Charles Marquardt letter on Novartis Petition

Charles Marquardt letter on Novartis Petition - Apr 5, 2011

Charles J. Marquardt
l0 Rogers Street Unit 1120
Cambridge, MA 02142

April 5, 2011
Councillor Sam Seidel
Chair, Ordinance Committee Cambridge City Council
797 Massachusetts Avenue Cambridge, MA 02139

Re: Novartis Zoning Petition - Special District 15 Dear Councillor Seidel,

I am writing to support zoning petition from Novartis to amend the Zoning Ordinance and Map to create a new Special District 15 along a portion of Massachusetts Avenue between Albany Street and Windsor Street.

There has been a steady diet of news stories of businesses seeking to leave Cambridge for purportedly better offers. To have Novartis making such a substantial commitment not only to stay in Cambridge but to also expand significantly its presence here speaks volumes to the competitive advantages of Cambridge.

The proposed amendment to create Special District 15 is integral to Novartis' expansion in Cambridge. The Special District will provide Novartis with relief to build a larger building than allowed under current zoning while providing for the redevelopment of a parcel that has been underutilized in recent years.

I believe that retaining Novartis in Cambridge is important to the City and that the requested rezoning not only helps the City accomplish that goal, it also provides the City an opportunity to work with Novartis to redevelop a critical stretch of Massachusetts Avenue that can add to the vibrancy of Central Square.

I also believe that it is important to include conditions in any zoning relief so that both the petitioner and the City can move forward with a common understanding of the development and its impact on the neighborhood and the City at large. With this in mind I provide the following conditions for your consideration as you hopefully approve this zoning petition:

Massachusetts Avenue Frontage - The site of the proposed Special District 15 occupies a very prominent position along Massachusetts Avenue. To preserve a human scale along Massachusetts Avenue and make the parcel visually inviting as well as inviting for users of the potential open space on the parcel (see below), it is important that the Massachusetts Avenue frontage be scaled down from the heights requested on other portions of the parcel. This could be accomplished in many ways, but it is necessary to prevent the creation of a potential "canyon" at that portion of Massachusetts Avenue.
Open Space - This section of Mass Avenue and indeed the City has very limited open space that is green. Providing green open space for both its employees and the residents of Cambridge is something that would appear achievable at the site of the zoning petition. Rather than leave the creation of such a public benefit to chance, it should be included as a condition of approving the zoning petition.
Noise Mitigation - Cambridge and its residents have developed a keen understanding of the impacts of noise on neighborhoods. The proposed Novartis facilities will be in close proximity to Newtown Court and Washington Elms as well as several sites that could become housing in the future. It would benefit both current and future residents of the neighborhood if noise mitigation did more than meet the letter of the regulations. Rather, an undertaking to seek to mitigate noise levels below what is required would be a further demonstration of Novartis' commitment to the neighborhoods in which it is located.
Retail Space - Novartis has already demonstrated their commitment to ground floor retail with the work they have done across Massachusetts Avenue from this site. Creating additional active ground floor retail on this site is important for continuing the development of an active Massachusetts Avenue from Central Square right down to the MIT campus. Additional consideration should also be given to providing retail or other "active" uses along the other edges of the parcel as this will provide for greater vitality in the surrounding streets and neighborhood. Of course, the City has required ground floor retail in many developments. Some has met with success while others have been, to be kind, less than successful. In this case, the City needs to ensure that the ground floor retail, if required, is vibrant and active. This can be accomplished by not only requiring that the space be built, but that it also be filled.
Employee, Neighborhood Interaction - Much work is being done to enliven Kendall Square and encourage more interaction between the people who work in the buildings with those who live and work in the neighborhood. One idea worth considering that I have heard discussed by Councillor Cheung, is finding ways to have employees leave the building for their breaks, to do their errands and eat their meals. One way to accomplish this could be to require the buildings built on the parcel not to have amenities such as a cafeteria, gym or other types of services offered by local businesses outside the building. This could serve two purposes. First, it encourages employees to venture outside and sample the wares and services of the many local establishments. Second, it helps provide potential customers to the businesses located in the area. It could also prove very helpful in attracting businesses to the retail spaces in the building(s) themselves, provided that all entrances to the retail spaces in the buildings would have to be external to the building so that employees and visitors would have to exit the building(s).

This zoning petition makes sense for both the petitioner and the City. With the proper conditions, the creation of Special District 15 can benefit all parties. I strongly urge the Ordinance Committee to forward this petition to the full Council with a positive recommendation as expeditiously as possible. I also strongly urge the Ordinance Committee and the full Council to act on this petition to create Special District IS in such a manner as that it is passed as soon as practicable.

I thank you in advance for your consideration of my comments on the proposed zoning petition. Please feel free to contact me at Charlie@charlesmarquardt.org if you have any questions or want any additional information.

Sincerely,
Charles J. Marquardt
CC : Cambridge City Council Margaret Drury, City Clerk