COMMUNITYBENEFITSAGREEMENT
BETWEENRAFIINVESTMENTS-SOMERVILLE,LLC
UNIONSQUARENEIGHBORHOODCOUNCIL,INC.
PARTIES
ThisCommunityBenefitsAgreement(the“Agreement”)isenteredintothis______dayof _____,2025byRafiInvestments-Somerville,LLC,(“Rafi”),andtheUnionSquare NeighborhoodCouncil,Inc.(“USNC”),isbindingonthepartiesheretoandtheirsuccessorsand assigns.TheAgreementshallbedeemedtorunwiththelandandbebindingonanysubsequent owneroftheprojectandtheprojectareadescribedbelow.
BACKGROUND
ThisCommunityBenefitsAgreementconcernstheredevelopmentoftheProjectSite(asdefined below)intheCityofSomervillethroughtheinitialconstructionoftheso-called“Somernova” project,includingdemolitionofcurrently-existingimprovementsattheProjectSite,and redevelopingoldstructuresandconstructingnewstructureswithamixofuses,including industrial,researchanddevelopment,artsandcreativeenterprise,residentialandretailuses, pursuanttoaMasterPlanSpecialPermitgrantedunderthependingzoningamendmentto establishtheArts&InnovationSubAreaoftheMasterPlannedDevelopmentOverlayDistrict, asdescribedbelow,(meaningthesitethatiswithinsuchArts&InnovationSubAreaasshown saidpendingzoningamendment)(the“Project”)andthecurrentproposedplansrespectingsuch Development,asreflectedanddescribedonExhibitA(the“ProjectSite”)intheeventthatthe CityApplications(asdefinedbelow)arealladoptedandordainedbytheCityofSomerville,are notappealed,andareacceptabletoRafi.AmapoftheProjectsiteisattachedheretoasExhibit A.
ThepartiesheretoacknowledgethattheProjectcanonlybeundertakenifcertainamendmentsto theSomervilleZoningOrdinancearealladoptedandordainedbytheCityofSomerville,arenot appealed,andareacceptabletoRafiforRafi’sreasonableimplementationoftheProject,and certainchangesaremadetotheUrbanDesignFrameworkandSomerVision2040map,arenot appealed,andareacceptabletoRafiforRafi’sreasonableimplementationoftheProject(withall currentandfuturesaidapplicationsbeingcollectivelythe“CityApplications”).
TheCityAmendmentsregardingtheSomervilleZoningOrdinance,ifadoptedandordainedand notappealed,will,inpart,establishanArts&InnovationSubAreaoftheMasterPlanned DevelopmentOverlayDistrict.TheProjectisproposedtobeconstructedwithinsuchArts& InnovationSubArea.TheproposedCityApplicationsarecontainedinthecurrentapplications bytheCityofSomervilleforcertainzoningmapandtextamendments,beingthoseproposed amendmentssetoutasCityCouncilItemscurrentlynumbered:
● 24-1460(torevisetheregulationsforlaboratoryusesandbuildings),
● 25-0128(toestablishanewResearch&Developmentzoningdistrict),
● 25-0129(torevisetheregulationsforartsandcreativeenterprise,office,andresidential uses)and
● 25-0131(toestablishanewArts&Innovationsub-areaoftheMasterPlanned DevelopmentOverlayDistrict).
TheCityApplicationsmustallbeadoptedandordainedbytheCityofSomerville,notbe appealed,andbeacceptabletoRafifortheProjecttogoforward.
TERMSOFAGREEMENT
WHEREAStheCityofSomervillehassubmittedtheCity Applicationsforapprovaltothe SomervilleCityCouncil,whichwouldallowRafitopursuetheProjectiftheCityApplications areadoptedandordained;and
WHEREASthepartiesheretohaveheldacollaborative permittingprocessregardingthe Project;and
WHEREASthepartiesheretoaimtobalancedensecommercial developmentwithrobust supportforthearts,creativeindustries,andcommunity-orientedspaces,creatingavibranturban livingandemploymentcenter;and
WHEREAStheUSNChasconvenedmultiplepublicconsultations andneighborhoodmeetings togatherbroadcommunityinputandidentifysharedprioritiesforthetermsofthisCommunity BenefitsAgreement;and
WHEREAStheNegotiatingCommitteeoftheUSNChas workeddiligentlytosynthesize communityfeedbackandadvocatefortermsthatmaximizesocial,economic,andcultural benefitsfortheresidentsofUnionSquareandbeyond;and
WHEREAStheUSNC’scommitmenttoaninclusiveandtransparentprocessreflectsits dedicationtoensuringequitabledevelopmentthatalignswiththelocalcommunity'svisionand aspirations;and
WHEREASRafiwillcontinuetoengagewiththeSomerville communityinopendialogue throughthedesignandconstructionprocessoftheProject,
NOW,THEREFORE,
RafiherebyagreestothefollowingrequestsbyUSNCprovided(a)alloftheCityApplications areadoptedandordainedbytheCityofSomerville,(b)thetimeforappealoftheCity Applicationshaspassedandnoappealhasbeenfiled and(c)areacceptabletoRafito implementandconstruct theProject.
