : 1.

On Campus Entrepreneurs and Neighbors.

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Makers and Inventors

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3. Community in Somerville This section outlines our collaborative journey that informed the vision for SOMERNOVA’s campus expansion.

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Teen night at The Dojo

Team Empowerment having a conversation with the Mayor of Somerville

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Gaming area at The Dojo 06

Battle-bot for Adults with employees from Form Energy

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Kids and teens at The Dojo during the Robotics Playground Event with the Highlander Robotics Team from Somerville High School

Based on the recommendations received from the community, SOMERNOVA worked to DELIVER The Dojo, a temporary community space The Dojo @ SOMERNOVA is a place and platform where community, culture and industry intersect. A youth-driven multi-generational community space connecting people of all ages, backgrounds through immersive learning, cultural experiences and fun.

SOMERNOVA is committed to empowering young people with the resources and tools they need to thrive.

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Whatever you do, whoever you are, we invite you to join us to co-create and test the boundaries of what is possible. Together, we can co-design a more equitable future for our youth, our planet, and for Somerville.

A youth-driven community space pilot, welcome to all. whatever you do, whoever you are, cocreate with us!

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Poster for the Dojo Block Party in 2023 02

First Dojo activities in 2021 03

Financial Literacy 101 Session 03

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Somerville Youth Workers Network Lunch and Learn with City Councilor JT Scott 06

Grafitti Night with local artists

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Dojo Block Party 2023 02

Robotics Playground 03

Somerville Youth Arts Festival 2023 at The Dojo 04

Art activity with kids Campers from Argenziano School 6 | SOMERNOVA COMMUNITY MASTER PLAN SUPPLEMENT

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Idea Jam with The Dojo partners 08

Teen Nights at The Dojo

CAMPUS EXPANSION

Somerville’s growth is our growth and we hope that our growth will mean good things for the community.

Marginalized communities bear the brunt of intersecting challenges posed by racial inequity and climate injustice, resulting in disproportionate impacts. These communities, often lacking access to essential resources and political influence, face heightened vulnerability to the adverse effects of climate change and environmental degradation. Factors such as residential location, limited access to resources and infrastructure, and the ability to adapt exacerbate the vulnerability of people of color and low-income communities to climate change impacts. Moreover, they face heightened risks from extreme weather events like floods, hurricanes, and heatwaves, as they may lack the means to evacuate or rebuild in the aftermath. These communities are also disproportionately burdened by environmental health hazards, such as air pollution and toxic waste sites, due to their often-contiguous location to such risks.

These injustices are deeply rooted in historical economic and power imbalances that have persisted since the nation’s inception, evident in the persistent racial wealth gap and gender pay gap that persist today. The systemic inequities that have shaped America’s socio-economic landscape contribute to the vulnerability of marginalized communities to climate and environmental injustices.

Addressing these challenges requires a comprehensive approach that tackles both the immediate impacts of climate change and the underlying social and economic disparities. By centering equity, justice, and inclusivity from SOMERNOVA’s expansion, we strive to co-create a more resilient and sustainable future for the youth, the planet and for Somerville where all communities have the opportunity to thrive.

In the innovation ecosystem: only 3.5 percent of the 44 billion dollars of U.S venture capital funds went to women and minorities ( 1.9 percent to women and 1.6 percent to minorities). These numbers have been stagnant since 2016.

Today, there are 1.2 billion young people aged 15 to 24 years, accounting for 16 per cent of the global population.

It is our responsibility, as adults, to help guide them by developing their skills, uplifting their spirits, holding them accountable, and believing in them as the future leaders and pioneers of society.

Youth empowerment is important to innovation because it allows young people to actively participate in shaping the future and driving change. When young people are empowered, they have the opportunity to develop the skills, knowledge, and confidence they need to identify and address problems in their communities, and to propose and implement innovative solutions.

Young people are the greatest agents of change in a society. They are the torchbearers of the world.

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Youth empowerment is vital innovation: •

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Youth bring a fresh perspective to problemsolving: Young people often have unique insights and ideas that can lead to innovative solutions to challenges. They are also more likely to be open to trying new things and taking risks, which can be important in the innovation process.

Youth are the future leaders and decisionmakers: Empowering young people today helps to ensure that they have the skills and confidence they need to lead and drive change in the future.

Youth are more likely to be affected by the challenges of the future: Many of the challenges that society will face in the coming decades, such as climate change and technological disruption, will disproportionately affect young people, especially the most marginalized.

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Empowering youth to participate in finding solutions to these challenges will ensure that their needs and perspectives are taken into account.

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Youth empowerment can drive social and economic change: When young people are empowered to participate in the innovation process, they can drive social and economic

change in their communities and beyond.

This can help to create a more equitable and sustainable future for all.

Just as Somerville’s youth cannot wait, the climate cannot wait either. We see symptoms all around.

Summer weather in the Northeast in November. The entrepreneurial ecosystem doesn’t believe in cautiously waiting. We must create a more inclusive environment to provide greater and more opportunities to accelerate commercialization of climate tech solutions, faster.

This is an opportunity for us to do something bigger than us - Economic equity implies access. Economic equity also requires access: access to transit, access to nature, access to jobs, access to education, access to inspiration, access to safe streets, access to childcare, and housing.

SOMERNOVA COMMUNITY MASTER PLAN SUPPLEMENT | 7

COMMUNITY DEVELOPMENT PRIORITIES By supporting and allowing the already burgeoning innovation economy at SOMERNOVA, the campus expansion has the potential to make real impactful strides in creating and improving access to those real life needs that Somerville’s most vulnerable populations face today.

Youth-driven, Multigenerational Community Center

We believe that SOMERNOVA succeeds when every aspect of the Somerville ecosystem thrives. To achieve that objective, we are proposing five community development priorities. As part of the campus expansion, these priorities will help support the most vulnerable communities in Somerville.

Affordable Housing Trust Contribution

Job Creation

Climate and Equity

Social Impact Fund

8 | SOMERNOVA COMMUNITY MASTER PLAN SUPPLEMENT

SOMERNOVA’s campus expansion is designed to bring innovation and resources to people and people to innovation through access, opportunity, and pathways to jobs.

EXISTING CONDITIONS SOMERNOVA is between several of the region's key innovation drivers: Harvard, MIT, Tufts, and their surrounding commercial centers. More importantly, SOMERNOVA is at the intersection of several of Somerville's most walkable neighborhoods. Historically the factories, warehouses, and businesses located at SOMERNOVA were critical to the life and commerce of the residents surrounding this historically significant corridor. Today, this importance is even greater with the potential to address the climate crisis and the city's social welfare.

CAMPUS LOCATION The Site is located within the Commercial Fabrication District of Ward Two in Somerville, surrounded by Spring Hill to the north and Duck Village to the south. Park Street bounds the area to the west, Market Basket (400 Somerville Avenue) to the east, the Massachusetts Bay Transportation Authority (MBTA) Fitchburg Commuter Rail tracks to the south, and a mix of residential, commercial, and institutional properties to the north.

