[MCM00000652_SPEAKER_05]: Okay, that's great. Well, I'm Chris Magetta with Combined Properties. I'm Senior Vice President of Business Development. And a big thanks to everyone for joining us this evening. I don't know whether a few of you might have been at our in-person meeting on Monday on the site of the proposed project. And some of you might be just joining us for the first time this evening. So either way is great. A little housekeeping, we will have a Q&A at the end of our presentation of the proposed project. And at the same time, I'll just mention those of you who are a little bit acclimated to Zoom, there is a chat function. There's a chat button you can click on and type in a question. What we will do is save those questions if people are asking questions in chat. We'll save them until after the presentation just to keep the flow going, but they won't get lost. So not to worry. And also, I will mention that as we are recording this, this will be then available as a recording on the city's website within a day or two. So you'll be able to go back and watch it again or share a link with other people if you like. And I will go to our next slide here just to let you know who is here this evening from our project team. So again, I'm Chris Mayetta with Combined Properties. And there is my contact information. My email address is there and my phone number. And I'm always available if you have a question after the meeting, you certainly can reach me. Sean Burns is here. from Combined Properties. He is our Vice President of Design Services and he will be taking you through the project design and concept. John Carey is here from Combined Properties. He is our Architectural Project Manager and works very closely with Sean. He's been very much involved in the project concept and the project design. Also with us this evening is Scott Thornton with Vanessa and Associates. Scott is our Traffic Consultant Vanessa and Scott are very familiar with traffic conditions in Medford, have done a number of projects in the city, and I think are going to be a really helpful resource on this project. And Paul Avery is here. Paul is with Oak Consulting Group. They are civil engineers, so they deal with things like site grading and drainage, utilities, wetlands. Paul also is very familiar with Medford, has done many projects with our company going back over 20 years. What we'll do this evening is give you some background on the project. And then Scott and Paul also can address the traffic and civil aspects of it. And then we'll have our Q&A. And I will just mention, some of you might have seen the printed invitation. Some of you might have received it in the mail. You might have gotten it by email. you might have found it on the city website. And this I've just put a copy of it up here. So it might look familiar to some of you. And for those of you who do have this my contact information, you can see a green box there. My contact information also is included on this invitation. So we're very open door here. We're only next door in Malden. And we welcome hearing from people whether by email or by phone anytime. So just to give you a quick rundown on the agenda for this evening, the discussion topics that we have in mind, I will give you a little bit of background about combined properties and the genesis for the concept of this project that we are proposing and how it relates to the current zoning. And then Sean will take you through the concept for the project itself, the design and architecture and the planning that have gone into that. Part of that will be taking a look at zoning, which we are going to propose that would allow the project to be completed. We have enumerated quite a few benefits that we believe would accrue to Medford from the project if we are able to do it. And then Scott will speak to the traffic aspects of the project and Paul can talk about the civil engineering. And then we will move into a Q&A and happy to entertain and try to answer any questions that you folks might have. So just a little bit of background about Combined Properties. We are the local company that you might never have heard of. Or if you have heard of us, you might not be that familiar with us. As I said, we're based in Malden, so we're right next door. And we are a full service real estate investment and development firm. We've actually been involved in Medford for over 40 years or about 40 years. We own five properties on Mystic Avenue, and I'll talk about those in a little bit. Our theme, our tagline is creating better places to live, work, and play. That's how we encapsulate the passion that we have for the real estate business. We've been around as a company since 1935. And we have acquired or developed over 3 million square feet of properties in quite a range of uses. We have office uses, we have research and development in our portfolio, we have manufacturing, we have distribution and warehouse in the industrial world, medical as well as residential and retail. So we're pretty familiar with a variety of property uses. I'm just to describe for you a few of our projects to give you an idea of our capabilities. Those of you who are familiar with Malden might have visited the Comcast office at Riverview Business Park, 300 Commercial Street at the intersection of Commercial Street and Medford Street. In the black and white photo on the left, I think if I mouse over this, you can see this, right? So in the yellow box, as a former US Navy Niter Depot. It was a chemical depot that stored materials for ammunition manufacture going way back. And we redeveloped that site into the office and R&D building that's there today. So as I mentioned, Comcast is there with the regional office, as well as Mystic Valley Elder Services. So I think that's quite a bit of an improvement over the original site. In Peabody, we were selected by the city to be the master developer for the very first parcel made available in development in Centennial Park, which was kind of a dump site. You can get a sense from the picture at the top. And we have since developed three buildings there, purchased a fourth building, and we have actually a fifth site that we are planning right now for development. So again, I think a fair amount of improvement there over what the site originally was. In Malden on Canal Street at 195 Canal Street was a chemical facility owned by a German company called Rome Tech, and they they actually vacated the property. It had quite a bit of contamination underground from chemicals as well as from a large fuel oil leak. We were able to purchase the property and working with them in coordination, have the site cleaned up and then redeveloped. It's currently occupied as a medical office by Cambridge Health Alliance. And again, I think is a pretty much an improvement. You can get the idea from the upper pictures, what it used to look like compared to what it looks like today. Some of you might have actually visited CHA. And in Malden, we've done some residential development, 160 Pleasant Street Apartments, was developed on a rather small site of only 37,000 square feet, less than an acre. And the two pictures in the upper left show you what it used to look like, sort of obsolescing office and retail buildings. We have redeveloped it for the apartment building that you see in the other pictures. It's 206 units with a parking garage underneath. It's a block from the Orange Line station in Malden Center, and I think is quite an improvement. And then right across the street on Exchange Street, some of you might remember the old Mal's supermarket in Malden on Route 60. The upper two pictures show you what the building looks like after Mal's left. The building was purchased by Stop and Shop and leased to a fitness company, a gym basically called Super Fitness. They left, we were able to purchase the property actually shortly before they left, The second picture in the upper left here shows you what it looked like after they left. And so we were able to redevelop that property into 210 apartments, six stories, parking on the ground floor and five stories of apartments above. And so again, it's right on Route 60, between Route 60 and Exchange Street. And I think it's fair to say it's an improvement over what was there previously. And then right now, Sean and John Kerry and I are sitting in 295 Canal Street in Malden. This was a, it's on the Malden River, was previously a single story industrial building. The two pictures on the left show what it used to look like. We have redeveloped it as an office building, a first class office building, 55,000 square feet of leaseable space. We are on the upper floor right now and have space available for lease there. But again, I think an improvement certainly for the neighborhood compared to what used to be there. In the pro bono world, we do like to be involved in the communities where our properties are located. We were heavily involved with the Malden YMCA. On the far left of this picture, you can see a black and white photo of their old original building on Pleasant Street in Malden, which had all sorts of structural issues, was really obsolescing to the point where it was impairing their membership. Their membership numbers were dropping precipitously. We got involved with them and helped them to plan a new YMCA. We also were involved in the fundraising for that and in the construction. We were able to, working with the city and with the National Guard, purchase a National Guard armory facility in Malden that was vacant. And we basically took down most of the army. We kept the most attractive architectural part of it and then added on to it in the back and created a brand new YMCA there that you can see in the remaining photos. Again, quite a dramatic improvement. And the Y's membership has been a hockey stick ever since the building came online. It's very nice. It's a first-class YMCA facility. Again, that was a pro bono project for us. you know, we weren't making or looking to make any money with it, just our way of giving back to the community. And then on a similar theme, we do own five properties that adjoin the Malden River, which historically has been an industrial area. The Malden River was kind of forgotten there, people really weren't very much aware of it. And We have, in recent years, built a number of segments of public access paths along the Malden River, about 2,300 linear feet to date, with plans for more. And so now the public actually is able to access these paths 24-7 and enjoy the Malden River, which many people weren't aware was even there. And again, on the Malden River theme, one of the things that we have been involved in as a way of calling attention to the river as a resource for the environment and for recreation is to introduce rowing to the Malden River. And we started out with Tufts University back in 1999, and then have expanded into working with local high schools. And if you come over here now, you'll see there's actually quite a bit of rowing activity on the Malden River which started again in 1999, and I think has really raised the profile of the river and certainly public appreciation of the river as a resource. So just now to start talking about the project, and I've outlined here an aerial photo to show you the site of the project that we have in mind. And if you can see my little hand mousing around the site here, I'll give you a helicopter tour. You can see Mystic Avenue running horizontally across the picture. North is running, is going up to the upper right, upper left rather of the picture. You can see Route 93 and Route 16 is crossing Route 93. And here we own four properties, the four properties that I mentioned earlier, which all together amount to a little over eight acres. 