July 10, 2013 Via U.S. and Electronic Mail Secretary Richard K.

Sullivan Executive Office of Energy and Environmental Affairs Attn: MEPA Office 100 Cambridge Street, Suite 900 Boston, MA 02214

Reference:

EOEEA# 15060 Wynn Resort Expanded Environmental Notification Form (Expanded ENF)

Dear Secretary Sullivan: The City of Boston is writing to request an extension of the comment period, which would otherwise end this Friday July 12th, in order to have an opportunity to understand the projects likely impacts and comment on the Expanded ENF as submitted by Wynn Resort for the above referenced project. The City of Boston should have received appropriate notification and timely circulation from the Wynn Resort proponent of the Expanded ENF filing. Under MEPAs own regulations, copies of the Expanded ENF should have been provided to the City of Boston, including its elected officials and designated agencies upon the filing of the Expanded ENF on May 31, 2013. See 301 CMR 11.16 (2). Unfortunately, Wynn Resort did not circulate the Expanded ENF as required in the MEPA regulations; thereby limiting the Cit y of Bostons time period to review the Expanded ENF, and to notify our constituents of this project which substantially impacts the City. Instead, the proponent submitted a copy to the Boston Redevelopment Authority, without any indication that the project was located in Boston with likely project impacts. The proponents failure to circulate the Expanded ENF properly allows the Secretary to require an extension or repetition of the ENF review. See 301 CMR 11.05(1). In order to properly review this filing, the City of Boston requests that an extension be granted. Review of the Expanded ENF and discussions with the Wynn Resort personnel indicate that the City of Boston may be a host community to the Wynn Resort. As a host or surrounding community to the proposed Wynn Resort, the City of Boston needs to thoroughly review this voluminous filing, understand its impacts on the City of Boston and inform our citizens, particularly the residents of Charlestown, of this large scale development, in order to provide the community and the appropriate City agencies with a meaningful opportunity to review and comment on the Expanded ENF.

Page 2 of 3

The City of Boston believes this project warrants an extended comment period, particularly because: (a) this is an Expanded ENF which will be one of the key opportunities for the City and public to understand project impacts and provide comment; (b) this is a large scale project with substantial impacts, some of which will likely be adverse on the community, and will need to be appropriately studied and further mitigated in the MEPA review process; (c) comparable casino applicants in Eastern Massachusetts have allowed for an extended comment period beyond thirty (30) days, and provided circulation appropriately; and (d) the end of the comment period, a Friday in the middle of July, comes at an inconvenient time for many City residents given summer vacations and because City community groups typically meet with less frequency in the summer months. As a matter of the public interest and in order to further the purposes of MEPA to afford a meaningful opportunity for public review of possible project impacts and to allow for the minimization and mitigation of such impacts, the City of Boston requests that MEPA grant an extension of the comment period to allow for appropriate review of the Expanded ENF filing in keeping with the MEPA regulations, and appropriate notice to the effected community. A denial of this request would result in adverse impacts to the community and would subvert the possibility of meaningful review of likely project impacts which is a fundamental purpose of MEPA. Thank you for your attention to this matter. Please do not hesitate to contact me with any questions you may have. Very truly yours,

Brian Swett Chief of Environment and Energy City of Boston

Elizabeth Dello Russo Executive Director, HCAC Assistant Corp. Counsel

Thomas J. Tinlin Commissioner Boston Transportation Dept.

Page 3 of 3

CC: Governor Deval Patrick Mayor Thomas M. Menino Mayor Carlo DeMaria Mayor J. McGlynn Mayor Joseph A. Curatone Congressman Michael E. Capuano State Senator Anthony Petruccelli State Senator Sal N. DiDomenico State Representative Eugene L. OFlaherty State Representative Carlo P. Basile City Council President Steven Murphy City Councilor Salvatore LaMattina Massachusetts Gaming Commission Attn: MEPA reviewer Steve Tocco, President and CEO, ML Strategies Chris Gordon, Project Manager

Wynn Everett

Everett, Massachusetts

Expanded Environmental Notification Form

May 31, 2013

submitted to Executive Office of Energy and Environmental Affairs submitted by Wynn MA, LLC prepared by Fort Point Associates, Inc. in association with Dirigo Group RD Vanasse & Associates Inc. GZA GeoEnvironmental, Inc. Howard/Stein-Hudson Associates, Inc. Norris & Norris Associates Novus Environmental Tech Environmental ICON Architecture, Inc.

