The Union Square Neighborhood Council

Background: Why we need a Neighborhood Council

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We are presenting a model for a representative, democratic, independent organization that can represent the Union Square neighborhood and seek to:

• Protect community values
• Prevent displacement
• Ensure that our community’s shared goals will help shape Union Square’s future

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Union Square:

Neighborhood Area boundaries

3

Boynton Yards

Duck Village

Brickbottom

Grand

Junction

Spring Hill

East Somerville

Cobble Hill

Inman Square

Mid-Cambridge

Lincoln Park

Beacon Street

Prospect Hill

Central

Hill

D Blocks/ Overlay District

4

Plaza

Dunkies

Ebi Sushi

Mike’s Auto

Buk Kyung

Mandarin

Goodyear/

Citizens

Ricky’s

Old Post Office

CrossFit

Public Safety Bldg

Gravel lot

Radiator shop

Royal Hospitality/ Beacon Sales

Auto Shops

Munro Muffler

5

Big changes

Goals of Development

• Transform Union Square into a Commercial District
• Add new residential units to address demand
• Create Jobs
• Pay Bonds for Green Line Extension, High School, Water/Sewer improvements, Police/Fire Stations, etc.
• Avoid or Lessen increases to Residential Taxes
• Alter the Physical Environment through green space, community space, parking, etc.

Possible Risks of Development

• Increased valuations could displace residents and businesses through rising rents and taxes
• More traffic could increase pollution and accidents
• Small luxury units will not house growing families
• Construction impact could harm existing businesses
• New aesthetic could alter character of the neighborhood
• Increased cost of living could drive out residents & businesses
• Design could mar views, cast shadows
• Chains & franchises could reduce circulation of money locally

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History of the Neighborhood Council

• The idea for a neighborhood council came out of the “place management” working group of the LOCUS process (2015-2016)
• We wanted an independent, democratic, and representative group that could negotiate CBAs on behalf of the community and be recognized as a vehicle for community participation and input
• Starting in December 2016, the ad hoc Neighborhood Council Working Group began meeting

History of the Neighborhood Council (part 2)

• The commitment that US2 will negotiate a CBA with the Neighborhood Council is included in a development covenant that was ratified along with the Union Square zoning overlay
• The city’s recognition of the Neighborhood Council will be formalized in the Community Benefits Ordinance, which is before the Board of Aldermen now.
• The working group presented a version of its proposal to be approved by two-thirds majority in two public meetings in June
• The proposal was narrowly defeated and the working group took input from the community to revise and improve the proposal

Who’s been involved in the Working Group?

A volunteer group of neighborhood residents and organizational representatives, including people who have been very active for years and people who just got involved last year

Usually 20-30 people at each working group meeting, including members of Union Square Main Streets, Union Square Neighbors, Union United, Chamber of Commerce, Green & Open Somerville, and unaffiliated individuals

(Jacob Kramer, Michele Hansen, Bill Gage, Benny Wheat, Sara Halawa, Jeff Warren, Katie Gradowski, Erik Neu, Rob Buchanan, Tom Bent, Steve Mackey, Bill Shelton, Tori Antonino, Bill Cavellini, Karen Narefsky, Van Hardy, Greg Hill, Joe Beckmann, Gary Trujillo, Lou Walker, Edwidge Hercule, Jim Stanford, Kevin Dickinson, Ann Camara, Fred Berman, Richard Curran, Wig Zamore, Pat McCormick, Mike Gintz, JT Scott, Andy Greenspon, Stephanie Hirsch, David Gibbs, Matt Miller, Simon Hill, Christian Brandt and many others)

Our Process

As a working group we have developed a process of:

• Meeting bi-weekly for 2-3 hours, alternating between weekend mornings and weekday evenings
• Co-Facilitation and agenda management
• Formal circulation and approval of meeting minutes
• Adopting a robust code of conduct
• Voting to approve motions by 2/3 majority - many updates were approved by near-consensus votes.