278 Mystic Avenue, is where Bank of America has a branch on the ground floor along with a drive-through. And some of you perhaps bank at B of A or certainly have driven by there and are familiar with the building. It's a two-story building. Upstairs, there's some vacant office space and some occupied office space. Next door is 282 Mystic Avenue. And that is the site of a former Staples store that many of you I'm sure remember. It was a pretty big store, about 20,000 square feet. It also in the front along Mystic Avenue had a pizza hut and a Dunkin Donuts as subtenants. Staples relocated to assembly at one point and the building was vacant. And then there was some structural issues there because the soil is very soft. The building is built on timber piles and those piles began to experience some disintegration due to fluctuation in the groundwater up and down which allowed the tops of the piles to begin disintegrating. So there's a point at which really the building couldn't be saved. And we did have to take the building down, I'll say three or four years ago. If you drive by today, you'll see there are cars parked there. It's being used on a temporary basis by one of the local car dealerships. And then in the middle here is Winterbrook. So that's the green strip in the middle. If you've walked by Winterbrook, it's not all that attractive. It continues. across Mystic Avenue, it goes under Mystic Avenue and continues up and really serves as a drainage resource for the neighborhood up above here. 300 Mystic Avenue formerly was owned by the Mass Department of Transportation. It was a district four MassDOT office. There was a sign shop there and some maintenance functions. The state over a number of years of conversation that we had with them decided that they could surplus the property. And perhaps if they were to leave, it might allow some economic development on that site. So maybe three years ago or four years ago, the state did put the property up for sale on a sealed bid basis. And we bid on it. We ended up being the winning bidder in the sealed bid process. And then the state, the MassDOT has actually relocated. And you've probably seen they have built a new facility behind the VFW farther up Mystic Avenue toward Medbridge Square. So they have relocated. We have since leased that building to a building supply products company on a temporary basis. So there is some activity there. And then continuing south is 312 to 326 Mystic Avenue. There are a number of tenants in there. I will just say that in general, all of the tenants who are here of ours are there on an interim basis. We have been very clear with the occupants that is our hope to redevelop the property and ultimately take these buildings down. So all of them know that we do have a plan or an aspiration to redevelop the site. But just, you know, the site looking at the attributes locationally, it has great access to Route 93 and great visibility on Route 93. It has excellent visibility and access on Mystic Avenue and to Route 16. Eight acres this close to Boston with this kind of transportation access is not easy to find. There is MBTA bus service on Mystic Avenue. As you probably know, the 95 bus goes right by here. It goes up into the square today and goes down to Sullivan Square. There are two bus stops on our side of Mystic Avenue along our frontage, and there are two other bus stops on the other side of Mystic Avenue. So there's pretty good transportation access because of the T. And the site is very close to Tufts. It's about a mile from Tufts, Tufts University. And also because of the highway access and the T access, it has pretty good access to MIT and Harvard, as well as BU and Northeastern and Boston College. The site really, what we see there today, these single story buildings are reflective of the condition of the economy and the real estate market maybe 15, 20, 30 years ago. We think that there's a brighter future for this site that will have some benefits for the city if we are able to redevelop it. And that's what we would like to talk with you about this evening. And the concept we have for the site, and I put it here at the top, it says Medford Life Science Park. And what we have in mind is to take advantage of the current explosion in life science activity that's taking place in the Boston area. And I'm sure you're seeing it in the news just as we are. It's really perhaps the most active growth sector in the Massachusetts economy today. I would say that's a function of several fortuitous factors that are coming together to create that explosion. Certainly one of them is the base of medical and healthcare expertise that exists here in the Boston area. We know that people come from around the world for medical care here in Boston because it's absolutely tops. In addition to that, we have some of the world's leading universities here. As I mentioned, Tufts and BU, BC, Northeastern, MIT and Harvard among many. And those universities are producing graduates in disciplines that are necessary for life science at the bachelor's level, at the master's level, at the PhD level. There already is a critical mass of life science enterprises here in the Malden area that are active in genomics and pharmaceuticals, among others, medical devices. So that's a kind of core that exists in the Boston area. And then lastly, we're very fortunate to have a very active venture capital investment resource here in the Boston area. Boston ranks number one worldwide in investments of venture capital in life sciences, which is really pretty amazing. So taking all of those factors together, it's a very fertile area for life science growth and development. And those factors are really why we're seeing the explosion of life science activity in Massachusetts and certainly in the Boston area. Historically, Cambridge was known as, I would say, maybe the ground zero for life science. But because the growth has been so explosive, we're seeing the growth move into Boston. We're seeing it moved out to Watertown, Lexington. It's coming over to Charlestown. And we think that Medford can capture its share or more of this life science group. So coming back to our site, here we have eight acres in very close proximity to Boston with excellent transportation access, highway access, MBTA bus, and ultimately rapid transit and commuter rail access, proximity to the universities, Tufts, Harvard, MIT, BU, Northeastern, BC, And all those factors suggest that if a project can be developed here, a life science focused project with enough critical mass that it can put Medford on the map for the life science sector and begin to attract large numbers and significant life science activity. And I will mention there already is life science activity taking place in Medford. So I think that's a very good sign We know there are buildings where life science activity is taking place. What this project will do is create critical mass in one place. And what we have in mind, and we'll share with you the details, is 1.2 million square feet of life science space, research and development, and related office space in four buildings that would be eight stories that would be developed sequentially, potentially, or perhaps all at once across this site. So with this, I think, and the last thing I'll mention is the zoning. The current zoning really is the commercial two zoning really contemplates the kind of buildings that we see today on the site. It really is not reflective of the kind of facilities that life science companies are demanding today. And fortunately, the city within the past year has done a major revision of the zoning bylaw. A lot of work has gone into it by many, many people within the city. And there was a new zoning bylaw that has been put together very carefully. And in that zoning bylaw is a new provision called planned development district. And that allows the city on a case by case basis to consider modifying the zoning in specific places through an overlay process. that would create a separate and new zoning overlay district to be applied where the city feels that it might be beneficial. And that overlay would have specific parameters designed to facilitate development of a particular kind of project. Again, if the city feels it would be beneficial. What we have in mind is to see if we can work with the city, if the city would be receptive, to considering to put in place a planned commercial development district that would encompass the eight acres that we're showing here in blue. And that planned commercial development district would have zoning parameters that are designed to allow the life science project that we have in mind, the Medford Life Science Park. It would be a master plan park, again, designed to create the critical mass, but also provide a number of benefits to the community. So the process for the creation of a planned development district, if the city is receptive, is spelled out in the zoning bylaw. It requires the project proponent, which in this case is combined properties, to assemble quite a list of deliverables that would include traffic information, civil information, survey information, architectural and planning information, into a package that would be presented to the community development board. And we are in the early stages of assembling the material that the zoning bylaw requires. We probably, if I had to guess, maybe 60 days away from having that package together. Once we have the package together, we would then provide it to the community development board and they would then be able to hold a public hearing on it. So really the purpose for our meeting with you folks this evening and for the meeting that we had on Monday is to let you know about our idea for this project, to get some feedback from you, some questions from you that would help inform the package that we are putting together for the Community Development Board so that it reflects questions and concerns that you folks might have. Once the package is together, as I said, it will go to the Community Development Board. They will hold a public hearing. And if in fact the Community Development Board finds that the project, as we are proposing it, would in fact be beneficial to the city, they can then vote to send the project, including our suggested zoning parameters, to the City Council for the City Council's consideration. The City Council would take it up at that point as part of their ordinary procedure, their ordinary business. And if they find that they're in agreement with the Community Development Board, that in fact the project is beneficial, they could then vote to enact it and they would send it to the mayor's desk. So that's roughly how the local process would work as it is set out in the Medford Zoning Bylaw. That would not be the end of the permit process if in fact those steps do take place and the zoning overlay is applied to the project. We do need to then interact both with the Mass Department of Transportation, because Mystic Avenue is under their purview, in a sense is owned by them. And we are going to be proposing some changes to Mystic Avenue, which we think will be beneficial to the city, but we need MassDOT to agree to work with us collaboratively. And then the state has a environmental review process which is related to what MassDOT would be doing. And there is an application package that we have to put together for them, an environmental report, which will take some time for them to review and reach a final report on. So that could be, we don't know for sure, but could perhaps take 12 months to complete those steps after a point at which the city might decide to enact the zoning overlay. And just to clarify, the zoning overlay as it might sound, would apply on top of the existing zoning. So it doesn't change the underlying zoning. The underlying commercial 2 zoning would remain. The overlay, as the name would suggest, goes on top of it. And if it is enacted, would encompass these provisions, which would allow us to do this project. So that's a summary. And I think at this point, I will turn it over to our design team. They can share with you more specifically the concept for the project. And Sean, do you want to?