Fort Point Associates, Inc.

Urban Planning Environmental Consulting Project Permitting

Wynn Everett

Expanded Environmental Notification Form

TABLE OF CONTENTS
ENVIRONMENTAL NOTIFICATION FORM ATTACHMENT A: SUPPLEMENTAL PROJECT INFORMATION CHAPTER 1: 1.1 1.2 1.3 INTRODUCTION ............................................................................................. 1-1

PROJECT IDENTIFICATION .......................................................................................... 1-1 PROJECT SUMMARY.................................................................................................... 1-1 PROJECT TEAM ............................................................................................................ 1-2 SITE PLANNING AND REGULATORY CONTEXT............................................. 2-1

CHAPTER 2: 2.1 2.2 2.3 2.4 2.5

CONSISTENCY WITH PLANNING ............................................................................... 2-1 CONSISTENCY WITH ZONING ................................................................................... 2-5 LEGISLATION............................................................................................................... 2-6 AGENCY OUTREACH .................................................................................................. 2-6 LIST OF PERMITS, REVIEWS, AND APPROVALS .......................................................... 2-7 PROJECT DESCRIPTION................................................................................... 3-1

CHAPTER 3: 3.1 3.2 3.3 3.4 3.5 3.6 3.7 3.8

PROJECT SITE AND CONTEXT ..................................................................................... 3-1 PROJECT DESCRIPTION ............................................................................................... 3-1 ALTERNATIVES TO THE PROJECT DESIGN.................................................................. 3-9 PUBLIC BENEFITS ...................................................................................................... 3-11 HOST COMMUNITY AGREEMENT ............................................................................ 3-12 COMMUNITY OUTREACH ........................................................................................ 3-14 SURROUNDING COMMUNITY AGREEMENTS ......................................................... 3-15 PROJECT SCHEDULE ................................................................................................. 3-15 TRANSPORTATION ......................................................................................... 4-1

CHAPTER 4: 4.1 4.2 4.3 4. 4. 4.

INTRODUCTION ......................................................................................................... 4-1 EXISTING CONDITIONS .............................................................................................. 4-2 FUTURE CONDITIONS ................................................................................................ 4-6 PROPOSED DEIR STUDY AREA ................................................................................. 4-13 CONCLUSIONS AND RECOMMENDATIONS ........................................................... 4-14 CONSTRUCTION MANAGEMENT PLAN................................................................... 4-23 WETLANDS AND WATERWAYS ...................................................................... 5-1

CHAPTER 5: 5.1

WETLAND RESOURCES ............................................................................................... 5-1

Table of Contents i

Wynn Everett 5.2 5.3

Expanded Environmental Notification Form

CHAPTER 91 TIDELANDS ............................................................................................ 5-8 CONSISTENCY WITH COASTAL ZONE MANAGEMENT PROGRAM ........................ 5-15 ENVIRONMENTAL EFFECTS ............................................................................ 6-1

CHAPTER 6: 6.1 6.2 6.3 6.4 6.5 6.6 6.7 6.8 6.9 6.10 6.11

WIND .......................................................................................................................... 6-1 SHADOW .................................................................................................................... 6-3 AIR QUALITY ............................................................................................................... 6-3 GROUNDWATER ........................................................................................................ 6-4 GEOTECHNICAL .......................................................................................................... 6-4 SOLID AND HAZARDOUS WASTES ............................................................................ 6-6 GREENHOUSE GAS ANALYSIS .................................................................................... 6-7 SUSTAINABLE DEVELOPMENT .................................................................................... 6-9 HISTORIC AND ARCHAEOLOGICAL RESOURCES .................................................... 6-15 INFRASTRUCTURE ..................................................................................................... 6-18 CONSTRUCTION MANAGEMENT............................................................................. 6-25 SUMMARY OF MITIGATION MEASURES ........................................................ 7-1

CHAPTER 7: 7.1 7.2 7.3 7.4

TRANSPORTATION IMPROVEMENTS ......................................................................... 7-1 PUBLIC BENEFITS ........................................................................................................ 7-6 WETLANDS AND WATERWAYS .................................................................................. 7-8 SUSTAINABILITY.......................................................................................................... 7-9