1. RafiacknowledgesandsupportstheCityofSomerville’sgoalofcreatingavibrantarts and creativeecosystem.AspartoftheProject,Rafiwillfacilitatethecreationofawide rangeof artiststudios,creativeincubators,musicandrehearsalvenues,exhibitionspaces,
andperformancevenues.
2. AspartoftheProject’stotalACErequirement,Rafiwillcreateaminimumof100,000 squarefeetof“artspace”comprisingArtisanalProduction,ArtsExhibition,andArtist Studios&CreativeIncubatorsuses,asthosetermsaredefinedintheCityApplications.
3. InaccordancewiththeSomervilleZoningOrdinance,RafiwillcreateanamountofArts andCreativeEnterprises(“ACE”)spacesuchthatthetotalamountofACEspace createdwillbeequaltoatleast8%oftheoverallcommercialleasablespacecreatedin theProject. The8%tobebrokendownasfollows:
a. Aminimumof5%ofsaidACEspacewillbebuiltontheProjectSite.
b. Amaximumof3%ofsaidACEspacecanbeprovidedoff-sitefromthe ProjectSite throughacquisition,partnerships,and/orothermeans,includingthefunding ofa CreativeSpacesTrust.ProposalstotheCityofSomervillefortheapprovalofoff-site fulfillmentofthis3%ACErequirementwillbemadewithinputfromtheCuratorial AdvisoryTeamdescribedbelow.
4. WithinthetotalACEspaceoftheProject,atleastSixtythousand(60,000)squarefeet oftheACEspacemustbeaffordable1 andpurposebuilt,2 withlong-termlease options.
a AtleastFortythousand(40,000)squarefeetoftheaffordableACEspacemustbe providedasleasablefloorareaforArtsExhibitionprincipaluses,asdefinedin the SomervilleZoningOrdinance.Tenantsofthisspacewillbeaffordedleases withlongtermleaseoptions.
b. AtleastTwentythousand(20,000)squarefeetoftheaffordableACEspacemustbe providedasleasablefloorareaforArtistStudios&CreativeIncubatorsprincipal uses,as definedintheSomervilleZoningOrdinance.Tenantsofthisspacewillbe affordedleases withlong-termleaseoptions.
5. Rafiiscommittedtothevisionofofferingprioritizingindependentoperatorsandbusinesses new,emerging,andestablishedartistshigh-qualityandprofessionalmusicvenuesthat providearangeofaudiencesizesandfacility characteristicsbyprovidingforthefollowing:
a. onevenuewithacapacityof80-100people
b. onevenuewithacapacityof100-200people,
c. onevenuewithacapacityof250-325people,
d. eachvenueshallhaveastageofatleast300sqft.
e. stageswillbeelevated,atleast18”inthesmallervenuetoatleast36”inthelargest
1 For the purposes of the agreement set forth in this document, “affordable” ACE rental rates shall be defined as set forth in Exhibit B to this Agreement.
2 For the purposes of this Agreement, “purpose built” ACE space shall be defined as set forth in Exhibit B to this Agreement.
venue.TheUSNC,incoordinationwiththeCuratorialAdvisoryTeam,agreestobe reasonableinprovidingflexibilityonthistermifRaficandemonstrateduringthe designphaseofsuchavenuethatotherdimensionsareacceptableandaccomplish thegoalofcreatingthedesiredsightlines,performer-audiencerelationship,and acoustics.
6) Rafirecognizestheimportanceofmonthlyandyearlyoptionsformusicrehearsaland recordingstudiospacesand,therefore,commitstoworkingwiththeCuratorialAdvisory Team(describedbelow)todirectpotentialstudiooperatorsand/ortenantstoprovidesuch space.Atleast9,500sq.ft.ofmusicrehearsalandrecordingstudiospaceswillbecreated intheProjectaspartofthetotalACErequirements.
7) ACuratorialAdvisoryTeamwillbecreatedjointlybyRafiandUSNCandcomposed toadviseRafionACEactivitiesandtenancy.
a. Thisteamwillbecomposedofadiverse,multi-generationalgroupoflocal artists,musicians,craftspeople,ProjectSitetenants,andadvocatesforthe Arts.
b. SaidTeamwillimplementDEIandPLA-friendlypolicies,totheextentallowedby law
c. USNCand“ArtStaysHere”willestablishcriteriafortheselectionofthreemembers oftheCuratorialAdvisoryTeam.
d. SaidTeamwillconsistofthree(3)membersjointlychosenbyUSNCand ArtStaysHere, three(3)memberschosenbyRafi,andone(1)representativechosen bySomernovaculturalcommittee.
e. Amongothertasks,theCuratorialAdvisoryTeamwillregularlyupdatethepublic aboutACEtenantrelatednewsandevents.