The SOMERNOVA Campus (the Site) comprises the following Tax Lots: •

Tax Block 53-A-20, Lots: 1,1A,6,8,9,9A,10,11,12,13,14,15,15A ,16,16A,17,18A,18B,19,20,20B,20C,20D,and 20E

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Tax Block 64-A-9

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Tax Block 64-A-B

And the following Street addresses: •

8 – 12 & 14 Tyler Street

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15-21, 29 Properzi Way

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12-14, 24 & 28 Park Street

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24, 28 & 30 Dane

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30 & 40 Park Street

Somerville Avenue, a central commercial thoroughfare, is part of the MBTA bus network - bus route #87 with approximately 24-minute headways today, and is also part of the existing bicycle network with two dedicated bike lanes.

Service through bus route #83 is adjacent to the Site along Park Street with an average 24-minute headway.

Porter Square and Union Square are each approximately ¾-mile from SOMERNOVA and 10-minute bus rides via the 83 or 87 bus routes. The MBTA Green Line serves Union Square Station. The MBTA Red Line and Commuter Rail serve Porter Square Station.

Aerial photo of SOMERNOVA from the corner of Park Street and Somerville Avenue with Boston visibile in the background. The Somerville Avenue corridor can be seen on the left side.

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SOMERNOVA, A CENTER FOR INNOVATION Since the early part of the 21st century, SOMERNOVA (formerly known as the Ames Business Park) has been known as a place where people co-create, iterate and test the boundaries of what is possible. From American Tube Works and Ames Safety Envelope to SOMERNOVA the spirit of innovation and manufacturing continues.

The campus has evolved into one of the region’s hottest clusters for rapidly growing early-stage and venture backed climate and tough tech companies. These companies want to be here because the talent is here.

The climate & tough tech companies located in SOMERNOVA’s current 7.4 acres are some of the most rapidly growing in the world. Form Energy for example is developing a new class of cost-effective, multi-day energy storage systems that will enable a reliable and fully-renewable electric grid year-round. We are out of space, our tenants need more room to grow in order to ensure their rapidly growing businesses are able to solve some of the world’s most pressing climate challenges and remain in Somerville while doing so.

Map SOMERNOVA’s Current Tenants

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TOUGH TECH Tough Tech is transformational technology that solves the world’s most important challenges, such as combating climate change and improving public health, through the convergence of breakthrough science, engineering, and leadership.

Tough Tech industries include climate change, advanced systems infrastructure, 3D printing, advanced manufacturing, quantum computing, agtech & foodtech, human health, artificial intelligence, cleantech, advanced materials, mobility, robotics, nanotechnology and semiconductors, spacetech, and their substantial equivalents.

The climate and Tough Tech companies located in SOMERNOVA are some of the most rapidly growing in the world. Form Energy, for example, is developing a new class of cost-effective, multi-day energy storage systems that will enable a reliable and fully-renewable electric grid year-round.

“When iron rusts, it swaps an electron for an oxygen molecule. Usually, that electron goes to waste. Form Energy’s batteries, which are the size of a washer-dryer set, take in oxygen to convert iron to rust, harnessing the resulting electrons and their energy. The devices can discharge power for about four straight days – lasting far longer than lithium-ion batteries, which, unlike Form Energy’s solution, require mining rare-earth minerals.”

-TIME, “The Best Inventions of 2023”, Form Energy

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WHY DENSITY IS KEY TO INNOVATION

STARTUP ECOSYSTEM TODAY

Today, SOMERNOVA is one of the region’s hottest clusters for rapidly growing early-stage and venture backed climate and tough tech companies. These companies want to be here because the talent is here; with that the campus’ startup ecosystem has limitations.

In order to ensure these companies successfully grow to commercialization and stay in Somerville, SOMERNOVA needs more diversity in the types and scale of spaces it can provide.

SOMERNOVA’s goal is to create a more complete ecosystem that spans the lifecycle of a company. Many companies needing to expand out of Greentown Labs desire to stay near that community to continue to benefit from the knowledge, skills, programs, and support structures. This physical proximity to Greentown Labs and other area incubators and accelerators is essential for the ecosystem to function.

SOMERNOVA will create more small and medium-sized spaces that are incredibly flexible and adaptable with short lease terms for quick-moving companies trying to grow and go from proof of concept to an actual product. Lots of these spaces will provide the variety missing in today’s ecosystem.

As part of the proposed expansion, SOMERNOVA will provide purpose-built spaces for maturing companies looking to bring their technology to market and ramp up manufacturing of their climate solutions. These spaces will anchor the whole ecosystem, providing a much more stable and resilient innovation economy here at SOMERNOVA. Density is the key to scaling innovation.

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STARTUP ECOSYSTEM GOAL

PROPOSED DEVELOPMENT SOMERNOVA’s campus expansion will create an equitable, welcoming, genuine, public-facing, shared neighborhood campus. The design for the proposed project will support the needs of the youth and the greater community, scaling Tough Tech and Climate-tech startups and Somerville’s growing innovation economy.

Campus Expansion Summary

Proposed Project

CAMPUS EXPANSION SUMMARY Research & Development

1.1m SF

Office / Commercial

333,000 SF

The project will introduce new building types designed for Tough Tech activities and higher density as part of a multi-phase development consisting of four blocks and four phases.

Arts & Creative Enterprise (ACE)

77,000 SF

By co-creating the public space programming with the community, we strive to ensure that spaces are activated with the types of activities and events Somerville will embrace—and gather to enjoy.

Community Center

27,600 SF 40,000 SF Fitness

8,400 SF Retail

Daycare

6,800 SF

Health & Wellness

29,000 SF

Food & Beverage

Open Space

80,000 SF

Trees

100+

Vehicle Parking

TBD

Bike Parking

400+

EV Charging

100%

Of the parking will be EV ready SOMERNOVA COMMUNITY MASTER PLAN SUPPLEMENT | 13

COMMUNITY BENEFITS & MITIGATIONS

EXTRA PROPOSED COMMUNITY BENEFITS NORTH-SOUTH CONNECTOR

SHUTTLE ROUTES Potential Proposed

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Beyond last-mile micro-mobility solutions, SOMERNOVA remains committed to creating a local connector that improves travel times across the City. Unlike conventional shuttle services in comparable regional developments, our goal for this mobility improvement is to enhance access for employees and Somerville residents, particularly the most vulnerable. Given the current and projected absence of north-south service in Somerville’s bus network, we are considering creating and operating a publicly accessible shuttle.

This service would connect Northern Somerville, Mystic, and Assembly Square commuters to SOMERNOVA.

YOUTH-DRIVEN, MULTI-GENERATIONAL COMMUNITY CENTER A Place for Community, Culture & Industry SOMERNOVA has committed to building a $30 million 25,000 SF turn-key community center facility which includes 10x years of operating costs. SOMERNOVA will work with the Somerville community to co-design and implement an ownership and operations model for the Community Center once the proposed zoning is adopted.

SOMERNOVA will work with community stakeholders to create a task force that will run a process to find the right partner to operate the Community Center on behalf of the community.

SOMERNOVA’s plan locates the proposed youth-driven, multigenerational community center at the corner of Dane Street and Tyler Street, at the center of the campus.