List of Tables
Table 1-1, Project Team .............................................................................................................. 1-2 Table 2-1, Anticipated Permits, Reviews, and Approvals .............................................................. 2-7 Table 4-1, 2013 Existing Traffic Volumes ..................................................................................... 4-4 Table 4-2, MBTA Bus Routes near the Project Site ....................................................................... 4-5 Table 4-3, Wynn Everett Trip-Generation Summary ...................................................................4-12 Table 5-1, Regulated Coastal Wetland Resources in the Project Site ............................................. 5-2 Table 5-2, Summary of Jurisdictional Activities in Coastal Resource Areas ................................... 5-6 Table 5-3, Authorization within the Project Site ........................................................................... 5-9 Table 6-1 General Soil Conditions ............................................................................................... 6-5 Table 6-2 Individual Historic Resources in the Vicinity of the Project Site .................................. 6-17 Table 6-3 Estimated Wastewater Flow ....................................................................................... 6-20

Table of Contents ii

Wynn Everett

Expanded Environmental Notification Form

List of Figures
Figure 1-1 Figure 1-2 Figure 1-3 Figure 2-1 Figure 2-2 Figure 3-1 Figure 3-2 Figure 3-3 Figure 3-4 Figure 3-5 Figure 3-6 Figure 3-7 Figure 3-8 Figure 3-9 Figure 3-10 Figure 3-11 Figure 3-12 Figure 3-13 Figure 3-14 Figure 3-15 Figure 3-16 Figure 3-17 Figure 3-18 Figure 3-19 Figure 3-20 Figure 3-21 Figure 3-22 Figure 3-23 Figure 3-24 Figure 3-25 Figure 3-26 Figure 3-27 Figure 3-28 Figure 3-29 Figure 3-30 Figure 3-31 Figure 3-32 Figure 4-1 Figure 4-2 Figure 4-3 Figure 4-4 Figure 4-5 USGS Locus Locus Aerial Existing Site Conditions Regional Planning Context Municipal Harbor Plan Area Existing Site Conditions Hydrographic Survey Plan Proposed Conceptual Site Plan Casino Level Floor Plan Spa/Convention Center Level Floor Plan Roof Level Plan Hi-Rise Floor Plan Levels (1-14) Hi-Rise Floor Plan Levels (15-19) River Park/Winter Garden Floor Plan Valet/Self Parking B1 Floor Plan Self Parking B2 & B3 Floor Plan Self Parking B4 & B5 Floor Plan Employee Parking Garage E1-E3 Floor Plan Employee Parking Garage E4-E7 Floor Plan Perspective View From Mystic River Perspective View of Porte-Cochere Perspective View from Entry Drive Perspective View of River Park Perspective View of Porte-Cochere Approach Perspective View of Winter Garden Interior Overall East Elevation Overall South Elevation Overall West Elevation Overall North Elevation Landscape Plan Aerial View and Photographic Locations Plan Marine Resource Photographs Marine Resource Photographs Marine Resource Photographs Marine Resource Photographs Proposed Waterside Work Plan Proposed Sections Site Location Map Initial Study Area Map 2013 Existing Weekday Evening Peak Traffic Volumes 2013 Existing Saturday Evening Peak Traffic Volumes 2013 Existing Sunday Evening Peak Traffic Volumes Table of Contents iii

Wynn Everett Figure 4-6 Figure 4-7 Figure 4-8 Figure 4-9 Figure 5-1 Figure 5-2 Figure 5-3 Figure 5-4 Figure 5-5 Figure 5-6 Figure 6-1 Figure 6-2 Figure 6-3 Figure 6-4 Figure 6-5 Figure 6-6 Figure 6-7 Figure 6-8 Figure 6-9 Figure 6-10 Figure 6-11

Expanded Environmental Notification Form Existing and Planned Pedestrian and Bicycle Facilities in the Study Area Public Transportation Services in the Study Area Trip Distribution Map Study Area Map Coastal Resource Areas and Flood Zones Chapter 91 Jurisdiction Historic Filled Tidelands Map Water Dependent Use Zone and Facilities of Public Accommodation Chapter 91 Allowable Building Heights Proposed Waterside Work Plan Wind Roses for Boston Logan Airport (1981 2011) Computer Wind Analysis 3D Model Predicted Wind Comfort Zones Summer and Winter Shadow Study: Summer Solstice (June 21) Shadow Study: Vernal Equinox (March 21) Shadow Study: Autumnal Equinox (September 21) Shadow Study: Winter Solstice (December 21) Historic and Archaeological Resources Locus Map Existing Infrastructure Systems Existing Conditions Survey