8) RafiwilldirectlycommissionSomervilleArtiststocreatepublicart(e.g.murals,etc.)inthe Projectand/orgivethemtheopportunitytomakethefirstproposalforsuchpublicartwithin theProject.AnyproposalforpublicartsubmittedbySomervilleArtistswillbereviewedby theCuratorialAdvisoryTeambeforeproposalsfromothersarereviewed.
9) DuringconstructionoftheProject,Rafiwillcreateaconstructionmanagementplanin conjunctionwiththedesignatedconstructionmanagerthatwillincludeplansforensuring accesstoallentrancesofexistingneighboringandartsbuildingsduringconstruction.Inthe casethataccesstosaidbuildingsisrestrictedduringdemolitionorconstruction,noticewill begiveninadvancetotheCuratorialAdvisoryTeamandtheindividualsand/orentities affectedthereby.
CommunitySpaces
1. AspartoftheProject,Raficommitstoincludingatleast20,000SFofspaceapportionedas follows:
a. Atleasttwelvethousandfivehundred(12,500)squarefeetforuseasaCommunity Center
b. Atleastseventhousandfivehundred(7,500)squarefeetofflexibleindoorcommon space(s)availableforusebythecommunity(“CommunitySpace”)inaccordance withtheProject’sestablishedrulesandregulationsfortheoperationsand managementofsuchspaces.
2. TheoperationoftheCommunityCenterwillbefullyfundedforatleasttenyearsbyRafiin anamountdeterminedbyRafibutsufficienttoenableittofunction.TheCommunityCenter shallbemaintainedonthepremisesafterthefirsttenyearsofoperationthroughoutthelifeof theProject.
3. ProgrammingandoperationsoftheCenterwillbeoverseenbyathird-partynon-profitentity, tobeselectedincoordinationwithUSNC.Theplanning&programmingoftheCommunity Centerareintendedtobeintergenerational(forallagegroups,withopportunitiesfor interactionbetweenthem).
4. RafiwillprovidereasonableaccesstoTheDojo(aCommunityCenteruse)during constructionoftheProjectifneededforcommunitygroupstomeet.Anyandalllocations providedforthispurposemusthavewindowstoprovidelightandair.
Housing
1. Rafiwilldonate$50,000peryearfortenyearstotheSomervilleCommunityLandTrust. ThefirstpaymentshallbemadeontheissuanceofthePhase1buildingpermitoftheProject andeachsuccessivepaymentshallbemadeontheanniversarythereof.
2. Inaddition,anyResidentialHousinguseontheProjectSiteshallcontainaminimumof20% AffordableDwellingUnits(“ADU’s”)withagoalofachieving50%ormoreoftheunits beingADU’s. TheADUs,distributionofunittypes,andaffordabilitytierswillbeplanned byRafi,whichshallhiretheSomervilleCommunityCorporation,Inc.(“SCC”)orifitisnot readyandwillingorabletodoso,anotherregionalAffordableHousingorganizationasa consultanttoassistRafibyprovidingADUdevelopmentservicesrelatedtotheproductionof ADU’swithintheProject.
3. 30%oftheADU’sprovidedmusthaveatleast2or3bedrooms.
4. IftheLowIncomeHousingTaxCreditprogramorotherlow-incomehousingfinance programsrequirements,andotherapplicablelaws,codesregulationsorordinances,allowfor it,then100%oftheADU’sshallbeprioritizedforartistsandeducators.
5. AllunitswillconformwithFederalHousingAdministration,FederalAmericanswith DisabilitiesAct,andMassachusettsArchitecturalAccessBoardrequirements.
6. Stateandlocalminimumrequirementsfordocumentationofincomeorotherqualifications byprospectivetenantsshallbesufficienttoqualifyforADU’s,withtheintentbeingtohelp reducetheexcessivepaperworkburdenonADUapplicants,whilealsomeetingthe requirementssetbyapplicablelocal,state,orfederallawand/orrequirementsoffunding agenciesororganizations.
7. RafiwillworkwithUSNCtoapplyforandseektosecurefundsfromtheSomerville AffordableHousingTrustFundfortheADU’sintheProject.
JobsandJobTraining
1. RafiwillrequiretheengagedgeneralcontractororconstructionmanagerfortheProjectto negotiateaProjectLaborAgreement(PLA)withtheapplicableUnionstoincludewages, hours,termsandconditionsofemploymentforallcoveredconstructionpertainingtothe Project,consistentinallmaterialrespectswiththependingArts&InnovationSubArea zoningamendment.
2. RafiwillasktheengagedgeneralcontractororconstructionmanagerfortheProjecttoset laborgoalsofthefollowing:
a. 25%ofconstructionjobsgotoqualifiedlocalresidents(workerhours),totheextent samecanbehiredinthatnumber.
b. 25%ofconstructionjobsgotoqualifiedhistoricallyunderrepresentedor marginalizedgroups(workerhours),totheextentsamecanbehiredinthatnumber.
c. 12%ofconstructionjobsgotowomen(workerhours),totheextentsamecanbe hiredinthatnumber
3. RafiwilldothefollowingaspartoftheProject:
a. Ensurethatasignificantnumberofjobswillbeavailabletoapplicantswithahigh schooldiploma.
b. ProvidearoadforadvancementtojobswithhigherpayastheProjectisbuiltout.
c. EnsurejobtrainingiseasilyaccessibleforSomervilleresidentsforjobsinthe OverlayDistrict.
d. Linkupwithhighschool’svocationaltraining,job-readiness,andplacement programs.