SOMERNOVA COMMUNITY MASTER PLAN SUPPLEMENT | 15

SOCIAL IMPACT FUND The Fund will leverage the growing climate economy to benefit Somerville's most vulnerable families and residents. Together with community leaders and industry experts, we will generate measurable social and environmental impact while building community wealth.

We will be inviting experts and advocacy from every stakeholder to prioritize the distribution of funds. These funds will help support the most vulnerable communities in Somerville.

16 | SOMERNOVA COMMUNITY MASTER PLAN SUPPLEMENT

•

$5.5 Million in seed funding investment

•

Designed through an equity lens to serve as a funding vehicle providing opportunities to those marginalized and unserved populations in Somerville regarding entrepreneurship and innovation.

•

Establish a working group that shall comprise members of the Somerville community.

•

Establish, with the community and working group, a minimum percentage of the annual funding allocated to address the needs of women and minority independent business owners, climate-tech founders, and change agents.

•

SOMERNOVA commits the total seed funding over ten years.

•

Through reinvestment in local enterprises, we expect the Fund's impact to grow annually and, over time, become a self-sustaining source of funds creating a new generational cycle of opportunity.

Community Benefits & Project Mitigation

BENEFITS OF THE CLIMATE & EQUITY OVERLAY As the name suggests, the proposed Climate & Equity Overlay District aims to address the most critical issues in Somerville and perhaps the planet. The new zoning will allow companies currently incubating in Greentown Labs and in SOMERNOVA’s innovation hub to grow into their next level space and eventually company headquarters, R&D, light manufacturing, etc. The new zoning will also link the growing climate tech ecosystem with direct benefits to the community by delivering a state-of-the-art 25k s.f. community center, green open space, and a social impact fund designed to support equitable pathways to jobs, small businesses, and other opportunities to be defined in line with the changing needs of the community.

SOMERNOVA has been working with community stakeholders, City Councilors and the City of Somerville to create a Climate & Equity Zoning Overlay District. The proposed zoning overlay district will preserve and foster social and community connection between our climate tech entrepreneurs, residents, and the community at large.

Linkage Fee Comparison Existing Zoning

Proposed Climate & Equity Overlay

Affordable Housing Trust (Required by Zoning)

$26.9M

$41.5M

Jobs Trust (Required by Zoning)

$3.5M

$5.5M

$30.4M

$47M

The required linkage fees for the campus 20-year Cumulative Revenue expansion representTax a 55% increase from Existing Zoning Proposed Climate & Equity Overlay the existing zoning.

The required linkage fees for the campus expansion represent a 55% increase from the existing zoning.

Community Benefits & Project Mitigation

Real Estate Taxes

$15.4M

$388M

SOMERNOVA will contribute approximately $26.9M net property tax annually to the City after the expansion. In today’s dollars, this represents a 7.9% increase in the FY2024 projected City revenues.

*Not including any parking areas.

Somernova will contribute approximately $26.9M net property tax annually to the City Job Creation after the expansion. In today’s dollars, this Proposed Climate & Equity Overlay represents a 7.9% increase in the FY2024 projected City revenues.

Permanent Jobs Created 5,850 Community Benefits & Project Mitigation

Nearly 1,754 (30%) of these jobs require less than bachelor’s degree to qualify

Construction Jobs

Jobs Created through Economic Impact

6,020 1,200

Impact in the community through direct, indirect, & induced increases in spending.

SOMERNOVA COMMUNITY MASTER PLAN SUPPLEMENT | 17

Comparison

Existing Zoning

Proposed Climate & Equity Overlay

Community Center

None

25,000 sq ft $30m turn-key facility programmed & operated

by Somerville community

Impact Fund

None

$5.5M

Shuttle

None

Proposed North South Connector shutter to bring innovation and resources to people and people to innovation. Open to all residents & campus tenants.

Civic Space

None

35,000 sq.ft.

Micro Forest

None

New 10,800 sq.ft. Civic Space at part of Pollinator Corridor

Open Space

Not Required

80,000 sq.ft.

Not Required

Green roof, PVs, or both for 100% of the roof area not occupied by building systems equipment or outdoor amenity spaces.

Residential is Not Permitted

Propose Residential as an Allowable Use

35 Trees

100+ Trees

1196 Required

1252

70 ft

45 to 245 ft

1.2M SF

1.9M SF

Green Roofs Housing Tree Canopy Vehicle Parking Spaces Building Heights Density 18 | SOMERNOVA COMMUNITY MASTER PLAN SUPPLEMENT

CAMPUS EXPANSION - EXISTING

SOMERNOVA COMMUNITY MASTER PLAN SUPPLEMENT | 19

CAMPUS EXPANSION - DEVELOPED UNDER EXISTING ZONING

20 | SOMERNOVA COMMUNITY MASTER PLAN SUPPLEMENT

CAMPUS EXPANSION - PROPOSED CLIMATE & EQUITY OVERLAY

Our proposed vision for SOMERNOVA has taken into account a very iterative and phased approach. This phasing is designed around the possibility of any tenant on campus today having the ability to stay and relocate to a new space as the campus expands.

This approach to the phasing will allow tenants like Aerounat, the Bouldering Project, or Greentown Labs to close their existing space seamlessly and open the next day in a new space on campus. This phasing approach has also considered existing leases and their end dates to have the potential to limit disruptions to our tenant’s existing businesses.

SOMERNOVA COMMUNITY MASTER PLAN SUPPLEMENT | 21

Site Plan: SOMERNOVA Today

22 | SOMERNOVA COMMUNITY MASTER PLAN SUPPLEMENT

S

Site Plan: SOMERNOVA Campus Expansion Vision

SOMERNOVA COMMUNITY MASTER PLAN SUPPLEMENT | 23

PHASE 1 DOJO 3.0

Today, anyone walking down Tyler Street experiences a long windowless wall with a loading dock open to the street.

Along Dane Street, the bridge spanning the Commuter Rail tracks creates a severe grade change visible on the west side and a large parking deck on the east side.

Our vision transforms this corner into SOMERNOVA’s civic core. This plan places a new youth-driven multigenerational

24 | SOMERNOVA COMMUNITY MASTER PLAN SUPPLEMENT

community center in the heart of campus. The future community center will be an evolution of The Dojo, SOMERNOVA’s current youth space, containing program spaces designed for and by the Somerville community.

A rebuilt Tyler Street will include several drop-off areas that can accommodate vehicles dropping off family members at the Community Center. Additionally, the building will

have a publicly accessible garden on its roof to encourage multigenerational engagement with native plant species and gardening. Across from the street, we envision a new civic space featuring a microforest, densely planted groves of native trees, and a pollinator garden that blends in the grade change and connects to the historic building at 24 Dane.

PHASE 1 TYLER STREET

Today, Tyler Street is a yield street, with cars parked on both sides and two-way traffic trying to make their way through. The street is SOMENROVA’s east-west axis, with visitors and tenants walking and biking across campus. Yet, Tyler Street has very narrow sidewalks and is a challenging path for bikers. Windowless buildings on the south side are currently fronting Tyler Street. Pedestrians are constantly

interrupted by driveways, loading spaces, and parking lot curb cuts.