Developing the Neighborhood Council

Over the past ten months we have:

• Held meetings open to anyone with an interest in the future of Union Square including: owners, renters, businesses, workers, lawyers, urban planners, artists, seniors, young people and members of neighborhood groups
• Researched models from other cities
• Created a forum for discussing ordinances that will affect Union Square
• Developed the structure and election processes that we will present here!

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What is the role of the Neighborhood Council?

• Provide input into key legislative provisions (e.g., Zoning, Community Benefits Ordinance)
• Negotiate a Community Benefits Agreement (CBA) with US2
• Recommend how to use Community Benefits Funds to benefit Union Square
• Be a voice for the community and address the effects of development on residents and businesses

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Why now?

• There is a clear need for community input in development
• We want to make sure a CBA is in place before the master developer can make decisions about hiring, building programming, and environmental concerns
• Without an elected, independent neighborhood council in place, the mayor’s proposed Community Benefits Ordinance would give the mayor the opportunity to appoint a Neighborhood Council
• After ten months of working group meetings and expanded community input we feel that our Neighborhood Council model is ready for implementation!

Proposal for Interim Bylaws for the Union Square Neighborhood Council

Our proposal: Neighborhood Council Bylaws (1 of 2)

The bylaws are designed to provide a framework for a Founding Board to:

• Hold and run accessible public meetings
• Be agile in making decisions
• Get Membership buy-in and approval for Community Benefits or changes to Bylaws of the Neighborhood Council
• Speak publically on behalf of the Membership

Our proposal: Neighborhood Council Bylaws (2 of 2)

The interim bylaws are designed to provide a framework for a Founding Board to:

• Draft and ratify permanent bylaws
• Incorporate as a non-profit organization
• Negotiate a Community Benefits Agreement
• Receive and disburse funds
• Avoid conflicts of interest

Vision and Mission

Vision

Union Square: a thriving, engaged, enjoyable, inclusive, sustainable, diverse urban neighborhood and vibrant commercial center.

Mission

The mission of the Union Square Neighborhood Council is to help shape the future of Union Square as an increasingly inclusive and vibrant neighborhood and commercial center built around the aspirations of the people who live and work here.

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Goals of the Neighborhood Council

• Build Community
• Empower Members of the Community
• Minimize Displacement and Promote Affordability
• Increase Economic Opportunity
• Steward the Public Realm and the Built Environment
• Community Representation

Structure and Levels of Participation

As outlined in the bylaws, there are three tiers of participation in the Neighborhood Council:

• Voting Members
• Non-voting Participants
• Founding Board

All are Welcome!

All Union Square Neighborhood Council participants (members and non-members) will be asked to complete a form which includes their name, address, and qualifying criteria to join as a member, or desire to participate as a non-member.

Members

Members of the Union Square Neighborhood Council will participate in Neighborhood Council meetings, and vote to elect board members, and approve bylaws and community benefits.

Member Eligibility Requirements

To become a Member of the Union Square Neighborhood Council, a person must meet at least one of the four criteria below (within the past 12 months):�

1. Be a resident of Union Square.
2. Work at or own a business located within the boundaries of Union Square.
3. Own real estate property (residential or commercial) located within the boundaries of Union Square.
4. Lack a permanent address but receive support services within the boundaries of Union Square.

Role of Non-Voting Participants

• Stakeholders who do not meet the criteria for Membership may still attend Union Square Neighborhood Council meetings and participate fully, with the exception of participating in voting.

Boundaries of the Union Square Neighborhood

• The proposed Neighborhood Council bylaws adopt the same boundaries of the Union Square “neighborhood area” as those defined in the 2016 Union Square Neighborhood Plan.
• Neighborhood Council participants who live or work in Somerville outside the boundaries of Union Square may participate in meetings but are not eligible to vote.

Union Square:

Neighborhood Area boundaries

26

Boynton Yards

Duck Village

Brickbottom

Grand

Junction

Spring Hill

East Somerville

Cobble Hill

Inman Square

Mid-Cambridge

Lincoln Park

Beacon Street

Prospect Hill

Central

Hill

Founding Board: Overview

Founding Board members shall serve and execute the responsibilities of the Neighborhood Council in its first year.