[Unidentified]: No sé si tengo que cerrar esto para que puedas compartir tu pantalla. Creo que puedo dejar de compartir el mío, ¿verdad? Ahí vamos. Bien, creo que eso fue suficiente.
[MCM00000652_SPEAKER_02]: Thank you, Chris. or your presentation. And I just wanted to reiterate to everyone here that if there are any questions for Chris or for myself or any other speakers tonight as we go along, you can put them into the chat or you can save them to the end. And we'd be happy to answer them before we leave tonight. Again, Combined Properties is very excited to present this. The design team here and our consultants have been working on this for six or eight months, this particular project. We're excited to show you what we've come up with. As Chris was saying, The proposed commercial development district, that's what PCDD stands for, would be the slightly over eight acres here on Mystic Avenue, almost at the corner of Mystic Valley Parkway and Route 93. This particular slide shows the current zoning, everything within the blue dotted area is considered C2. That's largely commercial use. The uses are listed here on the right, and the abbreviations are over the buildings in the neighborhood. The makeup of the buildings within our proposed BCC district are primarily commercial banking, motor vehicle storage at this point, warehouse services, a lumberyard here, and retail. The zone directly to our east is what's called recreational open space. It's the park here, park and pass that have been developed throughout the years along the Mystic. And we have a residential area here, a general residential area here. This black dash line around the property is 500 feet from our property line. and that's one of the requirements is that we notify everyone within 500 feet of the property line that this meeting is happening and further meetings are happening. It also gives you an idea of what is next to the project. Our four buildings, as Chris had mentioned, I will go through them quickly here, 278 Mystic Avenue for those that attended the in-person event on Monday night. That's where the meeting was held. The old Staples building here in parking lot. We have the Winterbrook, which kind of bifurcates the site in an east-to-west manner. Currently, it's kind of overgrown. Could use some thunder-loving care, that's for sure. 300 Mystic Avenue was the Mass Sign Shop and is now a lumberyard. And then we have Corpariogra and a few other buildings here at 312, 326 Mystic Avenue. So again, you can see that these buildings are one and two stories tall. I think the tallest is 28 feet. They take up most of the lots either in building or parking lot. And the only real green or pervious space to water is here at Winterbrook for the most part. Regionally, if we're looking at the site here in the center of the screen, we have a fairly well-developed bike path on this side around the Mystic River and up the Mystic River. I understand from staff here that people use the underpass here on 93 and come up Mystic Gap. We'd like to continue to encourage that. We're proposing a multi-use path bike and pedestrian around the entire site on the 93 side and the south here by the car dealership so that you can bypass if you're on a bicycle or walking, running, you can bypass the kind of busy intersection here. The 95 bus running up and down route to Mystic Ave At this point, there are two stops on our side and two stops on the other side, north and southbound. Location of the Green Line extension and Orange Line. You can see that the site is pretty well located. You can see Boston here in the background in 93, and 38 here. So it seems to be in our minds, at least ripe for redevelopment. So Chris had talked a little bit about kind of a critical mass or the ability to attract a large tenant who needs a fair amount of space. We've looked at ways to do that it is a large site, but it's not incredibly large. So, we are suggesting some changes from the original C to zoning the C to zoning is listed on the left here. And again that's restricted to one or two story buildings and 35 feet in height. At this point, there is a maximum lot coverage of 50% and no real west depth or open space or landscape space requirements at this point. Our new development, we were proposed to keep all the original C2 zoning uses, which are still largely commercial. And we'd like to change research and testing laboratory, which is what a research and development lab would be classified under in the city, from an appeal, Board of Appeals appeal, to an allowed use, and that'd be part of the district. The lot area frontage lot width Um, we're all proposing to be a little more restrictive than as originally here. Uh, we are proposing, uh, that open spaces, uh, at a minimum are, uh, 30% of the, of the landscaped 30% and that open space, um, according to the city's definition, um, is 25%. So that's basically usable space that you can occupy. Um, where, um, requesting to increase the front yards from 35 feet, which is pretty tight to the front lot lines, to 35 feet, which gives us a little bit of space and allow us, as you'll see in further slides, to create a public corridor along Mystic Ave. The side yards and rear yards, we're keeping at 35 feet. But in our design, we've actually designed a limited-use road through most of the side yards, which would make it much larger than it really is, than we're actually asking for. Lock coverage, we'd like to keep at 50%. You can see that our building footprints at this time are much lower than 50%. Where we start to ask for the density is in the height of the building. C2 allows 30 feet, which is pretty low, two stories. We're requesting 120 feet, which in the research and development world would mean eight stories, a 15-foot story, which is pretty common for research and development due to the amount of mechanical space that each floor has to encumber. And then the other kind of outlier with R&D buildings is they require large mechanical penthouses. So on top of that 120 feet, we're requesting and suggesting that we are allowed to have a 40 foot mechanical penthouse, which gives us a total of 160 feet for eight stories of lab. The parking code is one per two employees. We are, based on our research, requesting one and a half per thousand gross square feet, and that should give us a pretty good average and keep our parking off of the street. Our parking for the buildings will be entirely within garages which are built underground under the buildings so there won't be any visible parking on the site except for the retail and visitor parking which we've which I'll show you on further slides. We're suggesting that the site as designed can be presented as a 30% pervious surface. The current pervious surface is less than 10%. So it's a vast improvement. Impervious surface, such as buildings and roads, is at 70%. Those are our requests. So if we look at the site, we're suggesting that we'd like to put four buildings in. This is the north of the site, and this, we're calling lot A, would potentially be phase A of the project, and this, we're calling lot B, would be potentially phase B of the project. Now, if we were to get a tenant that would like all million feet, then we'll do it all at once, but we'd like to suggest that we at least have the opportunity to do a north section, then a south section. The buildings in footprint are about, the north buildings are about 150 feet wide by 225 feet deep. These buildings in the south are a little bit bigger at 175 and 190 wide and about 240 feet deep. We have, if you look at the building section, so if you imagine yourself looking at the front of the building, We have, as I had said, we're requesting 120 feet, which gives us the eight floors up to the top of the roof, and then a 40-foot mechanical bay. For those of you that have been paying attention to the project being presented by the RISE group on the Mystic Valley Parkway on the other side of the bridge, this is the same height that they're requesting. And here you can see we've designed either two floors, or in some cases, three floors of below grade parking. So this is the site plan that we came up with to orient you. This is Mystic Ave, Route 38. And then this is Mystic Valley Parkway. And this is 93. This is the car dealership. And here we have HCSAV. Bonner Ave, Alexander Ave. So what we're suggesting site-wise is for entries, we're suggesting a limited use entry. So that would be emergency personnel and also delivery trucks would enter either here at the North or here at the South, excuse me, or here at the North. vehicles would enter a primary entrance we'd like to place here, and this is the entry we're going to suggest is signalized to allow people in and out of the site. You can also take a right turn in here and a right turn out. Right turn in, right turn out. This would be a full intersection where you have in and then you can have left or right. These two entries on the north and the south are only in and then the trucks would all come out this intersection. A further improvement that we're suggesting, and this might be an