The vision for Tyler Street is to replace the windowless buildings within SOMERNOVA with an active ground floor in the new Community Center and in the proposed new R&D building in Block 1. The Community Center, while being mindful of the privacy of the activities that could happen

inside, will be designed for flexibility and being able to open up to the street. The current plan creates a small gathering and seating area in front of the Community Center and incorporates areas to showcase art, making the building dynamic and engaging. Tyler Street will be redesigned in line with Somerville’s Neighborway approach, creating a more enjoyable and safe environment for pedestrians and

cyclists. The streetscape design will feature rain gardens with native plants along the street and significantly more street trees. Street parking will be maintained on the north side of Tyler Street, interspersed between rain gardens. A decorative paving pattern extending across the street will further emphasize the Neighborway concept, creating an inviting and comfortable space for all users.

SOMERNOVA COMMUNITY MASTER PLAN SUPPLEMENT | 25

PHASE 2 THE COURTYARD

When Rafi acquired SOMERNOVA, we were committed to improving its sense of place. After several tactical urbanism and local artists’ interventions, we transformed a parking area into a lively Courtyard that has become the campus’ most active outdoor space ever since. Today’s Courtyard continues to be a successful pilot in tactical urbanism, proving that a dynamic mix of ground-floor uses and a flexible design is a recipe for a well-loved public space.

26 | SOMERNOVA COMMUNITY MASTER PLAN SUPPLEMENT

The vision for the new Courtyard applies what SOMERNOVA has learned while improving access and visibility of the Courtyard as well as expanding its greenery and overall square footage. The future Courtyard will function as a fully pedestrianized central plaza connecting through the block between Tyler and Park Street. It will include multiple types of seating, not just for commercial activities; our vision is a genuinely public plaza that welcomes everyone. The

landscape design will include gathering nooks nested within flush planting beds with native pollinator plants and tree groves. The Courtyard’s ample size can support a variety of public gatherings, making it ideal for community events, dayto-day leisure, and informal uses.

PHASE 2 PARK STREET

Park Street is one of the few at-grade connections over the Commuter Rail tracks into Somerville. The current street design has two travel lanes and narrow bike lanes on each side with no buffers. On the SOMERNOVA side, the sidewalk has decent dimensions and some small street trees. The commercial buildings are closed off from the street with only a few small windows. Park Street is a service street

for the Campus with two active loading dock areas. Overall, the street has a more utilitarian function, and it is not an enjoyable experience for pedestrians or bikers.

Somerville’s Bicycle Network Plan designates Park Street as an important bicyclist thoroughfare. In the future, Park Street will serve as a crucial link and point of arrival and departure for the Campus. It will serve as the campus

gateway. Our proposal includes creating a two-way cycle track buffered with a lush rain garden with native pollinators and space for new street trees. Given that the street has a limited right-of-way for all the different accessibility functions it has, the vision includes a generous sidewalk under an arcade on the SOMERNOVA side of the street. Active and attractive ground floor uses will front

this arcade, prioritizing the pedestrian experience and the campus’ walkability.

SOMERNOVA COMMUNITY MASTER PLAN SUPPLEMENT | 27

PHASE 3 - MICROFOREST Today, Dane Street has a parking deck fronting it, creating an auto-oriented experience for pedestrians and bicyclists.

This parking deck dominates one’s view traveling over the railroad tracks.

The vision for this area is a lush, landscaped green space.

The new Dane Street Green at SOMERNOVA will feature an

28 | SOMERNOVA COMMUNITY MASTER PLAN SUPPLEMENT

urban Microforest and pollinator gardens with native plants, serving as both an ecosystem and an educational hub for the community. The Microforest will seamlessly blend into Dane Street and the nearby historic 24 Dane building, incorporating an intimate, storytelling amphitheater suitable for diverse Campus and youth-driven programs.

PHASE 3 DANE STREET

Although the intersection of Dane Street, Frost Alley, and Tyler Street is at the heart of SOMERNOVA, it currently feels like something other than an arrival point for the Campus. Today’s traffic flows could be clearer, with cars cutting through Frost Alley while bikes and pedestrians try to circulate the Tyler-Frost path along Campus. Today, the Dane Street intersection has narrow sidewalks, vehicles

traveling too quickly, and unclear bicycle lanes. Therefore, it is challenging for pedestrians and cyclists to navigate.

Our vision for the street design aims to slow down traffic and provide distinct lanes for bicycles with wide green sidewalks that create a friendly experience for people walking or biking. We put particular emphasis on the historic

building located at 24 Dane Street. This former pump house is the oldest building on Campus. Our vision is to repurpose this building into a “front door” for the Campus, which would function as a space for events, gatherings, food, and community-building activities between tenants, visitors, and neighbors.

SOMERNOVA COMMUNITY MASTER PLAN SUPPLEMENT | 29

THANK YOU!

30 | SOMERNOVA COMMUNITY MASTER PLAN SUPPLEMENT

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8. OVERLAY DISTRICTS

Master Planned Development (MPD)

8.4

MASTER PLANNED DEVELOPMENT (MPD)

1. a.

Intent To implement recommendations of SomerVision for transformational reDEVELOPMENT. b. To implement design-based neighborhood and station area plans called for by SomerVision.

2. Purpose a. To require a Master Plan Special Permit for all DEVELOPMENT requiring SUBDIVISION. b. To require a Master Plan Special Permit for the coordinated DEVELOPMENT of two or more LOTs. c. To permit real property that is not subject to an approved Master Plan Special Permit to develop by Special Permit. d. To permit DEVELOPMENT in accordance with zoning districts or dimensional standards that would not otherwise be available to real property outside of the MPD overlay. e. To require that thoroughfares and CIVIC SPACES developed in each sub area are dedicated to the public. f. To require buildings developed in each sub area to be environmental sustainable. g. To require that any off-STREET motor vehicle parking be provided in underground commercial PARKING STRUCTUREs. 3. Applicability a. This Section is applicable to all real property within the Master Planned DEVELOPMENT (MPD) overlay district as shown on the maps of the Official Zoning Atlas of the City of Somerville. b. The provisions of each MPD sub-area are applicable to real property as shown on the maps for each sub area. c. The provisions of this Section supplement or supersede the provisions of the districts upon which it is superimposed. Where the provisions of this Section conflict with those found elsewhere in this Ordinance, the provisions of this Section apply. d. Development entitlement under this section is only applicable to real property following adoption of an urban design framework by the Planning Board for the sub-area where the property is located.

4. Urban Design a. The Planning Board shall adopt an Urban Design Framework for each sub-area specified in this Section, excluding the North Point and the Climate and Equity Innovation sub-areas sub-area. b. An Urban Design Framework may be adopted as part of a more comprehensive neighborhood plan or as a stand alone policy document. c. An Urban Design Framework must include, but may not be limited to, the intended alignment and connectivity of thoroughfares, ideal location and type 01/02/22

of civic spaces, and identification of advantageous sites for different building types permitted by the regulatory maps for each sub-area.