• 15-member Board
• Elected by Neighborhood Council Members
• Officers include Co-Chairs (2), Secretary, and Treasurer�Officers are elected by the Board

Founding Board: Roles and Responsibilities

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• Duties: Undertake “activities to achieve the mission and goals of the Neighborhood Council.” This broad scope enables and empowers the Board to, at its discretion:
• Speak on behalf of the Neighborhood Council
• Negotiate community benefits agreements with ratification by Membership
• Collect and disburse any funds
• Provide recommendations on issues affecting Union Square
• Special duties:
• Propose permanent bylaws
• Study and issue a report on the most appropriate form of incorporation as an independent, private entity.

Why “Private” or Independent?

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• The working group faced a question: Should a Neighborhood Council be a branch of Municipal Government, or should it be an independent group?
• Chose independent, private, non-profit because it offers flexibility, especially in terms of having legal standing to negotiate binding Community Benefits Agreements with developers in Union Square
• Holds itself to many standards of a Public Organization, in particular with regard to Conflicts of Interest, Non-Discrimination, and Public Meetings.

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Founding Board: Eligibility Requirements

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• All Neighborhood Council Board members must be at least 16 years of age and live or work in Union Square.
• The​ ​master​ ​developer​ (US2) shall​ ​not​ have​ ​an​ ​employee,​ representative​, ​or​​ consultant​ ​on​ ​the​ ​Board​ ​of the​ Neighborhood​ ​Council.​​ If​ ​a Board​ member​ becomes​ ​an​ ​employee,​ ​representative,​ ​or​ ​paid consultant​ ​of​ ​an​ ​active​ Union​ ​Square​ ​developer​ during​ their​ ​term,​ they​ ​will​ ​be​ ​replaced.
• If a Board member is displaced from Union Square, he/she/they may serve out the duration of his/her/their term.

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Filling Seats on Founding Board

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1. Each candidate will choose which seat categories they wish to run for
2. The Elections Committee will verify a candidate’s eligibility for each selected category
3. Voters will vote for up to 15 candidates
4. Tabulators will identify the top 2 vote getters in each category to meet the requirements for board composition.
5. Open seats will be filled by the remaining top vote-getters

Avoiding Conflicts of Interest (1 of 2)

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• The determination of any conflicts of interest for Neighborhood Council Board members shall be governed by Massachusetts General Laws, c. 268A, as applicable to “special municipal employees”.
• Adherence to MGL c. 268A, should in no way be construed to limit a Board Member's ability to speak on matters of policy, or to otherwise designate them as a Municipal Employee.
• Board members shall recuse themselves from voting on or participating in the discussion of any matter in which they have a conflict of interest.

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Avoiding Conflicts of Interest: 2 of 2

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• In any matter in which a Board member has a potential conflict of interest, that Board member shall fully disclose the nature of the potential conflict at the earliest possible opportunity to the Board or Committee in which the matter shall be under consideration. 

• Following such disclosure by the Board member, the Board shall vote by simple majority as to whether that Board member shall recuse themselves from any discussion or voting on the matter. 

• A person who recuses themselves from considering a matter due to an actual or potential conflict of interest shall not be present during the discussion or voting on such a matter.


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Timeline

• Vote to approve Neighborhood Council bylaws
• October 23, 7am-8pm
• Candidates submit Packets by November 9th
• Candidate Forum: November 18th - 3-5pm
• Election: December 2nd & 6th - 7am-8pm
• Neighborhood Council Founding Board has first meeting 2 weeks after election!

October 23rd: Vote to Ratify

Ballot question that will be posed:

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Do you approve these bylaws as presented by the Union Square Neighborhood Council Working Group for the creation of the Union Square Neighborhood Council?