4. Raficommitstopayingatleast33%overthestateminimumwage(includingfamilyhealth benefits)forallfacilitymanagementjobscontrolledbyRafi.
5. Rafiwilldonate$50,000peryeartoFirstSourceJobsProgramforafive-yearperiodand $25,000peryearforthefollowingfive-yearperiodforatotaloftenyearsbeginningonthe issuanceofPhase1buildingpermitoftheProject.
Construction
1. RafiwillconvenemeetingswiththedirectresidentialabutterstotheProjectSiteuponsuch timeasRafihasconstructionmobilizationplansdevelopedandmitigationmeasuresdrafted. Thepurposeofsaidmeetingswillbetoseekinputfromsaiddirectabutterstotheplansfor constructionmobilization.
2. RafiwillrequiretheengagedgeneralcontractororconstructionmanagerfortheProjecttodo thefollowing,(subjecttoanyapplicablelocal,state,orFederalregulations,directives,or laws,andatasequenceandschedulesetforthbytheengagedconstructionmanager):
a. Provideacontactnumberforconstructioncomplaintsandcommittoansweringand resolvingcomplaintsinatimelymanner
b. Provideaweeklynotificationonweek-aheadworktobedoneonthesitetoall neighborsonsurroundingblocks;includingtheadvancenotificationofanystreet closuresthatwillbenecessaryasaresultofdemolitionorconstructionattheProject site.
c. Selectthequietestandleastintrusivedemolitiontechniquestotheextentpossible.
d. Selectthequietestandleastintrusivepiledrivingprocess,totheextentpossible,and workwithinthehoursof8amand4pm.Liftingtheselimitationsispossibleafter comprehensiveconsultationwithdirectabuttersandapprovalfromISD.
e. Parkallnot-in-useconstructionequipmentwithintheconstructionsiteandperthe constructionmanagementplanrequiredbytheCityofSomerville.
f. Offerandpayforthepre-constructionsurveying,toincludebutnotlimitedto photographingandnotingpre-constructionconditions,ofthestructuresdirectly abuttingtheProjectSiteinordertodocumentthe“before”conditionsofsaid structures.
g. Monitorabuttingstructuresduringthecourseofconstruction.
h. UpontherequestoftheownerofastructureabuttingtheProjectSite,provideacopy ofthepre-constructionconditionsofthestructuresabuttingtheProjectSite documentedasstatedabove.
i. Respondintheaffirmativeifanabutterrequestsarecordingofthepost-construction conditionsofanabuttingresidentialstructure.
Mobility,Traffic,andParking
1. Rafiwilldefinetheproject'sMobilityManagementPlan(“MMP”)inconsultationwiththe public,andwillincludeKeyPerformanceIndicators(“KPIs”)intheMMP
a. SaiddraftMMPwillbesubmittedtotheMobilityDivisionoftheCityofSomerville, andissubjecttotheMobilityDivision’sapproval.Rafiwillcommittopre-defining KPIViolationAdjustmentstotheapprovedMMPifanyoftheKPIsareviolated, subjecttotheCityofSomervilleMobilityDivision’sapproval.
b. IfanyoftheKPIsareviolated,andwrittennoticeofsameisgiventoRafibyUSNC, thentheappropriateKPIViolationAdjustment(s)willbeimplementedwithinsixty (60)daysofnoticeofviolation.
c. IftheimplementedKPIViolationAdjustment(s)donotresultinacureofthe violationwithinfive(5)months,andwrittennoticeofsameisgiventoRafiby USNC,thenRafiwillcommittoimplementingKPIEmergencyViolationMeasure(s).
i. TheKPIEmergencyViolationMeasure(s)consistingofadditionalprograms andservices,ifagreedtobytheMobilityDivisionoftheCityofSomerville, willbespecificallydesignedtoaddresstheongoingviolation.
ii. SuchKPIEmergencyViolationMeasure(s)willbeimplementedwithinthirty (30)daysfollowingthesecondKPIviolation.
iii. UponwrittennoticegiventoRafibyUSNCofathirdviolationofthesame KPI,anypermittingonfuturephasessiteplanapprovalsoftheProjectwillbe pausedforaperiodofthree(3)months,andadditionalKPIEmergency ViolationMeasure(s)willbeagreeduponbythepartiesandimplemented, subjecttotheapprovaloftheMobilityDivisionoftheCityofSomerville.
d. IfimprovementstotheviolatedKPIoccurwithinthethree(3)monthperiod,thenthe pausedpermittingwillnotbeunreasonablywithheldandmaybeunpausedearlier, andRafimaycontinuewiththeProject.