5. Development Review a. General i. Development entitlement under this section requires one of the following: a). Master Planned Development: A Master Plan Special Permit issued prior to and as a prerequisite to any Subdivision Plan Approval, Site Plan Approval, or Special Permit required elsewhere in this Ordinance; or b). Contributing Lot: a Special Permit issued in addition to and simultaneous with the Site Plan Approval required for a building type or civic space. b. Master Planned Development i. Proposed development involving the subdivision of a development site or the development of two (2) or more lots requires a Master Plan Special Permit. ii. Previously permitted development may be included in a development site and proposed build out of a Master Plan, provided that the date of the first certificate of occupancy, civic space permit, or thoroughfare permit for the subject real property is within two (2) years of the decision date of the master plan special permit. c. Contributing Lots i. Development as a contributing lot is prohibited for any lot subject to an approved Master Plan Special Permit and may be restricted by the provisions of a specific sub area. ii. In addition to the review criteria for all Special Permits specified in §15.2.1.e. Review Criteria, the review board shall make findings considering the following in its discretion to approve or deny a special permit authorizing DEVELOPMENT of a contributing LOT: a). Consistency with the approved Urban Design Framework for the sub-area where the property is located.

6. Master Plan Standards a. Submitted master plans must include a sustainability component that details the following: i. Identification of all master plan scale efforts to mitigate climate change impacts identified in Somerville’s Climate Change Vulnerability Assessment in relation to the design, construction, and occupancy or use of all thoroughfares, civic

SOMERVILLE ZONING ORDINANCE |

395

Somerville Zoning Ordinance

8.4.19. Climate & Equity Innovation (CE) Sub-Area a. Intent i.

To redevelop a former factory campus with primarily commercial and mixed-use high-rise development that will enhance the sub-area while conserving the type of innovative commercial ecosystem already established within the existing campus. b. Purpose

i.

To permit the redevelopment of the former factory campus to support the commercial goals of the City, particular to advance climate-tech and tough tech innovation. ii. To require a community center to be included in any redevelopment as contemplated by SomerVision. iii. To require new civic spaces within the sub-area. iv. To permit additional building types, taller principal buildings, and larger building floorplates than would otherwise be permitted in the underlying zoning district. v. To permit use categories and principal uses than would otherwise be permitted by the underlying zoning district. vi. To require at least one (1) commercial parking facility in any redevelopment. vii. To permit flexibility in compliance with certain district and building type standards. viii. To establish a streamlined and expedited development review process for Development that addresses critical climate and equity goals. ix. To require a minimum land area for Master Plan based redevelopment. c. Applicability i. ii. iii.

This section is applicable to all real property shown on Map 8.4.19 (a).

Development parcels (“D-Parcels”) are established as shown on Map8.4.19 (b).

Development within the CE sub-area is exempt from the requirements of Section 8.4.3.d and Section 8.4.4.

Somerville, MA 8. OVERLAY DISTRICTS - PG. 1

Somerville Zoning Ordinance

Map 8.4.19 (a) Overlay Boundary

Map 8.4.19 (b) Development Parcels

Somerville, MA 8. OVERLAY DISTRICTS - PG. 2

Somerville Zoning Ordinance

d. Development Review i. ii. iii. iv. v.

All development requires a Master Plan Special Permit as a prerequisite to any discretionary or administrative permit required for subdivision or the development of an individual lot.

Development of real property as a contributing lot is prohibited.

Any pre-application meetings required for development identified in phase one (1) of any master plan subject to this section may be conducted concurrently with any pre-application meetings required for the master plan special permit application.

Site Plan Approval and Special Permit applications for development identified in phase one (1) of any master plan subject to this section may be submitted simultaneously with the application for the Master Plan special permit.

In addition to the review criteria for Site Plan Approval specified in §15.3.2.e. Review Criteria, the review board shall make findings considering the following: a). Conformance with any approved Master Plan Special Permit and any other Special Permits applicable to the subject lot. e. Master Plan Standards

i.

ii.

iii.

Master plans must include a Development Site with a total land area of at least 300,000 square feet. a). The Planning Board may waive the provisions of §8.4.19.e.i (above) by Special Permit. In addition to the review criteria for all Special Permits specified in §15.2.1.e. Review Criteria, the review board shall make findings considering the following in its discretion to approve or deny a special permit authorizing a Waiver: i) The proposed development will substantially meet the objectives of the Overlay District despite not meeting the minimum land area requirement.

Master plans must include the following Civic Spaces : a). Development Parcel 2 (D-2) must include a Civic Space of at least twenty-five thousand (25,000) square feet in area abutting Park Street and Properzi Way. b). Development Parcel 3 (D-3) must include a Civic Space of at least ten thousand (10,000) square feet in area abutting Dane Street.

Master plans must include the following uses of proposed gross floor area: a). At least twenty-five thousand (25,000) gross square feet of area must be dedicated to principal uses from the community center use category. b). At least one (1) commercial parking facility principal use with at least two hundred (200) motor vehicle parking spaces. c). At least three hundred and seventy-five (375) square feet of non-residential gross floor space for each dwelling unit. f.

i.

Lot Standards

Development Parcel 3 (D-3) is exempt from Section 10.1.4.a.

Somerville, MA 8. OVERLAY DISTRICTS - PG. 3

Somerville Zoning Ordinance

g. i.

Building Types

The following additional principal building types are permitted in the Climate & Equity Innovation Sub-Area: a). Flex Commercial Building b). General Building c). Mid-Rise Podium Tower d). Block Building

Somerville, MA 8. OVERLAY DISTRICTS - PG. 4

Somerville Zoning Ordinance

h. Flex Commercial Building A large floor plate, multi-story building type purpose built to maximize flexibility in accommodating the needs of primarily research and development principal uses. Flex commercial buildings are typically designed with floor space that may be demised in various ways, high floor-to-floor heights, expansive windows, wide corridors, service elevators, and multiple loading docks.

The following images are examples of the Flex Commercial Building type and are intended only for illustrative purposes.

Somerville, MA 8. OVERLAY DISTRICTS - PG. 5

Somerville Zoning Ordinance

i.

Lot Standards

ii. Building Placement

Lot Dimensions Lot Width (min)

Building Setbacks 30 ft

Lot Development

Curb Setback (min)

12 ft

Primary Front Setback (min/max)

2 ft

15 ft

Secondary Front Setback (min/max)

2 ft

15 ft

Lot Coverage (max)

100%

Green Score (min)

0.20

Abutting an Alley or R-ROW

0 ft

25%

Abutting any non-NR

0 ft

1st – 3rd Story Abutting NR

10 ft

4th Story and above Abutting NR

30 ft

Open Space (min)

Side Setback (min)

Rear Setback (min)

Somerville, MA 8. OVERLAY DISTRICTS - PG. 6

0 ft

–

Somerville Zoning Ordinance

Abutting an Alley or R-ROW

0 ft

Abutting any non-NR

10 ft

Abutting NR

20 ft

Parking Setbacks

Somerville, MA 8. OVERLAY DISTRICTS - PG. 7

Primary Front Setback (min)

20 ft

Secondary Front Setback (min)

2 ft

Somerville Zoning Ordinance

iii. Massing & Height

d. Uses & Features

Main Mass

Facade Composition

Building Width (max)

n/a

Ground Story Fenestration

–

Facade Build Out (min)

–

Primary Facade (min)

50%

Primary Front

65%

Secondary Facade (min/max)

15 %

70 %

Secondary Front

65%

Upper Story Fenestration (min/max)

15 %

70 %

Blank Wall (max)

50 ft

Floor Plate (max)

55,000 sf

Ground Story Height (min)

18 ft

Upper Story Height (min)

14 ft

Number of Stories (min)

2

Somerville, MA 8. OVERLAY DISTRICTS - PG. 8

Use & Occupancy Entrance Spacing (max)

n/a

Somerville Zoning Ordinance

Number of Stories (max)

15

Building Height, Feet (max)

none

Roof Type

Flat

Somerville, MA 8. OVERLAY DISTRICTS - PG. 9

Commercial Space Depth (min)

n/a

Somerville Zoning Ordinance

i.