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Yes

No

Abstain

Elections Committee:

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Karen Narefsky

Ann Camara

Phillip Parsons

Fred Berman

Van Hardy

Michèle Hansen

Gary Trujillo

And… you?

https://groups.google.com/forum/#!forum/usnc-wg-elections

Submitting Candidate Materials

All Candidate Materials can be submitted to any of the following places:

Email: UnionSquareNeighborhoodCouncil@gmail.com

Mail: Union Square Neighborhood Council� P.O. Box 48, Somerville MA 02143

In-person: Somerville Community Corporation� 337 Somerville Avenue, 2nd Floor� Somerville, MA 02143

Timeline

• Vote to approve Neighborhood Council bylaws
• October 23, 7am-8pm
• Candidates submit Packets by November 9th
• Candidate Forum: November 18th - 3-5pm
• Election: December 2nd & 6th - 7am-8pm
• Neighborhood Council Founding Board has first meeting 2 weeks after election!

Appendix

“How”: Community Based Process

Acronyms:�CBA: Community Benefits Agreement�ISD: Inpsectional Services Division (City of Somerville)�MLDA: Master Land Disposition Agreement

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Who is/was Watching

Union Square Neighborhood Council

Neighborhood Meeting(s)

Design Review Committee

Neighborhood Meeting(s)

Design Review Committee

SomerVision

(2012)

USQ Revitalization Plan

(2012)

USQ Neighborhood Plan

(2016)

MLDA Approved

(Apr 2017)

USQ Zoning

(June 2017)

Coordinated Development

Special Permit

Phase 1 Site Plan & Design Review

Phase 1 Building Permit

Planning Board

Board of Aldermen

Planning Board

SRA &

US2

Board of Aldermen

Planning Board

Planning Board

ISD

Covenant Agreement

(June 2017)

Mayor & US2

MEPA: State Environmental Review

CBA: US2 & Neighborhood Council

�SRA: Somerville Redevelopment Authority�USQ: Union Square�US2: Union Square Station Associates (Master Developer)�

SomerVision

Participants

Civic Advisory Committee (CAC)

Union Square Neighborhood Council Working Group

“How”: Reference Glossary

“How”: Community Benefits Agreement (CBA)

Covenant

CBA

Funding of Priorities (Indirectly)

Union Square NC

The CBA is for commitments which:

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Cannot be ensured through other means (e.g., City of Somerville is prohibited)

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or which

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Have not been ensured through other means (e.g., City has not prioritized)

“How”: Community Benefits Cmte

Union Square NC

Gilman Square NC

Ball Square NC

College Ave. NC

CBC

Developers

Somerville

Recommendations

Union Square

Gilman Square

Ball Square

College Ave.

City-Wide

A Minimum of 60% of Funds Generated by Development in a Neighborhood will flow back to that Neighborhood

ALL STILL TBD

Why: Housing: Affordable Units

Approximately 180 new affordable units

181 Washington Street = 35 Affordable Units

=5 x

Estimated cost of affordable housing subsidy is $250,000 per unit = $49 million

Source: “Covenant: Introduction” (4 April 2017), OSPCD, City of Somerville presentation to Board of Aldermen, p. 12.

“Why:”: Open Space

Previous Drafts

• Minimum size of required Neighborhood Park = 8,000 square feet (0.18 acres)

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As Passed

• Minimum size of required Neighborhood Park = 27,000 square feet (0.62 acres)

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Quincy Street Open Space

(0.12 acres)¹

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Milk Row Cemetery

(0.69 acres)¹

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1. Source: Open Space square footage estimates from Union Square Neighborhood Plan (p. 22)

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“Why”: Infrastructure

US2 cash contributions over life of project

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Covenant Agreement

• GLX contribution = $5.5 million
• Offsite infrastructure = $4.6 million
• Community Benefits fund = $3.6 million
• Spending priorities to be identified by USQ Neighborhood Council
• Future Phase contribution = $3.5 million
• Job Linkage = $1.96 million�

Zoning

• Housing linkage fee = $6.6 million

Source: “Covenant: Introduction” (4 April 2017), OSPCD, City of Somerville presentation to Board of Aldermen, pp. 12-14.