[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?
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[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]: 当然。 非常感谢肖恩。 那真是一次很棒的演讲。 为了快速分析它们，我们尽可能逻辑地将这些好处分组。 所以我将从税务世界开始。 当然， 我们的想法是增加城市的税基，即房地产税基。 根据我们所知的生命科学领域的其他类似财产，这些现有财产每年产生约 266,000 美元的房地产税。 一旦完成，该项目每年将为该市带来约 15 至 2000 万美元的收入。 此外，当然还有建筑许可费，我们估计约为 1200 万美元，而债券费可能又是 100 万美元。 因此，该项目的财政影响相当显着。 在交通方面，正如肖恩提到的，我们将把神秘大道的路缘石数量从九个减少到四个，这应该有利于交通流量的顺畅。 肖恩很好地阐述了完整街道的概念。 以及对行人和骑自行车者的好处。 我们认为神秘谷公园大道的入口和出口会带来一些好处。 显然，需要与 MassDOT 进行对话，看看他们是否愿意公开此事。 但我们很高兴与我们的流量工程师进行这次对话。 正如 Sean 指出的，我们打算在 Mystic Avenue 一侧为 MBTA 公交车乘客安装公交车候车亭。 总的来说，我认为可以公平地说，与今天相比，这个地方将非常适合骑自行车和行人。 在能源和环境领域，我们将为所有四栋建筑采用绿色建筑原则。 现场雨水管理实际上相当古老，因为它是现在建立的。 然后在 Paul Avery 的帮助下将其更新为当前的最佳实践。 正如肖恩提到的，可渗透表面积将显着增加约一英亩又四分之一英亩。 我们希望给温特布鲁克一些关怀，让他得到更好的治疗，让他看起来更好、更健康。 所有建筑系统都将是最先进的，包括建筑围护结构。 我们会有肖恩提到的电动汽车充电站。 所有至关重要的建筑系统，我们当然会将它们放置在不会遭受洪水侵袭的地方。 肖恩，如果你想翻到下一页。 开始了。 当然，从更主观的角度来看，我认为可以公平地说，该项目将显着改善场地和街景的美观性。 这里有大量现在不存在的公共开放空间，面积超过两公顷半，包括多用途道路、几个花坛和树木。 然后，你知道，肖恩提到了我们在一楼开设餐厅和零售空间的想法。 我们认为我们可以在那里吸引一些良好的零售和食品用途。 这些建筑物肯定会为 I-93 州际公路（显然是一条繁忙的路线）上的交通提供一些声音和视觉保护。 因此，我认为，在更主观的世界中，我们当然希望这个项目能让梅德福比今天在生命科学和技术领域更加出名。 93 岁时的能见度以及我们心目中的临界质量将在这方面有所帮助。 我认为毫无疑问，这将是一个尚未得到充分利用的网站的复兴。 我在聊天中看到有人提到这一点，我们完全同意。 在就业方面，我们预计这将创造大约 1,000 个建筑业就业岗位。 建成后，大约有 2,500 人将在这里工作。 他们是专业、技术和行政专业人员，他们将可支配收入贡献给该地区，以支持梅德福的企业、商店和餐馆。 我认为在此过程中肯定会提高邻近房产的价值。 这些都是我们能够获得的一些经济发展效益以及我们想象中的税收优惠。 到城市。 斯科特，您想谈谈您正在做的流量工作吗？您如何处理这样的网站，以及有哪些考虑因素？
[MCM00000653_SPEAKER_02]: 是的，绝对是，克里斯。 谢谢。 事实上，如果您可以回到第五张幻灯片，我认为这将是一个很好的起点。 郑重声明，实际上，在 PDF 的第五张幻灯片之前还有两张。
[Unidentified]: 完美的。