uphill climb. Mystic Valley Parkway, like Mystic Avenue, is controlled by the DOT. We would like to open up another entry here. So this would be an entry where you could take a right off of Mystic Valley Parkway, or if you're coming off of the highway 93 southbound, you could go straight across and enter the back of the site here and park or make your deliveries. This exit would be right turn only. We think that if this improvement is allowed, that it will help some of the traffic here on Mystic Ave if you don't have to take a right and then a left and come down here to enter the site. From a public amenity standpoint, the 35-foot frontage that I talked about on the last slide starts to show up here in this public corridor along Mystic Ave. So the 35 feet is a minimum, For the most part, this is 40 feet away from our property line. And actually the property line, if you look right here, right where my cursor is going, the property line goes down the middle of our proposed public sidewalk. And then there's a secondary sidewalk public space that runs in this kind of linear park all along Mystic Avenue. This is part of our suggestion that there's there's a need for a green streets are complete streets approach to mystic Avenue. and we're proposing that we help to design at least this end up here and working with, of course, the DOT and the city to come up with a way that accommodates both the bikes, the pedestrians, including crossing, bikes and North and South, and also some vehicular control on the street here, a complete streets concept. So looking at the floor plans, this is the first floor plan of the buildings in this lighter shade and all the buildings we're calling the tenant and the retail lobby. We think that the site would be much more active if there was some retail opportunities and with With a million square feet of office, we're going to need some services for not only the neighborhood, but also the people that work here. So we're envisioning that there are sandwich places and restaurants and service type businesses that can locate themselves here on the first level, along with the tenant lobby, of course, the elevator bank here. Another design element that we see for research and development type projects is kind of these large back of house type of areas. We have the loading docks that are all enclosed in each building so that those aren't open. There's also a lot of utilities needed for the tenant that will happen in here. Each building will have bicycle storage. and likely some shower facilities to encourage that type of transport into the office. The river we'd like to treat a little better than it's being treated now. We'd like to open it up and give it these grassed areas on the front. Also these areas here are previously paved patios that we hope would support some sort of retail again out here, but it also gives you access to this park around the Winterbrook. And the Winterbrook, we'll talk a little bit about more, maybe how we could treat that to make it kind of a better water feature. So that is the site plan. Overall, our pervious area is about 36%. At this time in our impervious area is about 64%, which is about a 20% increase in pervious area, which is area that is permeable to water. We've tried to make our herd services here pervious pavers. So the blue color here and the blue color here are pervious pavers. The green color is more natural grass and sometimes low-watering grass, depending on what we're looking at. To continue on, again, this is our open space, the multi-use path that goes around three sides of the property. This tree-lined park here around the Winterbrook and the linear park that we've designed along Mystic Ave. should make the site pretty pleasant and pretty welcoming. I talked about complete streets or green streets. This is a concept and again without approval from the DOT and the city. Right now it's just a concept. We're hoping to work with the city and also the DOT into getting this into fruition. The idea is that you have bike paths, a southbound bike path on this side and a northbound bike path on this side. You have frequent crossings, you know, signalized or signalized with a hawk device. This crossing right here is currently signalized with a hawk type device where you press a button and a yellow lighted flash. I've used it several times myself. It seems to work. This is the Dunkin' Donuts, just to locate yourself. You can see, and this is actually our model overlaid on a drone shot. There really is a great view of Boston from here. We're very close. I think it makes the site more exciting. So our complete streets to continue in here so now we have this our public corridor linear park that runs along the street it's nicely isolated from from the road we keep the same number of lanes and. Currently, we have the left turn, left turn, right turn lane. And again, that's during the design, you know, something different may happen to that center lane to make it a little more pedestrian friendly. But we'll have to see how that all works out. So we talked a little bit about our green features. Typically R&D buildings, the companies that go into them are interested in seeing buildings that help produce electricity and help reduce their carbon footprint. Those are our aims also. And I won't go through every one of these, but we're gonna use all the tools in the book to make this as an efficient, building as possible. And we hope that we can enlist some tenants that will help us get to the lead levels that we can shoot for. This is, again, this is a drone shot taken several weeks ago, looking from the northeast, 93 here on a kind of a typical typical afternoon traffic day. This is Mystic Valley here and Mystic Ave here. We have our four buildings located as the models the actual size that they will be in comparison to other things. And you can see that we do have kind of this island out here. We've always thought of it as kind of its own thing. And you can see the activity over here down Assembly Row, over here in Somerville, and Cambridge and Boston. Seems like it's part of the regional footprint once we start to build something that looks like this. The buildings themselves, you know, not 100% designed yet, but the concept is You know, mostly glass facades, helps with daylighting. And a mix of materials on the outside to break up the facades gives some interesting shading and shadow. And you can see that there's a variety of these mechanical penthouses on top of the buildings that kind of give them their full scale. This is a picture from the northwest of a rendering. We've tried to keep the building separate. That helps break down the mass. And again, you can see these differing materials, which we'll choose what they are through the whole process here. One, two, three, four buildings. We've put a number of trees in front, our linear park. And this is looking up Bonner Ave here between the two buildings. and a view from the Southwest. And again, we're trying to make the buildings break up their massing by using different materials. The first two floors are generally different from the top six floors in architectural style to give them a base and also kind of help you define the linear park here along Mystic Ave. Each individual building. And again, where these are proposed numbers proposed buildings. So, the North Post building is 280 mystic Avenue. This is the building with a floor plate that 150 feet by 225. This is building number two about the same floor plate. main entry on this side. Again, the linear park. You can see that how the park starts to break in, break down the facade. And then we have building number three, 310 Mystic Avenue. And the entry here, and these are these patios that I talked about that have the retail possibilities. This just to the left of where this rendering is shown is where the Winterbrook is. Again, the southwest building with a slightly larger footprint is there, but they still have the green elements in front here. We've given access to all sides of the building to the public and to the people that work out there. So this is six renderings that show our park at Winterbrook. We have kind of the linear avenue park. And again, these things are all being developed. We'll probably have some raised beds. We'll have some seating, probably a modern light. I spoke about the first two floors of the building being slightly different than the building massing above to try to break it up, but also lets kind of this Mystic Avenue linear park kind of flow out into the entries to the buildings. This is a shot of the multi-use path. 93 is just to the right here. This is the rear access. but you can see that it's nicely isolated from the road. Our shelter MBTA stops, again, you know, design that's forthcoming with the approval from the MBTA and DOT. And then kind of our linear part there. We move on. I'm going to leave the slide up, but I'm going to turn it back over to Chris who's going to talk a little bit about the benefits of of this type of zoning would allow for the city of Malden. So Chris, why don't you take it away?