General Building

A large floor plate, multi-story principal building type with ground story commercial space and no limitations on the occupancy of upper stories for permitted uses. The upper stories of a general building are typically residential, but a wide variety exists. As the number of stories increases, it becomes more likely for the upper stories of a general building to host commercial uses as well as residential.

The following images are examples of the general building type and are intended only for illustrative purposes.

Somerville, MA 8. OVERLAY DISTRICTS - PG. 10

Somerville Zoning Ordinance

i.

Lot Standards

ii. Building Placement

Lot Dimensions Lot Width (min)

Building Setbacks 30 ft

Lot Development Lot Coverage (max) Green Score

100%

Curb Setback (min)

12 ft

Primary Front Setback (min/max)

2 ft 15 ft

Secondary Front Setback (min/max)

2 ft 15 ft

Side Setback (min)

–

–

Abutting an Alley or R-ROW

0 ft

Minimum

0.20

Abutting any non-NR

0 ft

Ideal

0.25

1st – 3rd Story Abutting NR

10 ft

Open Space (min)

15%

4th – 6th Story Abutting NR

30 ft

Rear Setback (min)

Somerville, MA 8. OVERLAY DISTRICTS - PG. 11

–

Somerville Zoning Ordinance

Abutting an Alley or R-ROW

0 ft

Abutting any non-NR

10 ft

1st – 3rd Story Abutting NR

20 ft

4th – 6th Story Abutting NR

30 ft

Parking Setbacks

Somerville, MA 8. OVERLAY DISTRICTS - PG. 12

Primary Front Setback (min)

30 ft

Secondary Front Setback (min)

30 ft

Somerville Zoning Ordinance

iii. Massing & Height

iv. Uses & Features

Main Massing

Facade Composition

Building Width (max)

250 ft

Ground Story Fenestration

–

Facade Build Out (min)

–

Primary Facade (min)

70%

Primary Front

80%

Secondary Facade (min/max)

15 %

70 %

Secondary Front

65%

Upper Story Fenestration (min/max)

15 %

50 %

Floor Plate (max)

30,000 sf

Ground Story Height (min)

18 ft

Upper Story Height (min)

10 ft

Number of Stories (min/max)

Somerville, MA 8. OVERLAY DISTRICTS - PG. 13

2

17

Blank Wall (max)

20 ft

Use & Occupancy Ground Story Entrance Spacing (max)

n/a

Somerville Zoning Ordinance

Building Height, Feet (max)

none

Commercial Space Depth (min)

n/a

Roof Type

Flat

Density Factor (min)

–

Somerville, MA 8. OVERLAY DISTRICTS - PG. 14

Lot Area < 7,000 sf

1,125

Lot Area >= 7,000 sf

875

Net Zero Ready Building

650

Outdoor Amenity Space (min)

1/DU

Somerville Zoning Ordinance

j.

Mid-Rise Podium Tower

A large floor plate, multi-story, principal building type composed of a three (3) to six (6) story general building serving as a podium and an upper story residential point tower. The general building has ground story commercial space, spatially defines the public realm, and may incorporate structured parking.

The following images are examples of the mid-rise podium tower building type and are intended only for illustrative purposes.

Somerville, MA 8. OVERLAY DISTRICTS - PG. 15

Somerville Zoning Ordinance

i.

Lot Standards

ii. Building Placement

Lot Dimensions Lot Width (min)

Building Setbacks 150 ft

Lot Development

Curb Setback (min)

12 ft

Primary Front Setback (min/max)

2 ft

15 ft

Secondary Front Setback (min/max)

2 ft

15 ft

Lot Coverage (max)

100%

Side Setback (min)

–

Green Score

–

Podium Abutting an Alley or R-ROW

0 ft

Minimum

0.20

Podium Abutting any non-NR

0 ft

Ideal

0.25

1st – 3rd Story Abutting NR

10 ft

Open Space (min)

15%

4th – 6th Story Abutting NR

30 ft

Point Tower

30 ft

Somerville, MA 8. OVERLAY DISTRICTS - PG. 16

Somerville Zoning Ordinance

Point Tower Abutting NR or LHD

60 ft

Podium Rear Setback (min)

–

Abutting an Alley or R-ROW

0 ft

Abutting any non-NR

10 ft

1st – 3rd Story Abutting NR

20 ft

4th – 9th Story Abutting NR

30 ft

Point Tower Rear Setback

30 ft

Abutting an Alley or R-ROW

0 ft

Abutting NR

60 ft

Parking Setbacks

Somerville, MA 8. OVERLAY DISTRICTS - PG. 17

Primary Front Setback (min)

30 ft

Secondary Front Setback (min)

30 ft

Somerville Zoning Ordinance

iii. Massing & Height

iv. Uses & Features

Main Massing

Facade Composition

Width (max)

250 ft

Ground Story Fenestration

–

Facade Build Out (min)

80%

Primary Facade (min)

50%

Floor Plate (max)

–

Secondary Facade (min/max)

15% 70%

Podium

55,000 sf

Upper Story Fenestration (min/max)

15% 50%

Point Tower

10,000 sf

Blank Wall (max)

20 ft

Ground Story Height (min)

18 ft

Upper Story Height (min)

10 ft

Number of Stories (min)

4

Entrance Spacing (max)

n/a

Number of Stories (max)

–

Commercial Space Depth (min)

n/a

Somerville, MA 8. OVERLAY DISTRICTS - PG. 18

Use & Occupancy

Somerville Zoning Ordinance

Podium

6

Density Factor (min)

–

Point Tower

none

Lot Area < 7,000 sf

1,125

Point Tower Dimensions (max)

–

Lot Area >= 7,000 sf

875

Width & Depth

100 ft

Net Zero Ready Building

650

Diagonal

145 ft

Outdoor Amenity Space (min)

1/DU

Building Height, Feet (max)

–

Podium

80 ft

Point Tower

none

Roof Type

Flat

v. Design Standards a). The top of the podium facade must either include horizontal articulation such as a cornice or other molding or the point tower must be stepped back from the facade of the podium. b). The review boards may require the point tower to be stepped back from the stories below up to ten (10) feet as a condition of Site Plan Approval to emphasize the appearance of the podium as a mid- rise building. vi. Design Guidelines a). Fenestration patterns and window configurations should break the direct line of sight between neighboring properties to every extent practicable. Translucent glass on the bottom half of windows or strategically placed landscape elements should be utilized if it is not practical to off-set windows in such a way as to minimize privacy impacts. b). Outdoor amenity spaces that are elevated, such as roof decks, fully projecting balconies, and upper story rear porches should, provide sight-obscuring visual screening at the sides to increase privacy, security, and to limit views of abutting properties from elevated vantage points.