[MCM00000653_SPEAKER_02]: 几乎。 开始了。 谢谢。 Scott Thornton 和 Vanessa Associates 担任该项目的交通顾问，我们非常高兴能够参与这一复兴开发项目。我们认为这对这座城市来说是一个伟大的项目，而且它确实是一个 Jason 293 地理位置优越，可轻松实现此类开发，从高速公路可轻松前往重要的公交线路，非常靠近惠灵顿车站、戴维斯广场和未来。 绿线上的鲍尔广场站。 我们相信，在神秘大道上，其道路宽度充足，我们相信它可以为所有道路使用者带来更多好处，不仅是车辆，而且还有公共汽车、行人和骑自行车的人。 我们正处于该项目交通研究的早期阶段。 我们正在与市交通工程师和社区发展部门协调，评估交通研究中应考虑的事项。 我们预计会对一系列上下交叉进行审查。 离开神秘大道 (Miss Mystic Avenue)，然后驶入主街 (Main Street)，到达该地点街对面邦纳 (Bonner) 和亚历山大 (Alexander) 的一些社区十字路口，然后驶入神秘谷大道 (Mystic Valley Parkway)。 但同样，这是一项正在进行的工作，我们希望它能够满足克里斯之前提到的分区清单上必须做的项目之一。 对于解决城市的交通问题应该会做出很大的贡献。 好的，现在我们可以继续讨论 PDF 第八张幻灯片第八张，克里斯，这是您想到的第一张幻灯片。 是的，仅此而已。 完美的。 因此，正如肖恩提到的，该地点建议进行四次路边削减 这比目前为该网站提供服务的九个有所减少。 从访问管理的角度来看，这对于巩固路边减少非常有用，因为交通可以进出的地方越来越少。 主要街道。 此外，这些通道将受到某种类型的通道限制，因为只有距大道与哈佛街交叉口最远的通道之一可以左转。 其他车道可能限制右转和左转。 但这是我们必须与点和城市合作的事情。 我们预计该建议访问的位置可能会有红绿灯。 什么是哪里就是哪里。 如果有 RRFB 或人行横道，则可能会在交通信号灯处实施完整的行人阶段。 系统在该位置。 我们相信其他一些人行横道有 Hawk 或 RFB 系统，这又与邦纳大道尽头现有的系统类似。 按钮激活和频闪灯可提醒驾驶员有行人正在过马路。 正如肖恩所说，它似乎运作得很好。 Mystic Ave 人行道之间的路面一般为 66 至 70 英尺。 所以那里有很多人行道可以使用。 我们相信有机会整合自行车道和行人服务。 据称，MBTA 巴士候车亭对于增加乘客量有很大作用，因此人们可以在恶劣天气中等待 等待他们的巴士到达。 我们知道 95 路公交车路线可能会有一些变化，但这样的发展可能会对这些变化产生一些影响。 我们知道该市的交通工程师和社区发展部门正在努力解决这些问题，并且我们会在力所能及的范围内帮助他们。 据肖恩表示，停车场位于地下车库，可通过内部道路进入。 建议将短期使用的地面停车场和一些辅助用途结合起来。 可能有一些餐馆或咖啡馆，也许有一些健身房，但所有这些 此类规划尚未完成。 但话又说回来，大部分停车场都在建筑物下面。 目前拟建的通往场地东北部公共道路的通道将再次用于容纳从 93 号出发的入境交通。 直接穿过大道，按照现有标牌，右转进入大道，然后在该位置右转。 我们预计目前不允许在工地外左转或从道路左转进入工地。 地点。 但同样，我们将与 MassDOT 一起调查此事，DCR 在 93 的另一边也存在一些管辖权问题。 所以我认为就整个交通研究过程而言，正如我提到的，我们正在与城市进行协调。 我们预计不仅有 呃，审查对工作室或地点的影响，还有 TDM 措施的建议，呃，其中，你知道，一些想法可能包括前往惠灵顿或戴维斯广场的巴士，呃，保留现场旅行的方式。 因此，当人们到达那里时，他们可以在网站上花费大量时间，并且 他们不需要用汽车去旅行、办事等。 但我们相信，增加行人连通性、增加自行车连通性以及进入该地区现有的多用途小径，当然，沿着靠近 93 号的场地东侧维持一条自行车道，我们认为这是 这是该项目的一个重要特征和好处。 我们希望随着研究的发展将其纳入其中。 有了这个，我想我会把电话转给克里斯继续。
[MCM00000652_SPEAKER_05]: 斯科特，谢谢。 这确实内容丰富且全面。 保罗，也许我们可以给你谈谈 一点土木工程网站。