[MCM00000652_SPEAKER_05]: Seguro. Muchas gracias Sean. Esa fue realmente una gran presentación. Y para repasarlos muy rápidamente, hemos agrupado estos beneficios en categorías de la manera más lógica posible. Así que empezaré aquí con el mundo fiscal. Ciertamente, Lo que tenemos en mente aquí sería aumentar la base impositiva de la ciudad, la base impositiva sobre bienes raíces. Las propiedades tal como existen generan alrededor de $266,000 al año en impuestos sobre bienes raíces según otras propiedades comparables en ciencias biológicas que conocemos. Una vez finalizado, este proyecto generaría del orden de $15 a $20 millones al año para la ciudad. Además de eso, ciertamente sus tarifas de permisos de construcción, que estimaríamos en alrededor de $12 millones, y luego las tarifas de vinculación podrían ascender a otro millón de dólares. Por lo tanto, el impacto fiscal del proyecto es bastante significativo. En términos de transporte, como mencionó Sean, reduciríamos el número de cortes en las aceras en Mystic Avenue de nueve a cuatro, lo que debería tener un beneficio en términos de suavizar el flujo de tráfico. Sean abordó muy bien el concepto de calles completas. y los beneficios para peatones y ciclistas. Creemos que la entrada y salida de Mystic Valley Parkway tendría algunos beneficios. Obviamente, será necesaria una conversación con MassDOT para ver si están receptivos a abrir eso. Pero estamos felices de tener esa conversación junto con nuestros ingenieros de tráfico. Y como señaló Sean, imaginamos instalar marquesinas de autobús en nuestro lado de Mystic Avenue para los pasajeros de autobuses MBTA. Y, en general, creo que es justo decir que el sitio será muy amigable para ciclistas y peatones, ciertamente en comparación con lo que es hoy. En el mundo de la energía y el medio ambiente, utilizaríamos principios de construcción ecológica para los cuatro edificios. La gestión de aguas pluviales en el sitio es realmente bastante arcaica tal como está configurada ahora. Entonces eso se actualizaría a las mejores prácticas actuales con la ayuda de Paul Avery. Como mencionó Sean, habría un aumento significativo en la superficie permeable de aproximadamente un acre y cuarto. Esperamos brindarle algo de cariño a Winterbrook para brindarle un mejor tratamiento y hacer que se vea mejor y más saludable. Todos los sistemas de construcción serían de última generación, incluidas las envolventes del edificio. Tendríamos las estaciones de carga de vehículos eléctricos que mencionó Sean. Y todos los sistemas de construcción que son críticos, ciertamente los ubicaríamos donde no estén sujetos a inundaciones. Shawn, si quieres pasar a la página siguiente. Ahí vamos. Ciertamente, y de una manera más subjetiva, creo que es justo decir que la estética del sitio y el paisaje urbano mejorarían significativamente con este proyecto. Hay una cantidad considerable de espacio abierto de uso público que hoy no existe, más de dos acres y medio, incluyendo el camino de usos múltiples, varios parterres y árboles. Y luego, ya sabes, Sean mencionó nuestra idea para un restaurante y espacios comerciales en el primer piso. Creemos que podemos atraer allí algunos buenos usos minoristas y alimentarios. Y ciertamente estos edificios proporcionarán cierta protección acústica y visual del tráfico de la I-93, obviamente una ruta muy transitada. Y luego pienso que en el mundo más subjetivo, ciertamente esperaríamos que este proyecto ponga a Medford en el mapa incluso más de lo que lo es hoy en el mundo de las ciencias y la tecnología de la vida. La visibilidad en 93 ayudaría en ese sentido junto con la masa crítica que tenemos en mente. Creo que no hay duda de que esto sería una revitalización de un sitio que ha estado infrautilizado. Vi que alguien ya mencionó eso en un chat y estamos completamente de acuerdo. En términos de empleos, anticipamos que esto crearía quizás 1.000 puestos de trabajo en la construcción. Y cuando esté terminado, aquí trabajarán unas 2.500 personas. Estos son profesionales, técnicos y de oficina, que aportan sus ingresos disponibles al área para apoyar a las empresas, tiendas y restaurantes de Medford. Y creo que en el proceso, ciertamente esto mejoraría el valor de la propiedad adyacente. Estos son algunos de los beneficios de desarrollo económico que podemos obtener y los beneficios fiscales que imaginamos. para la ciudad. Scott, ¿te gustaría hablar un poco sobre el trabajo de tráfico que estás haciendo, cómo abordas un sitio como este y cuáles son algunas de las consideraciones?
[MCM00000653_SPEAKER_02]: Sí, absolutamente, Chris. Gracias. En realidad, si pudieras volver a la diapositiva número cinco, creo que sería un buen punto de partida. Y para que conste, en realidad dos más antes de la diapositiva cinco del PDF.
[Unidentified]: Perfecto.
[MCM00000653_SPEAKER_02]: Casi. Ahí vamos. Gracias. Scott Thornton y los asociados de Vanessa fueron consultores de tráfico para el proyecto y estamos muy emocionados de trabajar en este desarrollo de revitalización. Creemos que es un gran proyecto para la ciudad y realmente está en una Excelente ubicación para tener este tipo de desarrollo, Jason 293 con fácil acceso desde la autopista a una importante línea de autobús muy cerca de la estación Wellington, de Davis Square y del futuro. Estación Ball Square de la Línea Verde. Creemos que y también en Mystic Avenue con su abundancia de ancho de vía que creemos que se puede hacer que sea más beneficioso para todos los usuarios de la vía, no solo para los vehículos sino también para los autobuses y los peatones y ciclistas. Estamos en las primeras etapas de un estudio de tráfico para el proyecto. Estamos trabajando en coordinación con el ingeniero de tránsito de la ciudad y los departamentos de desarrollo comunitario y trazando el alcance de lo que deberíamos considerar para el estudio de tránsito. Anticiparíamos una revisión de una serie de intersecciones hacia arriba y hacia abajo. Pierda Mystic Avenue y salga hacia Main Street para llegar a algunas de las intersecciones en el vecindario que Bonner y Alexander tienen al otro lado de la calle del sitio y salga también a Mystic Valley Parkway. Pero nuevamente, es un trabajo en progreso y algo que esperamos, marcará uno de los elementos que se requieren en la lista de verificación de zonificación que Chris había mencionado anteriormente. Debería contribuir en gran medida a abordar los problemas de tráfico de la ciudad. Bien, ahora si pudiéramos pasar al PDF número ocho, diapositiva ocho, que es la primera en la que estuviste, Chris. Sí, eso es todo. Perfecto. Entonces, como Sean había mencionado, se propone que el sitio tenga cuatro cortes en las aceras y Esta es una disminución de los nueve que actualmente prestan servicios en el sitio. Y eso es genial para consolidar los cortes de aceras desde la perspectiva de la gestión de acceso, donde hay cada vez menos ubicaciones donde el tráfico puede entrar y salir. las calles principales. Además, estos puntos de acceso tendrán algún tipo de restricciones de acceso, ya que solo uno de los puntos de acceso más alejado de la intersección de la avenida con Harvard Street podrá tener giros a la izquierda. Los otros caminos de entrada pueden estar restringidos a giros a la derecha y giros a la derecha. Pero eso es algo con lo que tenemos que trabajar, con dot y la ciudad. Anticipamos que probablemente habrá un semáforo en este lugar donde se propone el acceso. Y qué es donde hay donde hay un. ya sea que haya un RRFB o un cruce de peatones, probablemente sería una fase peatonal completa que se implementaría en el semáforo. sistema en esa ubicación. Creemos que algunos de los otros cruces peatonales tienen el sistema hawk o RFB, que nuevamente es similar al que existe ahora al final de Bonner Ave. Pulsador activado y luces estroboscópicas para alertar a los conductores que los peatones están cruzando. Parece funcionar bastante bien como indicó Sean. Mystic Ave en general tiene entre 66 y 70 pies de pavimento entre las aceras. Entonces hay mucho pavimento con el que trabajar allí. Creemos que existe una oportunidad de incorporar carriles para bicicletas y servicios para peatones. y se ha indicado que las marquesinas para el autobús MBTA, nuevamente, las marquesinas tienen un gran efecto al aumentar el número de pasajeros para que las personas puedan esperar fuera de los elementos por su para que lleguen sus autobuses. Entendemos que puede haber algunos cambios en la ruta del autobús 95, pero un desarrollo como este puede tener algún efecto en esos cambios. Sabemos que el ingeniero de tránsito de la ciudad y el desarrollo comunitario están trabajando en esos temas y, en la medida en que podamos ayudarlos, lo haremos. Como indicó Sean, el estacionamiento se encuentra en garajes subterráneos con acceso desde las carreteras internas. Hay una combinación de estacionamiento en superficie para usos a corto plazo y algunos de los usos accesorios que se proponen. Puede que haya algunos restaurantes o cafés, tal vez algunos gimnasios, pero todo eso Ese tipo de planificación aún no se ha hecho. Pero nuevamente, la mayoría del estacionamiento está debajo de los edificios. El acceso que actualmente se propone a la avenida al noreste del sitio, nuevamente, estaría destinado a recibir movimientos de entrada provenientes de la 93. Cruzando directamente la avenida, trabajando con la sincronización de la señal existente, gira a la derecha desde la avenida y gira a la derecha desde el sitio. No esperamos que en este momento se permitan giros a la izquierda fuera del sitio o giros a la izquierda desde la avenida hacia el sitio. ubicación. Pero nuevamente, es algo que analizaremos con MassDOT y DCR también tiene algunos problemas jurisdiccionales al otro lado de 93. Entonces creo que, en términos del proceso general con el estudio de tráfico, como mencioné, estamos coordinando con la ciudad. Anticipamos no sólo tener un uh, una revisión de los impactos en el estudio o las ubicaciones, pero también propuestas de medidas TDM, uh, que, ya sabes, algunas ideas pueden incluir autobuses lanzadera a Wellington o Davis Square, um, formas de, uh, retener los viajes en el sitio. Entonces, una vez que la gente llega allí, pueden pasar mucho tiempo en el sitio y, y no necesitan usar sus autos para viajar, hacer mandados, cosas así. Pero sí creemos que aumentar la conectividad peatonal, aumentar la conectividad de bicicletas con el acceso a los senderos de usos múltiples que hay en el área, ciertamente mantener un carril para bicicletas a lo largo del lado este del sitio adyacente a 93, creemos que eso es Esa es una característica importante y un beneficio para el proyecto. Es algo que esperamos incorporar al estudio a medida que se desarrolle. Con eso, creo que le dejaré la palabra a Chris para que continúe.