Appendices
Appendix A Appendix B Appendix C Appendix D Appendix E Appendix F Circulation List Transportation Technical Appendices Pedestrian Wind Assessment Everett Central Waterfront Municipal Harbor Plan Notice to Proceed Greenhouse Gas and Mesoscale Air Quality Analysis LEED Scorecard

Table of Contents iv

ENVIRONMENTAL NOTIFICATION FORM

Commonwealth of Massachusetts
Executive Office of Energy and Environmental Affairs Massachusetts Environmental Policy Act (MEPA) Office

Environmental Notification Form

For Office Use Only EEA#: MEPA Analyst: The information requested on this form must be completed in order to submit a documen electronically for review under the Massachusetts Environmental Policy Act, 301 CMR 11.00. Project Name: Wynn Everett Watershed: Mystic Latitude: 42 23 38 N Longitude: 71 04 17 W

Street Address: 1 Horizon Way Municipality: Everett Universal Transverse Mercator Coordinates: Zone: 19 Easting: 329511 Northing: 4695589 Estimated commencement date: TBD upon issuance o gaming license Project Type: Mixed use Proponent: Wynn MA, LLC Street Address: 3131 Las Vegas Boulevard South Municipality: Las Vegas State: NV Zip Code: 89109 Name of Contact Person: Jamie M. Fay, AICP rd Firm/Agency: Fort Point Associates, Inc. Street Address: 33 Union St., 3 Floor Municipality: Boston State: MA Zip Code: 02108 Phone: Fax: E-mail: 617-357-7044 x204 617-357-9135 jfay@fpa-inc.com Does this project meet or exceed a mandatory EIR threshold (see 301 CMR 11.03)? Yes No If this is an Expanded Environmental Notification Form (ENF) (see 301 CMR 11.05(7)) or a Notice of Project Change (NPC), are you requesting: a Single EIR? (see 301 CMR 11.06(8)) Yes No a Special Review Procedure? (see 301CMR 11.09) Yes No a Waiver of mandatory EIR? (see 301 CMR 11.11) Yes No a Phase I Waiver? (see 301 CMR 11.11) Yes No (Note: Greenhouse Gas Emissions analysis must be included in the Expanded ENF.) Which MEPA review threshold(s) does the project meet or exceed (see 301 CMR 11.03)? 301 CMR 11.03(1)(a)(2) o Creation of 10 or more acres of impervious area 301 CMR 11.03(3)(a)(5) o Provided that a Chapter 91 License is required, New non-water dependent use or Expansion of an existing non-water dependent structure, provided the use or structure occupies one or more acres of waterways or tidelands 301 CMR 11.03(3)(b)(1)(a, e)

Estimated completion date: TBD upon issuance of gaming license Status of project design: 15% complete

Effective January 2011

Provided that a Permit is required: a. Alteration of coastal dune, barrier beach or coastal bank 301 CMR 11.03(3)(b)(3) o Dredging of 10,000 or more cy of material 301 CMR 11.03(3)(b)(5) o Provided that a Chapter 91 License is required, New or existing unlicensed non-water dependent use of waterways or tidelands 301 CMR 11.03(3)(b)(6) o Construction, reconstruction or Expansion of an existing solid fill structure of 1,000 or more sf base area or of a pilesupported or bottom-anchored structure of 2,000 or more sf base area, except a seasonal, pile-held or bottom-anchored float, provided the structure occupies flowed tidelands or other waterways 301 CMR 11.03(5)(b)(4)(a) o New discharge or Expansion in discharge: a. To a sewer system of 100,000 or more gpd of sewage, industrial waste water or untreated stormwater 301 CMR 11.03(6)(a)(6) o Generation of 3,000 or more New adt on roadways providing access to a single location 301 CMR 11.03(6)(a)(7) o Construction of 1,000 or more New parking spaces at a single location