Somerville, MA 8. OVERLAY DISTRICTS - PG. 19

Somerville Zoning Ordinance

k. Block Building A very large floor plate, multi-story, principal building type composed of a three (3) to six (6) story podium with ground story commercial space and one (1) or more upper story towers. A block building occupies either a corner lot fronting at least three (3) thoroughfares or civic spaces or a through lot.

The following images are examples of the block building type and are intended only for illustrative purposes.

Somerville, MA 8. OVERLAY DISTRICTS - PG. 20

Somerville Zoning Ordinance

Somerville, MA 8. OVERLAY DISTRICTS - PG. 21

Somerville Zoning Ordinance

i.

Lot Standards

ii. Building Placement

Lot Dimensions

Building Setbacks

Lot Width (min)

150 ft

Curb Setback (min)

12 ft

Depth (min)

250 ft

Primary Front Setback (min/max)

2 ft

15 ft

Secondary Front Setback (min/max)

2 ft

15 ft

Side Setback (min)

–

Lot Development Lot Coverage (max)

100%

Podium Abutting an Alley or R-Row

0 ft

Green Score

–

Podium Abutting any non-NR

0 ft

Minimum

0.20

1st – 3rd Story Abutting NR

10 ft

Ideal

0.25

4th – 6th Story Abutting NR

30 ft

Somerville, MA 8. OVERLAY DISTRICTS - PG. 22

Somerville Zoning Ordinance

Open Space (min)

15%

Tower(s)

30 ft

Tower(s) Abutting NR

60 ft

Podium Rear Setback (min)

–

Abutting an Alley or R-ROW

0 ft

Abutting any non-NR

10 ft

1st – 3rd Story Abutting NR

20 ft

4th – 6th Story Abutting NR

30 ft

Tower(s) Rear Setback

30 ft

Abutting NR

60 ft

Abutting an Alley or R-ROW

0 ft

Parking Setbacks

Somerville, MA 8. OVERLAY DISTRICTS - PG. 23

Primary Front Setback (min)

30 ft

Secondary Front Setback (min)

30 ft

Somerville Zoning Ordinance

iii. Massing & Height

iv. Uses & Features

Main Massing

Facade Composition

Building Width (max)

500 ft

Ground Story Fenestration

–

Facade Build Out (min)

–

Primary Facade (min)

50%

Primary Front

100%

Secondary Facade (min/max)

15%

50%

Secondary Front

100%

Upper Story (min/max)

15%

70%

Floor Plate (max)

–

Residential

15%

50%

Podium

n/a

Commercial

15%

70%

Tower(s)

35,000 sf

Blank Wall (max)

20 ft

Ground Story Height (min)

18 ft

Somerville, MA 8. OVERLAY DISTRICTS - PG. 24

Fenestration

Somerville Zoning Ordinance

Use & Occupancy

Upper Story Height (min)

10 ft

Number of Stories (min)

3 stories

Ground Story Entrance Spacing n/a (max)

Number of Stories (max)

–

Commercial Space Depth (min) n/a

Podium

6 stories

Density Factor (min)

–

Tower(s)

none

Lot Area < 7,000 sf

1,125

Building Height (min)

–

Lot Area >= 7,000 sf

850

Podium

80 ft

Net Zero Ready Building

650

Tower(s)

none

Outdoor Amenity Space (min)

1/DU

Roof Type

Flat

v. Design Standards a). The facade of any block building greater that two hundred (200) feet in width must be divided vertically and designed as two (2) or more separate and distinct facades of differing architectural treatment so that the building appears to be multiple buildings. The differentiation between facade designs must include the following: i) a change in cornice, roof eave, or parapet; ii) a change in wall material; and iii) a pilaster or column on either side of the division between each facade. b). One (1) ground story commercial space is required per seventy (70) feet of building width, including vehicular entrances, for each block face. c). One (1) lobby entrance is permitted per block face and each tower must have an individual lobby entrance serving the upper story uses.

l. Development Benefits i. ii. iii. iv.

Development is subject to the provisions of Article 12: Development Benefits of this Ordinance. Where the provisions of this section conflict with those of Article 12, the provisions of Article 12 apply.

Development of general building, mid-rise podium tower, or block building containing residential units must provide affordable dwelling units as specified on Table 8.4.19 (a).

Development of a flex commercial building, general building, mid-rise podium tower, or block building must provide linkage payments in accordance with Section 12.2 Linkage.

The gross floor area of any Community Center principal and any underground structured parking facility use is deducted from the total gross floor area of any building for the purpose of calculating the linkage payment subject to Section 12.2 Linkage.

Somerville, MA 8. OVERLAY DISTRICTS - PG. 25

Somerville Zoning Ordinance

a.

Table 8.4.19 (a) Required ADUs

Total Dwelling Units

Required ADUs

0 to 3 units

None

4 or more units

20% of units

m. Building Standards ii. iii.

iv.

v.

The standards of Table 8.4.19 (b) supersede specific dimensional standards as indicated in Sections 8.4.19.X.iii Flex Commercial Building, 8.4.19.X.iii General Building, 8.4.19.X.iii Mid-rise Podium Tower, or 8.4.19.X.iii Block Building for specific D-parcels.

Development may deviate above or below by five percent (5%) from the numeric value of the following dimensional standards: a). Green Score (min) b). Open Space (min) c). Front building setbacks (min/max) d). Facade build out (min) e). Floor plate (max) f). Building Height, Feet (max) g). Blank Wall (max) Development may deviate by up to twenty five percent (25%) from the numeric value of any of the above standards by Special Permit. a). In addition to the review criteria for all Special Permits specified in §15.2.1.e. Review Criteria, the review board shall make findings considering the following in its discretion to approve or deny a special permit authorizing dimensional deviation from Sections 8.4.19.h and 8.4.19.i: i) If the proposed deviation can provide a positive refinement of the massing of a building in context to its surroundings, improve floor plate efficiency, provide for unique storefront design, or better address specific operational requirements of commercial tenants. ii) Consistency with implementing the housing policy objectives of the comprehensive plan of the City of Somerville by increasing the supply of housing and affordable housing available to existing and future residents.

Ground story facades are exempt from the ground story entrance spacing requirement for each building type for the width of any façade corresponding to a commercial space occupied by a Community Center principal use.

Somerville, MA 8. OVERLAY DISTRICTS - PG. 26

Somerville Zoning Ordinance

Table 8.4.19 (b) Superseding Dimensional Standards by Development Parcel

D1

D2

D3

D4

Primary Front Setback (max)

-

100 ft

65 ft

35 ft

Floor Plate (max)

-

75,000 sf

75,000 sf

75,000 sf

n. i. ii.

Storefront a). Ground story commercial uses are not required to provide a Storefront.

Arcade a). Development Parcel 2 (D-2) may provide an Arcade along the frontage of Park Street. b). Development Parcel 4 (D-4) may provide an Arcade along the frontage of Park Street. c). Arcades may be up to two (2) stories in height. o.

i. ii. iii. iv.