[MCM00000652_SPEAKER_05]: Scott, gracias. Eso fue realmente informativo y completo. Paul, tal vez podamos entregártelo para hablar sobre el sitio de ingeniería civil un poco.
[MCM00000652_SPEAKER_04]: Claro, suena bien. Entonces, cuando hablamos de ingeniería civil en un proyecto como este, en realidad estamos hablando de dos categorías principales de elementos. El primero son los servicios públicos que darían servicio al sitio. En este caso, tenemos, necesitamos agua, tenemos, necesitamos conexiones de alcantarillado, tendremos electricidad. Tendremos gas y habrá algunas telecomunicaciones. Generalmente, todos esos servicios están disponibles dentro de la infraestructura existente de Mystic Avenue. A medida que avance el diseño y los permisos, realizaremos análisis de capacidad para determinar si este proyecto está dentro de la capacidad de esos sistemas. Y si se justifican algunas actualizaciones, las haremos. Así que lo tomamos a medida que el proyecto se concreta y comenzamos a hacer números sobre este tipo de cosas. Las aguas pluviales, debido a que tenemos Winterbrook justo en el medio de esta área del proyecto, justo por aquí está Winterbrook. En esencia, lo que eso hace es dividir el proyecto en dos mitades. Tenemos el lado norte y el lado sur, con el arroyo dividiéndolos, siendo un recurso de humedal que el proyecto estaría sujeto a permiso de la Comisión de Conservación según la Ley de Protección de Humedales de Massachusetts y los estatutos locales. Así que todas las prácticas en materia de aguas pluviales se aplicarán en su totalidad. Por lo general, algunos de los más desafiantes son mitigar los aumentos en la escorrentía a medida que se desarrollan áreas previamente no desarrolladas. En este caso, Esta área ya ha sido desarrollada. El estado actual está casi en su totalidad pavimentado. Entonces, una de las cuestiones que tiende a ser motivo de preocupación es el aumento de la tasa de escorrentía. Eso no será un problema aquí porque estamos agregando una gran cantidad de espacio abierto y luego aceras permeables. Entonces esas medidas en sí mismas. resultará en una disminución en la escorrentía del sitio. Eso nos lleva de nuevo a la calidad del agua, la otra gran preocupación en este caso. No necesitamos ir allí, pero Sean tenía un gráfico anteriormente que muestra algunos elementos tipo bioswale y anticipamos incorporarlos en el diseño donde podamos. Debido a que gran parte del sitio es curvo, probablemente se necesitarán algunos sistemas de recolección con tuberías subterráneas. y medidas de orgullo para realizar el tratamiento para eliminar el total de sólidos suspendidos antes de su descarga a Winterbrook. Lo que no haremos es realizar descargas en el sistema de drenaje existente en Mystic Avenue que pretendemos dejar en paz. En realidad, tenemos el frente del sitio que da a Mystic Avenue y la parte trasera del sitio hacia 93. Estaremos haciendo conexiones a las alcantarillas que conectan Winterbrook en cada extremo en lugar de conectarse a la calle. Actualmente, parte de la escorrentía del sitio del proyecto va a Mystic Avenue y, por lo tanto, contribuye al flujo en esas áreas. Estaríamos evitando eso y trabajando directamente en las alcantarillas que entran y salen de Winterbrook para minimizar aún más los impactos en el sistema de drenaje público. Eso es todo y podemos responder cualquier pregunta o resolver cualquier inquietud que pueda surgir.
[MCM00000652_SPEAKER_05]: Pablo, gracias. Eso fue muy útil. Quizás lo que podamos hacer es pasar a la fase de preguntas y respuestas. Quizás podríamos empezar, hemos tenido algunas preguntas en el chat. Quizás si podemos levantarlos. No sé, John Carey, si eres capaz de verlos o tal vez leerlos uno por uno. Y luego, una vez que los hayamos revisado, podremos hacer preguntas en vivo. Podría ser que cuando revisemos las preguntas del chat, algunas de las preguntas en vivo hayan sido respondidas. Pero, John, ¿por qué no empezamos con las preguntas del chat? Si tal vez puedas leernos una por una.
[SPEAKER_03]: Claro, Chris. Cheryl R. preguntó o dijo, sería genial que ahora, ¿puedes oírme?
[Unidentified]: Sí.
[SPEAKER_03]: Bien, sería fantástico que ahora que finalmente has centrado tu atención en esta área, si pudieras comenzar a mantener Winterbrook, no se supone que la ignores durante años. ¿Te comprometerás con eso ahora?
[MCM00000652_SPEAKER_05]: Sí, Cheryl, gracias por la pregunta. Creo que imaginamos, digamos, adoptarlo. Quizás este sea el programa Adopt the Brook. Entonces, como describimos, ciertamente en la parte frontal, necesita cariño, como podrías comprobar si lo rodearas. Entonces sí, imaginamos intentar mejorarlo y mantenerlo así después.
[SPEAKER_03]: Judy, esto es de Judy. Muchos desarrollos similares mantienen pequeños cafés y restaurantes en el piso principal para los inquilinos. ¿Incluirás esas características?
[MCM00000652_SPEAKER_05]: Además, Judy, sí, gracias por la pregunta.
[SPEAKER_03]: Lo siento, John, adelante. Perdón, esto tiene dos partes. Además, el Bank of America es un lugar muy concurrido. ¿Tendrán espacio en su nuevo desarrollo?
[MCM00000652_SPEAKER_05]: Claro, así que tomémoslos en orden. Sí, Judy, nos encantaría ver algunos usos en cafeterías o pequeñas tiendas minoristas. Sé que Sean y John planean programar esos espacios en los edificios. Y luego veremos qué interés hay para los inquilinos. Creo que habrá interés debido a la proximidad al Sr. Gav y ciertamente la masa crítica de ocupación en los edificios hará que estos lugares comerciales sean viables. Pero nos encantaría ver eso también. Como mencionó Sean, han programado algunos espacios de patio que servirían muy bien como complementos para ese tipo de usos donde se pueden sentar al aire libre. Entonces sí. Y luego Bank of America, sí, nos encantaría encontrarles espacio en los nuevos edificios. Ha sido un gran inquilino y creo que es un gran recurso para la comunidad. Entraría en juego un poco de coordinación. El edificio en el que se encuentran actualmente, todos los edificios existentes, por supuesto, se derrumbarían uno por uno. Pero hemos investigado algunas instalaciones bancarias temporales. No me sorprendería que P de A ya estuviera familiarizado con este tipo de instalaciones. Pueden funcionar a corto plazo desde un remolque. No me sorprendería que realmente lo hubieran hecho en varios lugares del país. Entonces, probablemente haya una manera en la que podamos lograr que continúen operando en una ubicación temporal mientras se lleva a cabo la construcción, y luego regresar si eso es algo que les gustaría hacer. Entonces sí, nos encantaría ver eso.
[SPEAKER_03]: Excelente. Cheryl R., nuevamente, ¿cuántos años de diferencia tiene el plan para un proyecto por etapas? Esta zona ha estado subutilizada durante muchos años. Medford necesita que se maximicen estos ingresos fiscales.