[MCM00000652_SPEAKER_04]: 当然，看起来不错。 因此，当我们谈论这样的项目中的土木工程时，我们实际上是在谈论两大类元素。 首先是为该地点提供服务的公共服务。 在这种情况下，我们有，我们需要水，我们有，我们需要污水连接，我们会有电。 我们将有天然气和一些电信服务。 一般来说，所有这些服务都可以在 Mystic Avenue 的现有基础设施上使用。 随着项目的进展，我们将进行容量分析，以确定该项目是否在这些系统的容量范围内。 如果需要任何更新，我们会进行更新。 因此，我们认为随着项目的发展，我们开始关注这些类型的数字。 雨水，因为我们的温特布鲁克就在这个项目区域的中间，这里就是温特布鲁克。 本质上，它的作用是将项目分成两半。 我们有北侧和南侧，小溪将它们分开，作为湿地资源，该项目将根据马萨诸塞州湿地保护法和当地法规获得保护委员会的许可。 因此，所有雨水处理措施都将得到全面实施。 通常，一些最大的挑战是缓解随着以前未开发地区的开发而增加的径流。 在这种情况下， 该地区已经开发完毕。 目前的状态几乎已完全铺好。 因此，地表径流量的增加是人们关注的问题之一。 这在这里不会成为问题，因为我们增加了大量的开放空间和可渗透的人行道。 所以，这些措施本身。 将导致场地径流减少。 这让我们回到了水质，这是本案中的另一个大问题。 我们不需要去那里，但肖恩之前有一张图形显示了一些类似生物沼泽的元素，我们计划尽可能将它们纳入设计中。 由于场地大部分是弯曲的，可能需要一些带有地下管道的收集系统。 在排入温特布鲁克之前，采取措施去除总悬浮固体。 我们不会做的是排入神秘大道现有的排水系统，我们打算将其保留在一边。 实际上，我们的场地正面面向神秘大道，背面面向 93 街。 我们将建立联系 到连接温特布鲁克两端的下水道，而不是连接到街道。 目前，项目现场的部分径流流向神秘大道，因此有助于这些地区的流量。 我们将避免这种情况，并直接对进出温特布鲁克的下水道进行处理，以进一步减少对公共排水系统的影响。 仅此而已，我们可以回答任何问题或解决可能出现的任何疑虑。
[MCM00000652_SPEAKER_05]: 保罗，谢谢你。 这非常有帮助。 也许我们能做的就是进入问答阶段。 也许我们可以开始，我们在聊天中提出了一些问题。 也许我们可以举起它们。 我不知道，约翰·凯里，你是否有能力 观看它们或者一一阅读它们。 审核完毕后，我们将能够现场提问。 也许当我们回顾聊天问题时，一些实时问题已经得到了解答。 但是，约翰，我们为什么不从聊天问题开始呢？如果您能一一阅读我们的话。
[SPEAKER_03]: 当然，克里斯。 谢丽尔·R. (Cheryl R.) 问或说： 如果你现在能听到我的声音就好了吗？
[Unidentified]: 是的。
[SPEAKER_03]: 好吧，如果现在你终于把注意力转向了这个领域，那就太好了，如果你能开始维护 Winterbrook，你不应该忽视它很多年。 你现在愿意承诺吗？
[MCM00000652_SPEAKER_05]: 是的，谢丽尔，谢谢你的提问。 我想我们可以想象，比如说，收养他。 也许这就是“收养布鲁克”计划。 因此，正如我们所描述的，当然在前端，他需要感情，就像你和他很亲近时会看到的那样。 所以，是的，我们想象尝试改进它并在以后保持这种状态。
[SPEAKER_03]: 朱迪，这是朱迪发来的。 许多类似的开发项目在主层设有小型咖啡馆和餐馆供租户使用。 您会包含这些功能吗？
[MCM00000652_SPEAKER_05]: 另外，朱迪，是的，谢谢你的提问。
[SPEAKER_03]: 抱歉，约翰，请继续。 抱歉，这有两个部分。 此外，美国银行是一个非常繁忙的地方。 他们会在你的新企业中占有一席之地吗？
[MCM00000652_SPEAKER_05]: 当然可以，所以让我们把它们按顺序排列一下。 是的，朱迪，我们希望看到咖啡店或小型零售店的一些用途。 我知道肖恩和约翰计划将这些空间规划到建筑物中。 然后我们会看看租户有什么兴趣。 我认为人们会对靠近加夫先生感兴趣，而且建筑物的临界占用量肯定会使这些商业地点变得可行。 但我们也很乐意看到这一点。 正如肖恩提到的，他们设计了一些露台空间，这些空间可以很好地补充您可以坐在外面的用途。 所以是的。 然后是美国银行，是的，我们很乐意在新建筑中为他们找到空间。 他是一位出色的房客，我认为他是社区的宝贵财富。 一点点协调就会发挥作用。 他们现在所在的建筑，所有现有的建筑，当然都会一栋栋倒塌。 但我们确实调查了一些临时银行设施。 如果 P of A 已经熟悉这种类型的安装，我不会感到惊讶。 他们可以通过拖车进行短期操作。 如果他们真的在全国各地这样做，我不会感到惊讶。 因此，可能有一种方法可以让他们在施工期间继续在临时地点运营，然后如果他们愿意的话就回来。 所以是的，我们很乐意看到这一点。