Which State Agency Permits will the project require? The following approvals or actions may be required: Massachusetts Department of Environmental Protection (DEP) Waterways Regulation Program (M.G.L. c.91) Chapter 91 License DEP Air Quality (310 CMR 7.00) Notification of Construction and Demolition Bureau of Resource Protection (314 CMR 7.03) Sewer Connection/Extension Permit Massachusetts Office of Coastal Zone Management (CZM) (301 CMR 21.00) Federal Consistency Certification* Board of Underwater Archaeological Resources (BUAR) Review of proposed work and project site to determine potential for existence of underwater archaeological resources* Massachusetts Historical Commission (MHC) Determination of No Adverse Effect* Massachusetts Department of Transportation (MassDOT) State Highway Access Permit for construction of off-site roadway improvements Massachusetts Water Resources Authority (MWRA) Sewer Use Discharge Permit Massachusetts Department of Conservation and Recreation (DCR) Permit for construction of off-site roadway improvements Permit for extension of the Mystic River Reservation pedestrian and bicycle network *Not a Permit Identify any financial assistance or land transfer from an Agency of the Commonwealth, including the Agency name and the amount of funding or land area in acres: Land transfer of approximately one acre from the MBTA to the City of Everett
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Summary of Project Size & Environmental Impacts LAND

Total site acreage

Existing

Change

Total

32.4 (includes 8.3 acres of water) 6.3 11.3 0 45,800 6.48 17.6

New acres of land altered Acres of impervious area Square feet of new bordering vegetated wetlands alteration Square feet of new other wetland alteration Acres of new non-water dependent use of tidelands or waterways STRUCTURES Gross square footage Number of housing units Maximum height (feet) TRANSPORTATION Vehicle trips per day
a

5,200 0 12

2,884,673* 0 288 +29,384 Friday +35,754 Saturday +3,575 392,700 392,700 357,000 0.07 0.02

2,889,873* 0 300 29,384 Friday 35,754 Saturday 3,575 392,700 392,700 357,000 0.07 0.1

Negligible

Parking spaces WASTEWATER Water Use (Gallons per day) Water withdrawal (GPD) Wastewater generation/treatment (GPD) Length of water mains (miles) Length of sewer mains (miles)

Negligible 0 0 0 0 0.08

Has this project been filed with MEPA before? Yes (EEA # ) No Has any project on this site been filed with MEPA before? Yes (EEA # ) No Reflects 10 percent public transportation utilization. *includes parking garages and other service areas
a

Includes pass-by trips.

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GENERAL PROJECT INFORMATION all proponents must fill out this section PROJECT DESCRIPTION: Describe the existing conditions and land uses on the project site:___________________________ The Project Site, which is comprised of approximately 24.1 acres of upland and 8.3 acres below mean high water on the Mystic River, was the site of a Monsanto chemical manufacturing facility. The Project Site is currently undeveloped, and is partially utilized for construction materials storage. Describe the proposed project and its programmatic and physical elements: Wynn MA, LLC (the Proponent) proposes development of a 32.4-acre site (the Project Site) located on Horizon Way and Lower Broadway (Route 99) in Everett, Massachusetts. If successful in procuring a gaming license under provisions of M.G.L chapter 23K, the Proponent proposes to redevelop and construct and operate a category 1 gaming establishment on the Project Site. The Project will consist of a luxury hotel with approximately 551 rooms, gaming areas, retail, dining and conference/entertainment space. In addition, extensive landscape and open space amenities are planned, including a four-season winter garden, waterfront features, harborwalk and water transportation docking facilities. For a detailed description of the project elements, see Attachment A, Supplemental Project Information (Attachment A). NOTE: The project description should summarize both the projects direct and indirect impacts (including construction period impacts) in terms of their magnitude, geographic extent, duration and frequency, and reversibility, as applicable. It should also discuss the infrastructure requirements of the project and the capacity of the municipal and/or regional infrastructure to sustain these requirements into the future. Describe the on-site project alternatives (and alternative off-site locations, if applicable), considered by the proponent, including at least one feasible alternative that is allowed under current zoning, and the reasons(s) that they were not selected as the preferred alternative: The Proponent considered but did not locate suitable off-site alternative locations, and concluded that the benefits associated with reuse and cleanup of the Project Site were most compatible with the Project. For a description of on-site program alternatives, see Attachment A. NOTE: The purpose of the alternatives analysis is to consider what effect changing the parameters and/or siting of a project, or components thereof, will have on the environment, keeping in mind that the objective of the MEPA review process is to avoid or minimize damage to the environment to the greatest extent feasible. Examples of alternative projects include alternative site locations, alternative site uses, and alternative site configurations. Summarize the mitigation measures proposed to offset the impacts of the preferred alternative: Mitigation measures to offset impacts of the Project include: contamination remediation, transportation improvements, public access and recreation facilities along the waterfront, socioeconomic benefits to the region and the City of Everett. For a detailed description of mitigation measures see Attachment A. If the project is proposed to be constructed in phases, please describe each phase: The Project is proposed to be constructed in one phase. AREAS OF CRITICAL ENVIRONMENTAL CONCERN: Is the project within or adjacent to an Area of Critical Environmental Concern?
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Yes (Specify__________________________________) No if yes, does the ACEC have an approved Resource Management Plan? ___ Yes ___ No; If yes, describe how the project complies with this plan. _______________________________________________________ Will there be stormwater runoff or discharge to the designated ACEC? ___ Yes ___ No; If yes, describe and assess the potential impacts of such stormwater runoff/discharge to the designated ACEC. _________________________________________________