[MCM00000652_SPEAKER_05]: Bueno, Cheryl, ciertamente estamos de acuerdo en que se ha infrautilizado durante muchos años. El momento está realmente sujeto al mercado. No es algo que controlaríamos. El primer paso realmente es completar este proceso de planificación y permisos con la ciudad, con el estado, Tanto MassDOT como DEP, así como Scott mencionó, el Departamento de Conservación y Recreación probablemente tendrá alguna opinión aquí debido a nuestra proximidad a la avenida. Entonces, quiero decir, nuestra proximidad al parque del otro lado en 93. Entonces, ya sabes, una vez que superemos el proceso de obtención de permisos, realmente podremos comenzar el proceso de comercialización. Y construiremos estos edificios lo más rápido que podamos, sujeto a la demanda que exista, pero esa es una gran pregunta.
[SPEAKER_03]: Cheryl, nuevamente, si bien propone un concepto de calle completo, ¿las grandes separaciones serán únicamente para tu beneficio? ¿Financiará toda esta solución?
[MCM00000652_SPEAKER_05]: Bueno, es una buena pregunta, Cheryl. Creo que ciertamente imaginamos contribuir a la financiación, especialmente en nuestro lado de Mystic Avenue. No sé si estaríamos en condiciones de financiar todo en ambos lados de Mystic Avenue. No hay presupuesto para esto en este momento porque el diseño aún está por completarse. Así que es un pequeño signo de interrogación en este momento. Y ciertamente lo imaginaríamos En el frente que tenemos sí beneficia al público. La intención sería beneficiar al público en general y, ciertamente, a los ocupantes de los edificios que planeamos construir. Entonces creo que hay algún beneficio compartido ahí. Pero no tengo una respuesta específica para ti en este momento, Cheryl. Creo que es una pregunta razonable. No sé si podría responderla mientras estamos sentados aquí.
[SPEAKER_03]: Eunice pregunta: ¿cuándo esperaríamos comenzar?
[MCM00000652_SPEAKER_05]: Sabes, es una gran pregunta, Eunice. Y nuevamente, desearía tener una respuesta específica. Hay una serie de pasos aquí, como probablemente haya escuchado, que deben tomarse. Y tampoco tenemos control sobre los pasos individuales. Así que lo haremos tan rápido como podamos, es probablemente lo mejor que puedo decirte, Eunice, en este momento.
[SPEAKER_03]: Excelente. Creo que Judy hizo una pregunta sobre el estacionamiento, que creo que ya hemos cubierto. Hay aparcamiento subterráneo. Nan K. Veamos, número uno, hay varias preguntas de Nan K. Número uno, ¿cómo aliviará su proyecto las inundaciones en South Medford, desde Mystic Avenue hasta Tufts Park en Main Street y Winchester?
[MCM00000652_SPEAKER_04]: Yo me quedo con ese. Como resumió, di una descripción general de las aguas pluviales que estarán obligadas a cumplir con los estándares y uno de ellos es la disminución del escurrimiento máximo. Eso sucederá agregando áreas impermeables aquí. Además, cuando descarguemos desde el sitio, lo haremos más allá de los sistemas de aguas pluviales dentro de Mystic Avenue. Creo que este proyecto de Reducir las contribuciones a ese sistema ayudará a aliviar las inundaciones en las áreas aguas arriba.
[SPEAKER_03]: Genial, gracias Pablo. Número dos, ¿cómo alivia su proyecto la escasez de viviendas en Medford?
[MCM00000652_SPEAKER_05]: Bueno, supongo que diría que en realidad, ya sabes, como puedes ver, es un proyecto comercial. Entonces realmente no hay viviendas. unidades que se incluyen en este. Es realmente una especie de asunto separado, diferente, por así decirlo. Y no sé si podríamos decir que aliviará la vivienda si hay escasez de vivienda. No sé si tendrá un impacto de esa manera.
[SPEAKER_03]: Excelente. Las siguientes dos preguntas las agruparé. Además de los cruces peatonales y la señalización, ¿Qué más se puede hacer para que cruzar Mystic Avenue, supongo, sea seguro como peatón o en bicicleta? ¿Y los carriles bici propuestos estarán protegidos con un bordillo?
[MCM00000653_SPEAKER_02]: Sí, puedo llevarme a ese John, así que creo que esos dos. Creo que la clave para hacer que Mystic Gaps sea más segura es reducir la velocidad del tráfico. Y si podemos, si podemos, ya sabes, activar el paisaje urbano con este tipo de comodidades que se están proponiendo. Y con los múltiples cruces, con los múltiples dispositivos de cruce, así como algunas otras medidas, posiblemente restringirán la carretera hasta tal vez reducir los carriles a algo que todavía cumpla con los estándares, pero puede que no sean los carriles de 14 pies de ancho o los carriles de 16 pies que están actualmente en funcionamiento. Eso lo logrará, tendrá un efecto en el flujo del tráfico y reducirá la velocidad a la que circula, lo que a su vez hará que el cruce sea más seguro. En términos de carriles para bicicletas, no sé si todavía hemos llegado a ese punto en términos de identificar tratamientos de diseño para uh, cuando se trata de los carriles para bicicletas, si están protegidos, si están elevados, si hay amortiguadores, ya sabes, dónde, dónde exactamente todo eso va a encajar porque, um, lo hace, hay estándares que deben abordarse y, um, uh, pero está, ya sabes, está en los planes futuros para ser revisados como parte del desarrollo.
[SPEAKER_03]: Excelente. Gracias, Scott. Eh, ¿Cuál es el efecto de sombra sobre el río Mystic y las viviendas al otro lado de Mystic Avenue? Supongo, ¿cuánta luz solar perderán la naturaleza, la vida silvestre y los residentes? Y también, agruparé el siguiente: ¿cuánto calor y ruido agregará al vecindario el techo utilitario de 40 pies? ¿A qué distancia podrán oír los residentes el techo de la empresa de servicios públicos?
[Unidentified]: ¿Quieres hablar un poco sobre la sombra?
[MCM00000652_SPEAKER_02]: Sí, creo que la sombra en Mystic River, Mystic River está a 600 o 700 pies de distancia del edificio, será insignificante. Generalmente habrá sombras en la mañana en Mystic Ave. Pero nuevamente, es una avenida bastante amplia. Hay una franja comercial al otro lado de la carretera. Entonces, aparte de bloquear el amanecer para algunas personas, al menos la visión del sol, no creo que sea Demasiado terrible en los estudios de sombras. Haremos un estudio paralelo en el futuro para ver si los edificios tienen efectos en los vecinos. Del mismo modo, con la cuestión de la utilidad, hay un buen diseño, no estoy seguro de que esté en la ordenanza de Medford, pero probablemente sí, y tendremos que cumplirlo. Y haremos todo lo posible para demostrar antes de construirlos que los residentes Las implicaciones serán mínimas.
[SPEAKER_03]: Gracias Sean. ¿Qué estructuras se implementarán para que el espacio abierto sea atractivo para los residentes de Medford? Voy a agrupar eso con Cheryl R.' La siguiente pregunta. o una declaración, con un proyecto tan grande y descuidado durante tanto tiempo, seguramente se están negociando más beneficios para la comunidad. Actualmente nos falta espacio para la programación extraescolar, que potencialmente podría agregarse a este enorme paquete. Una torre de bomberos, mejoras en el parque en el área, el área de juegos de McGlynn necesita ayuda, etc.
[MCM00000652_SPEAKER_05]: Quiero decir, podría aceptar ese. Cheryl, apreciamos la pregunta. Creo que nuestra aspiración sería, si miramos los beneficios fiscales aquí, que entre 15 y 20 millones de dólares al año en impuestos incrementales que se recauden nuevamente anualmente proporcionarían a la ciudad recursos para todo tipo de programación del tipo que usted mencionó. Así que creo que esperamos que esto permitir que la ciudad realice algunos de esos proyectos creativos, así como financiar cosas como bomberos, policía y escuelas.
[SPEAKER_03]: Gracias, Chris. John LaRusso escribe, se observa que el proyecto se encuentra en una etapa conceptual muy temprana, pero considerando el uso de ciencias biológicas, no se menciona instalaciones para animales, almacenamiento de químicos potencialmente peligrosos, tratamiento de agua o ruido.