Building Components

Use Provisions

The standards of Table 8.4.19 (d) supersede the table of permitted uses for the underlying zoning district for development subject to an approved Master Plan Special Permit.

Principal uses from the Educational Services use category are limited to vocational education only.

Principal uses from the Research & Development or Laboratory use category may include the ancillary development of mockup and prototype products without restrictions.

A minimum of five percent (5%) of the gross leasable commercial floor space in any building must be provided as leasable floor area for uses from the Arts & Creative Enterprise use category.

In addition to the review criteria for all Special Permits specified in §15.2.1.e. Review Criteria, the review board shall make findings considering the following in its discretion to approve or deny a special permit authorizing a: a). Lodging i) Compatibility with creating an innovation district and level of activity associated with the surrounding properties. b). General Office: i) Will encourage creativity and collaboration, fostering the development and implementation of new ideas, products, technologies, or methodologies. ii) Includes a variety of functional spaces, such as shared workspaces or similar, designed to the evolving needs of startups and other innovative industries.

Somerville, MA 8. OVERLAY DISTRICTS - PG. 27

Somerville Zoning Ordinance

Table 8.4.19 (c) Permitted Uses Use Category Specific Use

CE

Arts & Creative Enterprise Artisanal Production

P

Arts Exhibition

P

Arts Sales & Services

P

Co-working

P

Design Services

P

Arts Shared Workspaces

P

Arts Education

P

Cannabis Establishment Cannabis Cultivation

P

Cannabis Retail Sales

SP

Cannabis Research & Development

P

Cannabis Testing Laboratory

P

Civic & Institutional Community Center

P

Library

P

Museum

P

Minor Utility Facility

SP

Public Service

P

Religious & Educational Uses Protected by M.G.L. 40A. Sec. 3

P

Commercial Services Broadcast and/or Recording Studio

P

Day Care Service (as noted below)

--

Somerville, MA 8. OVERLAY DISTRICTS - PG. 28

Somerville Zoning Ordinance

Table 8.4.19 (c) Permitted Uses Use Category Specific Use

CE

Adult Day Care Center

P

Child Day Care Center

P

Educational Services

P

Maintenance & Repair of Consumer Goods

P

Personal Services (except as follows)

P

Fitness Services

P

Health Care Services

P

Vehicle Parking (as noted below)

--

Bike Share Parking

P

Car Share Parking (3 or fewer spaces)

P

Car Share Parking (4 or more spaces)

P

Commercial Parking

P

Food and Beverage Services Bar, Restaurant, or Tavern

P

Bakery, Café, or Coffee Shop

P

Hotel or Hostel

SP

General Office

SP

Research & Development or Laboratory

P

Lodging

Office

Industrial Manufacturing Somerville, MA 8. OVERLAY DISTRICTS - PG. 29

P

Somerville Zoning Ordinance

Table 8.4.19 (c) Permitted Uses Use Category Specific Use

CE

Data Center

SP

Wholesale Trade or Distribution

P

Residential Residential Living

P

Dormitory or Chapter House

N

Homeless Shelter

N

Nursing Home/Assisted Living Facility

N

Artist Housing

P

Retail Sales Building/Home Supplies & Equipment

P

Consumer Goods (except as follows)

P

Firearms Sales

N

Fresh Food Market or Grocery Store Farm/Vendor Market

P P

Urban Agriculture Farming (as noted below)

--

Commercial Farming

P

Community Farming

P

Community Gardening

P

Accessory Uses Home Occupations (as noted below)

--

Home Office

P

Urban Agriculture (as noted below)

--

Somerville, MA 8. OVERLAY DISTRICTS - PG. 30

Somerville Zoning Ordinance

Table 8.4.19 (c) Permitted Uses Use Category Specific Use

CE

Apiculture

P

Aviculture

P

Commercial Farming

P

Residential Gardening

P

P - Permitted • SP - Special Permit Required • N - Not Permitted

p. i. ii. iii.

iv.

v.

Development Standards

Accessory Structures a). Any roof top greenhouse may be up to twenty-five (25) feet in height and is excluded from the calculation of the building height and number of stories.

Sustainable Roofs a). All new principal building types must include a green roof, photovoltaic (PV) devices, or both for 100% of the roof area not occupied by building systems equipment or outdoor amenity spaces.

Roof-Mounted Mechanical a). Roof mounted mechanical equipment must be screened or enclosed within a rooftop penthouse. i) Roof-mounted photovoltaic (PV) devices, solar thermal systems, and wind power generators are exempt. ii) Rooftop mechanical penthouses should be designed as an integral part of the overall building aesthetic and their design should harmoniously align with the building's architectural style and façade composition.

Screening a). Loading Facilities i) Outdoor loading facilities are exempt from Section 10.7.2 Loading Facilities. ii) If a Loading Facility is served from an Alley it is exempt from Article 10.7.2 Loading Facilities.

Signage Standards. a).

Development Parcels 1 (D-1), 2 (D-2), 3 (D-3), 4 (D-4) are permitted to have up to two (2) Roof or Skyline Signs. i) A Roof or Skyline Sign may be up to one thousand (1,000) sf in area. ii) Neon is permit if it is Dark Sky compliant.

Somerville, MA 8. OVERLAY DISTRICTS - PG. 31

Somerville Zoning Ordinance

q.

Parking & Mobility

i. Development is exempt from any minimum parking requirements of any underlying zoning district. ii. The minimum number of off-street parking spaces in the sub-area may not be less than four hundred (400) spaces. The maximum number of off-street parking spaces in the sub-area may not exceed one thousand two hundred fifty (1,250) spaces. iii. The development of a public garage must demonstrate how the design may allow for future conversion of vehicle parking levels to other uses. iv. Motor vehicle parking must be provided as underground structured parking. v. Motor vehicle parking spaces may be provided as surface parking on a revolving two (2) year basis for real property in the sub-area by Special Permit. vi. In addition to the review criteria for all Special Permits specified in §15.2.1.e. Review Criteria, the review board shall make findings considering the following in its discretion to approve or deny a special permit authorizing an interim surface parking lot: a) Documented unmet demand for parking; b) The development schedule and phasing for development are subject to a Master Plan Special Permit; c) The capacity of the local thoroughfare network providing access to the site; and d) The impact of the parking lot on pedestrian, bicycle, and motor vehicle traffic and circulation patterns in the neighborhood. vii. Required motor vehicle parking, excluding any required handicapped parking, may be provided off-site according to the following: a). The off-site parking must be located within one thousand three hundred and twenty (1,320) feet of walking distance to the lot it will serve, measured from the nearest point of the off-site parking along block faces and walkways to the principal entrance of the use served; b). Pedestrian access to off-site motor vehicle parking must be via a paved sidewalk or walkway. c). A lease, recorded covenant, or other comparable legal instrument guaranteeing long term use of the site must be provided to the review board or building official and executed and filed with the Registry of Deeds. viii. For block buildings, one (1) vehicular entrance is permitted per block face, and up two (2) vehicular entrances per block building are permitted in total.

Somerville, MA 8. OVERLAY DISTRICTS - PG. 32