[SPEAKER_03]: 出色的。 Cheryl R.，再问一次，分阶段项目的计划相隔多少年？ 该地区多年来一直未得到充分利用。 梅德福需要最大化这些税收收入。
[MCM00000652_SPEAKER_05]: 好吧，谢丽尔，我们当然同意它多年来一直没有得到充分利用。 目前确实受市场影响。 这不是我们能控制的。 第一步是与市、州、政府实际完成规划和许可流程。 正如斯科特提到的那样，马萨诸塞州交通部和环境保护部都可能在这方面拥有一些发言权，因为我们靠近公路。 所以，我的意思是，我们靠近 93 路另一边的公园。 所以，你知道，一旦我们完成了许可流程，我们就可以真正开始商业化流程。 我们将根据需求尽快建造这些建筑物，但这是一个大问题。
[SPEAKER_03]: 谢丽尔，再说一遍，尽管您提出了完整的街道概念，但大规模的分隔仅仅是为了您的利益吗？ 您会资助整个解决方案吗？
[MCM00000652_SPEAKER_05]: 嗯，这是个好问题，谢丽尔。 我认为我们当然打算提供资金，特别是在神秘大道我们这边。 我不知道我们能否为神秘大道两侧的一切提供资金。 目前没有预算，因为该项目尚未完成。 所以现在是一个问号。 我们肯定会想象从我们所拥有的方面来看，它有利于公众。 目的是造福广大公众，当然还有我们打算建造的建筑物的居住者。 所以我认为这存在一些共同利益。 但我现在没有具体的答案给你，谢丽尔。 我认为这是一个合理的问题。 我不知道当我们坐在这里时我是否可以回答这个问题。
[SPEAKER_03]: 尤妮斯问：我们预计什么时候开始？
[MCM00000652_SPEAKER_05]: 你知道，这是一个很好的问题，尤尼斯。 再次，我希望我能得到一个具体的答案。 您可能已经听说过，这里有许多需要遵循的步骤。 而且我们也无法控制各个步骤。 所以我们会尽快做这件事，尤尼斯，这可能是我目前能告诉你的最好的消息了。
[SPEAKER_03]: 出色的。 我想朱迪问了一个关于停车的问题，我们已经讨论过了。 有地下停车场。 Nan K. 让我们看看，首先，Nan K 有几个问题。首先，您的项目将如何缓解南梅德福（从神秘大道到主街和温彻斯特的塔夫茨公园）的洪水？
[MCM00000652_SPEAKER_04]: 我会保留这个。 正如我所总结的，我概述了满足标准所需的雨水，其中之一是减少峰值径流。 这将通过在此处添加不渗透区域来实现。 此外，当我们从现场排放时，我们将排放到神秘大道内的雨水系统之外。 我认为这个项目 减少对该系统的贡献将有助于缓解上游地区的洪水。
[SPEAKER_03]: 太好了，谢谢巴勃罗。 第二，您的项目如何缓解梅德福的住房短缺问题？
[MCM00000652_SPEAKER_05]: 嗯，我想我会说，实际上，正如你所看到的，这是一个商业项目。 所以确实没有住房。 单位包含在其中。 可以这么说，这确实是一个独立且不同的事情。 我不知道如果出现住房短缺，我们是否可以说这会缓解住房问题。 我不知道它是否会产生这样的影响。
[SPEAKER_03]: 出色的。 我将把接下来的两个问题放在一起。 除了人行横道和指示牌外， 我认为，还有什么办法可以让行人或自行车安全地穿越神秘大道？ 拟议的自行车道是否会受到路缘石的保护？
[MCM00000653_SPEAKER_02]: 是的，我可以接受这个约翰，所以我认为这两个。 我认为让神秘峡更安全的关键是放慢交通速度。 如果我们可以的话，如果我们可以的话，你知道，用正在提议的这些类型的设施来激活街景。 而且有了多个交叉路口，有了多个交叉路口装置，以及其他一些措施，他们可能会限制高速公路，可能将车道减少到仍然符合标准，但可能不是现在正在运行的14英尺宽的车道或16英尺宽的车道。 这就足够了，它将对交通流量产生影响，并降低交通移动的速度，从而使过路更加安全。 就自行车道而言，我不知道我们是否已经确定了自行车道的设计处理方法 呃，当谈到自行车道时，它们是否受到保护，是否升高，是否有缓冲区，你知道，所有这些都将适合在哪里，因为，嗯，确实，有一些标准需要解决，而且，嗯，呃，但是，你知道，它是在未来计划中作为开发的一部分进行审查的。