[MCM00000652_SPEAKER_05]: Bien, John, esos son, ya sabes, componentes que a menudo vemos como parte de proyectos de ciencias biológicas. Y supongo que, como usted dice, en una etapa preliminar, creo que el objetivo sería tener un conjunto de usos permitidos que sean consistentes con lo que hacen las ciencias de la vida. Pero no sé si nos imaginaríamos tener ya sabes, algunos de los realmente peligrosos, como que no creo que veamos gente desarrollando agentes de gas nervioso aquí o algo así. Así que es algo que, ya sabes, ciertamente podría considerarse como una definición más detallada. Se están realizando algunos proyectos comparables, por ejemplo, en Somerville, el proyecto Boynton Yards o el proyecto USQ que podemos considerar como ejemplos. pero sí vemos que estos proyectos se están realizando. Parece que se están haciendo de forma segura. Y luego, obviamente, esa sería, ya sabes, la primera preocupación es que todo lo que se esté haciendo aquí sea seguro para la comunidad y también para los empleados en los edificios.
[SPEAKER_03]: Excelente. Gracias, Cris. Victor Potsani pregunta ¿cuánto durará la construcción de la primera fase? ¿Y en qué punto del proceso comenzaríamos a construir? En otras palabras, ¿cuáles son las fuertes dependencias para iniciar la construcción?
[MCM00000652_SPEAKER_05]: Víctor, es una buena pregunta. Ciertamente, el tema de los permisos es la cuestión principal para ver si se puede habilitar algo como esto. Y luego, suponiendo que los permisos vayan bien, entonces realmente entraremos en una fase de marketing y de diseño y arquitectura más detallada y, en última instancia, en la construcción. Me imagino que la fase de construcción real en estos edificios que hemos visto podría ser de 24 a 36 meses si incluye la construcción dentro del espacio, que es específico para que los inquilinos utilicen las llamadas mejoras para inquilinos. Por lo tanto, es posible que vea que algo de eso puede tener un doble seguimiento con la construcción del edificio base. Y desde nuestro punto de vista, creo que nos gustaría ver algún nivel de prearrendamiento en un edificio antes de comenzar la construcción. No sé cuál es ese nivel. También sería función de la financiación. Ya sabes, financiaríamos algo de esto y claramente los prestamistas tienen sus propios requisitos en cuanto a lo que quieren ver para sentirse cómodos con el edificio. Lo bueno es que los prestamistas están muy entusiasmados con las ciencias biológicas en estos días. Así que parece haber mucha financiación disponible para buscar proyectos. No tenemos control sobre cómo se verá eso en el futuro, pero esos son algunos de los parámetros que estarán disponibles, solo como una miniatura.
[SPEAKER_03]: Genial, muy completo. Víctor, de nuevo, esto es de tres partes. nodo y supongo que los combinaré. Cuando esté completo, ¿sería esta la mayor cartera de propiedades en un solo sitio y propiedades combinadas? ¿Y las propiedades combinadas han gestionado y entregado proyectos comparables a este tanto en tamaño como en complejidad? Y por último, ¿hemos intentado adquirir el paquete del Brookline Bank?
[MCM00000652_SPEAKER_05]: Entonces Víctor, gracias por la pregunta. Creo que te recuerdo de la reunión en persona también del lunes, y fue un placer conocerte, si eres el Víctor que creo que podrías ser. Y entonces, hemos realizado proyectos en términos de superficie que son más grandes que esto. Esta es la mayor cantidad de metros cuadrados que esperaríamos hacer en un solo lugar. Aunque, como hemos comentado, esto sería escalonado. No lo somos, Ya sabes, reticente sobre este proyecto. Está dentro de nuestras capacidades desde el punto de vista financiero, arquitectónico y financiero. Sin duda, hay mucha experiencia disponible en términos de ingeniería y construcción. Así que no nos sentimos nada incómodos con un proyecto como este. El edificio Brookline Bank, ha habido alguna conversación con ellos. Tenían una opinión muy particular sobre el valor del edificio, que nos resultó difícil de entender en el contexto del proyecto más amplio. Es posible que se dé cuenta de que si pasa por el edificio, se están llevando a cabo allí obras para Needham Bank. Y creo que el plan es que Needham ocupe una sucursal allí a finales de año o principios del próximo. incluyendo un acceso para vehículos y un espacio de oficina en el segundo piso. Entonces creo que estarán muy felices allí. Sentimos que la propiedad de ese sitio no era realmente necesaria. Es una huella muy pequeña, como usted sabe. Y es simplemente una propiedad que realmente no necesitábamos para poder realizar el proyecto más grande. Y les deseamos lo mejor en el arrendamiento del banco.
[SPEAKER_03]: Gracias, Chris. Eso es todo lo que tenemos hasta ahora en los chats.
[MCM00000652_SPEAKER_05]: ¿Alguna pregunta en vivo que alguien pueda tener? Si no hay ninguno, simplemente mencionaré nuevamente que cuando concluyamos la reunión, esto se grabará como un archivo de video o se guardará como un archivo de video. Y luego, al día siguiente, se lo comunicaremos a Víctor e Yvette. Y luego podrá aparecer en el sitio web de la ciudad y la gente podrá verlo después del hecho. Me gustaría agradecer a todos por participar esta noche, incluidos Victor e Yvette. Y su departamento ha estado muy a favor del desarrollo económico, lo cual creemos que es fantástico. Me gustaría agradecer a Paul y Scott por participando con su experiencia. Y Sean y John, gran trabajo en la planificación y el diseño aquí. Así que creo que es un esfuerzo de equipo realmente grandioso que, si podemos mantener esto en marcha, brindará muchos beneficios a la ciudad. Y creo que soy cautelosamente optimista de que tal vez podamos lograrlo.
[Unidentified]: Víctor, ¿algún pensamiento que quieras compartir?
[Victor Schrader]: No, gracias Chris. Lo siento, tuve que salir brevemente, pero no en este momento. Y si alguien tiene alguna pregunta de seguimiento, puede comunicarse con usted. ¿Es eso correcto?
[MCM00000652_SPEAKER_05]: La información de contacto está ahí. Ya saben, Victor y Eunice, Cheryl, apreciamos sus preguntas así como las de las personas que ya vinieron, pero disfrutamos interactuar con ustedes.
[SPEAKER_05]: Sí, muchas gracias. Muy, muy útil. Gracias.
[MCM00000652_SPEAKER_05]: Nuestro placer. Bueno, Víctor, ¿crees que debería terminar con esto y luego dejar que haga lo suyo y guardar la grabación? Tomará un tiempo. No estoy seguro de si esperaré. Puede que tarde un poco en terminar, pero en el peor de los casos mañana puedo conseguirles un enlace para que puedan actuar. Será un archivo grande, pero les daremos un enlace para que puedan descargarlo. Y luego, cualquier cosa que quieras hacer en términos del sitio web de la ciudad, puedes hacerlo.
[SPEAKER_05]: Sí, ¿podría pedir que las diapositivas se difundan también al menos a este grupo o, si no, que se difundan más ampliamente en su sitio web o algo así?
[MCM00000652_SPEAKER_05]: Seguro. Víctor, creo que lo vamos a repaginar, lo que podría llevarnos aproximadamente un día. Y luego se lo podemos pasar a Víctor con una K. Y luego supongo que podría aparecer en el sitio web de la ciudad en un lugar apropiado. ¿Funcionará eso?
[Victor Schrader]: Eso funciona para nosotros. Planearemos publicarlo en la página de la Oficina de Planificación, Desarrollo y Sostenibilidad. Y crearemos un nuevo encabezado para este proyecto en esa página.
[SPEAKER_05]: Víctor, ¿te parece bien? Eso es fantástico. Gracias.
[MCM00000652_SPEAKER_05]: Bueno. Muy bien, ha sido un placer, amigos. El tiempo pasó volando. Y gracias de nuevo a todos, seguiré adelante y presionaré el botón de finalizar. Y ojalá podamos continuar el progreso.
[Unidentified]: Muy bien, gracias. Que todos tengan una gran velada. Buenas noches. Adiós.