2. ProposedKPIs,allofwhicharesubjecttotheapprovaloftheMobilityDivisionoftheCity ofSomerville:
a. ModeShare:RaficommitstoproposingaMMPthatfocusesondemand managementprogramsandservicestocontrolthepercentageoftripsmadetothe ProjectSitebymotorvehicles.Thedemandmanagementprogramsandserviceswill beselectedwhichhavetheshortestpossibleimplementationscheduleresultingin ongoingimprovementtowardsatwenty-fivepercent(25%)orlessvehiclemodeupon completionoftheDevelopment,orsooner.
b. IntersectionWaitTimes:Raficommitstopreventinganoticeableworseningof congestionattributabletotheProjectandestablishesaKPIthattheprojectwillnot increasethenumberofvehiclestravelingtoorfromtheProjectSiteinqueuesby morethan18%atMonitoredIntersections.Rafiwilluseathirdpartyconsistentwith ITE,NACTO,andotherindustrybestpracticesoragreed-uponprocedurestofairly accountforbackgroundtrafficatMonitoredIntersections.
c. DynamicParkingPricing:InadditiontothepricingrestrictionsthattheCityof SomervilleestablishesfortheProject,RafiwillestablishaDynamicParkingPricing schemewhereparkingpricingratesontheProjectSitewillriseannuallyuntilthe parkingdemandmeetstargetlevelsasdefinedintheTransportationImpactStudy, TransportationAccessPlan,andMMP,allasapprovedbytheCityofSomerville MobilityDivision,withtheDynamicPricingrevenue,nettheCityestablished maximumpricing,investedintoamobilitymanagementfundtomakeongoing improvements,asoutlinedintheapprovedMMP,toreducemotorvehiclemodeshare orincreasebicyclistandpedestrianmodeshare.
3. VehicleCommitments
a. NoParkingSubsidies:Raficommitstounbundlingtheleasingofparkingatthe ProjectSitefromtenantleasesandwillfollowtheCityofSomerville'sestablished pricingforparking,whichremovesanyopportunityforaparkingsubsidytobe offeredtoanexistingorfutureProjectSitetenant.
4. MobilityMonitoringSchedule:RaficommitstothefollowingMobilityMonitoringSchedule forthecompletionandupdatingoftransportationstudiesatthefollowingintervals:
a. Within60daysofhostingthefirstNeighborhoodMeetingfortheMasterPlanSpecial Permit
b. UponsubmissiontotheCityofSomervilleoftheMasterPlanDevelopmentReview FinalApplication
c. Within60daysofhostingthefirstNeighborhoodMeetingforanySitePlanApproval foranyphasethatincludesaPrincipalBuilding
d. Uponreceivingacertificateofoccupancyforanynewcommercialparkingfacility, withRafiprovidingmonthlyreportingofparkingutilization
5. Raficommitstoreportingthetravelbehaviorofresidentsandtenantemployeesonthe ProjectSitenolessthanquarterly,commencinguponfulloccupancyofPhase1.
6. Thefollowingintersectionswillbemonitored(“MonitoredIntersections”):
a. DaneStreet&SomervilleAvenue
b. DaneStreet&WashingtonStreet
c. ParkStreet&SomervilleAvenue
d. ParkStreet&BeaconStreet
e. BeaconStreet&WashingtonStreet
7. Raficommitstoestablishingawebsitewheretheresultsofongoingtransportationand mobilitystudieswillbeposted.Rafiwillprovideadistributionlistforinterestedpartiesthat willautomaticallynotifythemofanynewinformationuponitspublication.Finalversionsof anystudiesorreportswillbepostednolessthan30daysfollowingtheaboveMobility MonitoringSchedule.
8. Car-sharingincentives&paid-forMBTApassesrequiredinalltenantleases,orasotherwise definedintheapprovedMobilityManagementPlan.
9. RafishalljoinaTMAandprovideashuttle;itwillextendtheprovidedshuttlerouteto UnionSqGLX&PorterSqcommuterrailorasotherwisedefinedbythelocal TransportationManagementAssociation(TMA).Shuttleswillbefreeandopento Somervilleresidents,shuttlehourstobedeterminedbyTMA.
10.Deliveraminimumof750bicycleparkingspaces.
11. Deliver25%ofvehicleparkingspaceasEV,with100%ofthespacesEV-ready
SmallBusiness
1. Rafiwilldonate$25,000peryeartoUnionSquareMainStreetsforaten-yearperiod beginningontheissuanceofPhase1buildingpermitoftheProject.AcrosstheProjectSite, Rafiwillendeavortoprioritizespacesforlocal, independently-,women-,historically underrepresentedormarginalizedgroups,BIPOC,LGBTQIA+,anddisabledpersons-owned businesses.
2. Raficommits,totheextentreasonablypossible,tocultivatingadynamic,independent,and locallyrootedretailecosystemthatreflectsSomerville'screativity,innovation,and entrepreneurialspiritontheProjectSitebyleasingstorefrontspacestoindependent businessesthatcontributetoavibrant,walkable,andcommunity-orientedenvironmentand nottonational,formularetail,chains.TheProjectSitewillestablishagoaltolease100%of thestorefrontspacestothesebusinesses,andreportannuallytotheUSNContheblendof businesses.