[SPEAKER_03]: 出色的。 谢谢，斯科特。 嘿， 神秘河和神秘大道上的房屋的阴影效果如何？ 我猜自然、野生动物和居民会损失多少阳光？ 另外，我将把所有这些放在一起：40 英尺高的公用屋顶会给附近带来多少热量和噪音？ 距离多远的居民能够听到经销商屋顶的声音？
[Unidentified]: 想谈谈影子吗？
[MCM00000652_SPEAKER_02]: 是的，我认为神秘河上的阴影，神秘河距离建筑物600或700英尺，可以忽略不计。 神秘大道早上一般都会有阴影。 但话又说回来，这是一条相当宽阔的道路。 马路对面有一个购物区。 所以除了遮挡一些人的日出之外，至少遮挡太阳的视线，我认为这不是 影子研究非常糟糕。 我们将来会做一个平行研究，看看建筑物是否会对邻居产生影响。 同样，对于实用性问题，有很好的设计，我不确定它是否在梅德福条例中，但很可能是，我们必须坚持它。 在建造它们之前，我们将尽一切可能证明居民影响将是最小的。
[SPEAKER_03]: 谢谢肖恩。 将采用哪些结构来使开放空间对梅德福居民有吸引力？ 我会将其与 Cheryl R 归为一组。” 下一个问题。 或者声明，对于如此庞大且长期被忽视的项目，肯定正在为社区争取更多利益。 我们目前几乎没有空间进行课外活动，而这些活动可能会被添加到这个庞大的计划中。 消防塔、该地区的公园改善、麦格林游乐场需要帮助等。
[MCM00000652_SPEAKER_05]: 我的意思是，我可以接受那个。 谢丽尔，谢谢你的提问。 我认为，如果我们看看这里的税收优惠，每年征收 15 至 2000 万美元的增量税将为该市提供资源，用于您提到的所有类型的规划。 所以我认为我们希望 允许该市开展其中一些创意项目，并为消防员、警察和学校等项目提供资金。
[SPEAKER_03]: 谢谢，克里斯。 约翰·拉鲁索写道，值得注意的是，该项目处于非常早期的概念阶段，但考虑到生物科学的使用，没有提及动物设施、潜在危险化学品的储存、水处理或噪音。
[MCM00000652_SPEAKER_05]: 嗯，约翰，你知道，这些是我们经常看到的生命科学项目的一部分。 我认为，正如您所说，在初步阶段，我认为目标是拥有一套与生命科学领域一致的允许用途。 但我不知道我们是否会想象 你知道，有些非常危险，比如我认为我们不会看到人们在这里产生神经毒气或类似的东西。 所以这当然可以被认为是一个更详细的定义。 有一些类似的项目正在进行中，例如萨默维尔的博因顿庭院项目或南昆士兰大学项目，我们可以将其视为示例。 但我们看到这些项目正在实施。 看来他们正在安全地完成。 显然，你知道，首先要担心的是，这里所做的一切对于社区以及大楼内的员工来说都是安全的。
[SPEAKER_03]: 出色的。 谢谢，克里斯。 Victor Potsani询问第一阶段的建设需要多长时间？ 我们将在这个过程中的什么时候开始构建？ 换句话说，启动构建的强依赖是什么？
[MCM00000652_SPEAKER_05]: 维克多，这是个好问题。 当然，权限问题是查看是否可以启用此类功能的主要问题。 然后，假设许可进展顺利，那么我们实际上将进入更详细的设计、架构和营销阶段，最后是施工。 我想，如果将空间内的施工算在内，我们看到的这些建筑物的实际施工阶段可能会持续 24 到 36 个月，这是针对利用所谓的租户改进的租户而言的。 所以你可以看到，其中一些可以通过建造基础建筑来复制。 从我们的角度来看，我认为我们希望在开始施工之前看到一定程度的预租赁。 我不知道这个水平是什么。 这也将是一种融资功能。 你知道，我们会资助其中的一部分，显然贷款人对他们想要看到的东西有自己的要求，以便对这座建筑感到满意。 好消息是，如今贷款人对生命科学非常感兴趣。 因此，似乎有大量资金可用于开展项目。 我们无法控制它将来的样子，但这些是一些可用的参数以及缩略图。