3. Providesignageforcustomersaboutexistingbusinessesbeingopenduringtheconstruction periodoftheProject.
4. PromoteACEmixed-revenuestreambusinesses,forexample,ajointbookstore&artgallery &performancespace.
5. Rafiwillworkwithabuttingindependentbusinessesthatarewithin120feetofaProject constructionphase,includingthosebusinesseslocatedat440ASomervilleAvenue,ona case-by-casebasistoimplementappropriatemitigationmeasuresduringthecorresponding construction.
GreenandOpenSpace
1. RafiacknowledgesandsupportstheCityofSomerville'sgoalofcreating105acresofnew openspaceby2040.Recognizingthiscitywidepriority,Raficommitstoexceedingthe minimumrequirementforCivicSpaceestablishedintheArts&Innovationsub-area.Rafi willpursueavarietyofstrategiestoenhancethequality,accessibility,andecologicalvalueof openspaceonandaroundthesite,includingbutnotlimitedtothefollowing:
a. TheAlleyImprovements:Rafiwillcollaborateingoodfaithwithadjacentproperty ownersalongTheAlleytodesignandimplementapproximately14,000squarefeetof enhancements.ThiseffortaimstotransformTheAlleyintoavibrant,sharedopen spacethatcontributesmeaningfullytotheneighborhood'spublicrealm,supportsthe vitalityofexistingbusinessesandartsuses,andservesnearbyresidents.
b. PubliclyAccessibleRoofTerrace:Rafiwillcreateatleastonepubliclyaccessible rooftopterracetoserveasopenspaceforpassiveand/oractiverecreation.Rafiwill designthisspacetosupporttheobjectivesofSomerville'sPollinatorActionPlanand willserveasavisibledemonstrationofthecity'sleadershipinsustainable, ecologicallydrivenurbandesign.
2. Raficommitstodelivering,aspartoftheProject,high-quality,publiclyaccessiblespaces thatsupportsocialinteraction,culturalexpression,andeverydayactivityandtointegrate advancedgreeninfrastructuretocreateamoresustainable,accessible,andengagingpublic realm.
a. Rafiwillenhancethelandscapeexperienceforresidentsandpedestriansby rebuildingbothsidesofParkStreet,ProperziWay,andTylerStreetabuttingthe campuswithexpandedtreecanopiesandintroducingnativelandscaping,totheextent allowedbytheCityofSomerville.
b. Rafiwillintegratebiophilicdesignprinciplesintothemasterplantoenhancethe connectionbetweenpeopleandnaturethroughoutthesite,including,butnotlimited to,rooftopgardens,greenwalls,andwintergardens,totheextentallowedbytheCity ofSomerville.
3. Atleasttenpercent(10%)ofthecompletedProjectsitemustbeprovidedastwo(2)ormore civicspaces,eachhavingatleast50%permeablesurfaces.RafiwillworkwiththeCityof SomervillePublicSpaceandUrbanForestryDivision(“PSUF”)toincludesomeactiveand passiverecreationinthesespaces,butcannotguaranteePSUF’sapprovalofsaiduses.
4. TheProjectshall,totheextentreasonablypossibleandtotheextentallowedbytheCityof Somerville:
a. Providegreenandsolar-capableroofs;
b. Constructbuildingstobehigh-performanceandconstructedtoachievenetzeroor betterbytheCity’sestablishedtargets.
c. Use100%Nativeplants;
d. Adheretoecologicallandscapingpractices,includingbutnotlimitedtotreeswales andrecycledrainwater;
e. Committono-poisonratcontrol;
f. ProvideraptorhabitatinallphasesoftheProject
g. Landscapedesignwillfeaturenativeplantingsandtreesthatwillprovideecosystem benefitsandaminimumof150treestomitigateurbanheatisland.
h. Thebuildingswillincorporaterainwatercaptureandreusetoreducepotablewater consumptionandloadsonthecity'sstormwatersystem.
5. Anycommercialbuildingswithinthecampusexpansionshall,totheextentallowedbythe CityofSomerville:
a. BeLEEDPlatinumcertifiable
b. Thebuildingenvelopedesignwilloptimizethermalcomfortandnaturaldaylightin theinteriorspaces.
6. Anyresidentialbuildingswithinthecampusexpansionshall,totheextentallowedbythe CityofSomerville:
a. AchievePassiveHousestandards.
b. Lowembodiedcarbonconstructiontype
c. All-Electrichigh-efficiencyheatingandcoolingsystems
d. BalancedEnergyRecoveryVentilationtomaximizeairqualityandenergyefficiency
e. Materialsandconstructionpracticeswillpromoteindoorairquality,including low-emissionsmaterialsandproducts
7. Rafiwillcomplywithallapplicablelocal,state,andfederallawsandregulationsregarding anyrequiredenvironmentalremediation.
MonitoringandCompliance
TRANSPARENCY&COMMUNICATIONS.
1. Thepartiesheretoagreethattransparencyandopencommunicationsbetweentheparties duringtheconstructionoftheProjectarenecessaryduringallphasesofsaidconstruction.
2. Thepartiesagreetomeet,confer,andidentifymeasuresthatwillpromoteandsustainsuch transparencyandcommunications.
3. USNCwilldesignateacommitteeofnomorethanfive(5)memberstoforma“CBA ImplementationCommittee.”SaidCommitteewillbechargedwithmonitoringprogresson allcommitmentsunderthisCommunityBenefitsAgreement(the“CBA”or“Agreement”). CommencingwiththeexecutionofthisCBA(the“EffectiveDate”).
4. ThroughoutthetermofthisAgreement,representativesofRafiwillmeetwiththeCBA ImplementationCommittee(i)quarterlyduringconstructionofanyphaseoftheProject,and (ii)semi-annuallyintheeventthatnoconstructionison-goingattheProjectsite.
5. Nofewerthanseven(7)daysinadvanceofeachmeeting,Rafishallprovideaprogress reportinwritingtotheCBAImplementationCommitteethatupdatessaidCommitteeonthe projectandcompliancewiththisCBA,includingupdatesonrequiredexpenditures,hiring, andothercommitmentsinthisCBA.
6. Duringsaidmeetings,inadditiontorespondingtoquestionsfromtheCBAImplementation Committeeonthecontentsofsaidprogressreport,representativesfromRafishallrespondto specificwrittenquestionsaskedinadvancebytherepresentativesfromUSNCBoardthatare reasonablynecessarytomonitorcompliancewiththetermsofthisCBA.Saidwritten questionsfromtheUSNCBoardmustbeprovidedtoRafinolessthan14dayspriortoeach meeting.
1. Uponrequest,eitherpartyheretoshallprovideanyrecordsorinformationreasonably necessarytomonitorcompliancewiththetermsofthisAgreement.
2. Nopartyshallrequestthesameorsimilarrecordsorinformationmoreoftenthanonceper quarter,excepttotheextentthatthenatureoftheobligationbeingmonitoredrequiresmore frequentreporting,asreasonablyagreeduponbytheparties.
3. ThepartiesacknowledgetheimportanceofcompliancemonitoringundertheCommunity BenefitsAgreement(CBA)andagreetocooperateingoodfaithwithreasonablerecord requests.
4. Theparties\alsorecognizeandaffirmtheneedtoprotectRafi’ssensitive,proprietary,or confidentialinformation.AnydisclosureofrecordsbyRafishallbesubjecttoapplicable non-disclosureagreements,legalconfidentialityobligations,andprivacyrequirementsthat Rafimightreasonablyimpose.Rafishallnotberequiredtodisclosedocumentsordatathat arelegallyprotected,commerciallysensitive,orsubjecttothird-partyconfidentiality agreements.
DEFAULT.
1. FailurebyanypartytoperformorcomplywithanytermorprovisionofthisAgreement,if notcured,shallconstituteadefaultunderthisAgreement.
NOTICEOFDEFAULT.
1. Ifanypartyheretobelievesthatanotherpartyheretoisindefaultofthetermsofthis Agreement,thepartyallegingdefaultshallgivewrittennoticeofsaidallegeddefaulttothe otherparty.
2. Saidnoticeshallinformtheotherpartyofthebasisforbelievingthatthepartyisindefault andshalloffertomeetandconferinagoodfaithefforttoresolvetheissue.
3. Aftersaidnoticeofadefaulthasbeenprovided,thepartyallegedtobeindefaultshall informtheotherpartyofwhetheritiswillingtomeetandconfer,orwhetheritdeclinesto meetandconfer.
3. Ifthepartiesagreetomeetandconfer,themeetingshalltakeplacewithin30daysafter noticeisprovided,unlessthetimeisextendedbyagreementoftheinvolvedparties.
RIGHTTOCURE.
1. Thedefaultingpartyshallhave60daysfromthetimeofsaidwrittennotice,orfromthedate ofthemeetingdescribedinthepriorparagraph,whicheverislater,tocureanydefault.
MEDIATION
1. Intheeventthepartiesareunabletoresolveanyissueindirectmeetingsandconsultations, thepartiesagreetosubmitanydisputedissueorissuestonon-bindingmediationconducted undertheauspicesofJAMSorotherrecognizedmediationservice.
2. Thepartiesagreetousebesteffortstoarriveatamediatedsettlement.
ARBITRATION.
3. Ifapartyrefusestomeet,orifameetingfailstoproduceacureoftheallegeddefault,and thepartieshavenotbeensuccessfulatreachingamediatedsettlement,thentheparty allegingdefaultshallsubmitthemattertobindingarbitrationbyappointinganarbitrator fromJAMSwithnotlessthanseven(7)yearsofexperienceasanarbitrator
4. Withinten(10)daysafternoticeofsuchappointment,theotherpartyshallappointanother sucharbitratorfromJAMS,andthetwoarbitratorssochosenshall,withinten(10)days thereafter,chooseathirdsucharbitratorfromJAMS.