[SPEAKER_03]: 太棒了，非常完整。 维克多，同样，分为三个部分。 节点，我想我会把它们结合起来。 完工后，这将是最大的单一地点房产和房产组合的组合？ 合并后的资产管理和交付的项目在规模和复杂性上是否与此相当？ 最后，我们是否尝试过购买布鲁克林银行套餐？
[MCM00000652_SPEAKER_05]: 维克多，谢谢你的提问。 我想我还记得周一的面对面会议上的你，很高兴见到你，如果你是我认为你可以成为的维克多。 因此，我们已经完成了面积更大的项目。 这是我们期望在某个位置实现的最大平方英尺。 尽管正如我们提到的，这将是交错的。 我们不是， 你知道，对这个项目保持沉默。 从财务、建筑和金融的角度来看，它都是我们力所能及的。 在工程和施工方面当然有很多经验。 所以我们对这样的项目一点也不感到不舒服。 在布鲁克莱恩银行大楼，与他们进行了一些交谈。 他们对这座建筑的价值有非常独特的看法，我们发现在更广泛的项目背景下很难理解这一点。 如果您经过这栋大楼，您可能会注意到，李约瑟银行正在施工。 我认为李约瑟的计划是在年底或明年初接管那里的一个分支机构。 包括二楼的车道和办公空间。 所以我认为他们在那里会很开心。 我们认为这个网站的所有权并不是真正必要的。 如您所知，它的占地面积非常小。 这只是我们并不真正需要能够完成更大项目的财产。 我们祝愿他们在银行租赁方面一切顺利。
[SPEAKER_03]: 谢谢，克里斯。 这就是我们迄今为止的聊天内容。
[MCM00000652_SPEAKER_05]: 有人可能有任何实时问题吗？ 如果没有，我再提一下，当我们完成会议时，它将被录制为视频文件或另存为视频文件。 然后，第二天，我们会告诉维克多和伊薇特。 然后你就可以出现在城市的网站上，人们可以看到服装后的情况。 我要感谢今晚参加的所有人，包括 Victor 和 Yvette。 你们部门一直非常支持经济发展，我们认为这非常棒。 我要感谢保罗和斯科特 以您的经验参与。 还有肖恩和约翰，这里的规划和设计工作非常出色。 所以我认为这是一个伟大的团队努力，如果我们能够继续下去，将为这座城市带来很多好处。 我认为我对也许我们可以做到这一点持谨慎乐观的态度。
[Unidentified]: 维克多，你有什么想法想分享吗？
[Victor Schrader]: 不，谢谢克里斯。 抱歉，我必须暂时离开，但不是现在。 如果有人有任何疑问，请随时与您联系。 这是正确的吗？
[MCM00000652_SPEAKER_05]: 联系方式就在那里。 你知道，维克多和尤尼斯、谢丽尔，我们感谢你们以及已经来的人提出的问题，但我们很高兴与你们互动。
[SPEAKER_05]: 是的，非常感谢。 非常非常有用。 谢谢。
[MCM00000652_SPEAKER_05]: 我们的荣幸。 好吧，维克多，你认为我应该完成这个，然后让你做你的事情并保存录音吗？ 这需要一段时间。 我不确定我会等。 可能需要一段时间才能完成，但最坏的情况是，我明天可以获得链接，以便您采取行动。 这将是一个很大的文件，但我们将提供一个链接，以便您可以下载它。 然后无论你想在城市网站上做什么，你都可以做。
[SPEAKER_05]: 是的，您能否要求将这些幻灯片至少发布给该组，或者如果没有，请在您的网站或其他地方更广泛地发布它们？
[MCM00000652_SPEAKER_05]: 当然。 维克多，我想我们要重新设计，这可能需要大约一天的时间。 然后我们可以用 K 将其传递给 Victor。然后我认为它可以出现在城市网站上的适当位置。 这行得通吗？
[Victor Schrader]: 这对我们有用。 我们计划将其发布在规划、发展和可持续发展秘书处的网站上。 我们将在此页面上为此项目创建一个新标题。
[SPEAKER_05]: 维克多，你还好吗？ 太棒了。 谢谢。
[MCM00000652_SPEAKER_05]: 出色地。 非常好，朋友很高兴。 时间飞逝。 再次感谢大家，我会继续点击关闭按钮。 希望我们能够继续取得进展。
[Unidentified]: 很好，谢谢。 祝大家度过一个美好的夜晚。 晚安。 再见再见。