5. Thepartiesmayelecttoproceedbymutualagreementwithasinglearbitratorjointly appointedbythemratherthanproceedusingthreearbitratorsasdescribedabove.
6. ArbitrationshallbeconductedinaccordancewiththerulesandproceduresoftheAmerican ArbitrationAssociation(“AAA”),butneednotbeadministeredbytheAAA.
7. Unlessotherwisesetforthinthearbitrators'decision,eachpartyshallbearitsowncosts, attorneys'fees,andthefeeofthearbitratoritappointed,withthefeeofthethirdarbitrator beingsharedequallybytheparties.
8. Amajorityofsucharbitratorsshallbeentitledtodecideanysuchmatter,andtheirdecision shallberenderedwithinthirty(30)daysofthecompletionofthearbitrationhearingonsuch matter. Suchdecisionshallbefinalandbindingonthepartieshereto.
9. Intheeventastabilizationfundisestablished(ashasbeenthecaseunderothercommunity benefitagreementsandarrangementsarrivedatinconjunctionwithothermajorproject developmentapprovals)thenRafiagreesthatanyfees,includingcounselfees,incurredby USNCincarryingoutitsobligationsundertheMediationandArbitrationprovisionsofthis agreementshould be,andareappropriatetobe, paidfrombyanysuchstabilizationfund.
1. ThepartiesunderstandandagreethatthisAgreement islawful,enforceable,andbinding andfurtheragreetowaiveanypotentialchallengestotheenforceabilityofthisAgreement ortoseektoinvalidateorotherwiseavoidapplicationofthetermsofthisAgreementinany judicialactionorotherproceeding.
SEVERABILITY
1. Ifanyterm,provision,covenantorconditionofthisAgreement,orportionthereof,isheld byacourtofcompetentjurisdictiontobeinvalid,void,orunenforceable,theremainderof theAgreementshallcontinueinfullforceandeffect.
BINDINGONSUCCESSORS.
1 ThisAgreementshallbindandensuretothebenefitofthesuccessorsandassignsofeach theUSNC,asthedesignatedneighborhoodcouncil,andRafiasthedeveloperoftheProject. AnyreferenceinthisAgreementtoapartyshallbedeemedtoincludeanysuccessorsand assignsofthatparty,withrespecttotheirrespectiverightsand/orresponsibilitiesrelevantto thisAgreement.AcopyofthisagreementshallberecordedwiththeCityofSomerville ClerksOffice.
TERM.
ThisAgreementshallbecomeeffectiveonthedateofsigningandshallremainineffect duringthelifeoftheProject.
Miscellaneous
1. AsconsiderationforRafi'scommitmentsunderthisAgreement, thentheUSNC,its officersandagents, shallpubliclysupporttheCityApplicationsandshallnotappeal orencourageanyappealsofanypermitsandapprovalsgrantedregardingtheProject, and membersoftheUSNCboardshallnotappealorencourageanyappealsofany permitsandapprovalsregardingtheDevelopment.
2. ThiscommitmentisconditionedonRafiorRafi’ssuccessorsorassignspursuingthe ProjectinaccordancewiththetermsoftheArts&Innovation(AI)Subareazoning amendment.
3. PartiesunderstandthatthetermsofthisAgreementarepredicatedupontheparties’ knowledgeasofthedateofthisAgreementandthatthescopeanddetailsofthe Projectcouldevolveovertime.
4. RafiagreestoinformUSNCofanymaterialevolutionwhichwouldnegativelyimpact Rafi’sabilitytocomplywithRafi’sobligationsinthisAgreement,andUSNCagrees toworkwithRafiregardinganysuchmaterialrevisions.
5. Inthecaseofanysuchmaterialevolution,thepartiesagreetoreopenthetermsofthis Agreementonlyregardingthematterwhichisthesubjectofsaidmaterialevolution andtonegotiatefurtherbenefitstomitigatetheimpactsofthechangestotheProject.
6. Intheeventthatthepartiescannotagreeonthecontentofanysuchmitigationof benefitsforamaterialevolutionoftheProject,thatmattershallberesolvedby negotiation,mediationandarbitrationasfollowingthetermsforresolutionof assertionsofdefaultsetoutabove.
7. Theprovisionsofsectionsthree(3)throughsix(6)hereinregardingmaterial evolutiononlyapplytoaProjectpursuanttoaMasterPlanSpecialPermitgranted underthependingzoningamendmenttoestablishtheArts&InnovationSubAreaof theMasterPlannedDevelopmentOverlayDistrict.
ThepartiesherebyenterintothisAgreementundertheirrespectivehandsandseals.
By: ___________________________
By: CollinYip
Its: Co-Chair Its:
ManagingDirector
By: ___________________________ Its: Co-Chair
UnionSquareNeighborhoodCouncil,Inc.
RafiInvestments-Somerville,LLC
UnionSquareNeighborhoodCouncil,Inc.