RARE SPECIES: Does the project site include Estimated and/or Priority Habitat of State-Listed Rare Species? (see http://www.mass.gov/dfwele/dfw/nhesp/regulatory_review/priority_habitat/priority_habitat_home.htm) Yes (Specify__________________________________ ) No HISTORICAL /ARCHAEOLOGICAL RESOURCES: Does the project site include any structure, site or district listed in the State Register of Historic Place or the inventory of Historic and Archaeological Assets of the Commonwealth? Yes (Specify__________________________________ ) No If yes, does the project involve any demolition or destruction of any listed or inventoried historic Yes (Specify__________________________________) No or archaeological resources? WATER RESOURCES: Is there an Outstanding Resource Water (ORW) on or within a half-mile radius of the project site? __Yes _X_No; if yes, identify the ORW and its location. ________________________________________ (NOTE: Outstanding Resource Waters include Class A public water supplies, their tributaries, and bordering wetlands; active and inactive reservoirs approved by MassDEP; certain waters within Areas of Critical Environmental Concern, and certified vernal pools. Outstanding resource waters are listed in the Surface Water Quality Standards, 314 CMR 4.00.) Are there any impaired water bodies on or within a half-mile radius of the project site? identify the water body and pollutant(s) causing the impairment: X Yes ___ No; if yes,

Mystic River: pollutants include ammonia, un-ionized dissolved oxygen, fecal coliform, foam, oil slicks, PCBs in fish tissue, petroleumhydrocarbons, taste and odor, arsenic and DDT Is the project within a medium or high stress basin, as established by the Massachusetts Water Resources Commission? ___Yes X No STORMWATER MANAGEMENT: Generally describe the project's stormwater impacts and measures that the project will take to comply with the standards found in MassDEP's Stormwater Management Regulations: The Project will include a comprehensive stormwater management system that improves the quality of the stormwater discharged from the Project Site. Stormwater best management practices (BMPs) will be designed in compliance with the Standards of the Massachusetts Storm Water Management Policy. The proposed stormwater management system and water quality improvements are discussed in Attachment A. MASSACHUSETTS CONTINGENCY PLAN: Has the project site been, or is it currently being, regulated under M.G.L.c.21E or the Massachusetts Contingency Plan? Yes X No ___ ; if yes, please describe the current status of the site (including Release Tracking Number (RTN), cleanup phase, and Response Action Outcome classification): RTN 3-13341: currently in Phase 3 Is there an Activity and Use Limitation (AUL) on any portion of the project site? Yes ___ No X ; if yes, describe which portion of the site and how the project will be consistent with the AUL: _____________________
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Are you aware of any Reportable Conditions at the property that have not yet been assigned an RTN? Yes ___ No _X ; if yes, please describe:____________________________________ SOLID AND HAZARDOUS WASTE: If the project will generate solid waste during demolition or construction, describe alternatives considered for re-use, recycling, and disposal of, e.g., asphalt, brick, concrete, gypsum, metal, wood:__ The Project Site has a 5,200 sf construction trailer and other remnant structures on site. Recycling and reuse will be considered for the construction and demo phases. Please See Attachment A for more information regarding solid and hazardous waste. (NOTE: Asphalt pavement, brick, concrete and metal are banned from disposal at Massachusetts landfills and waste combustion facilities and wood is banned from disposal at Massachusetts landfills. See 310 CMR 19.017 for the complete list of banned materials.) Will your project disturb asbestos containing materials? Yes ___ No X* ; if yes, please consult state asbestos requirements at http://mass.gov/MassDEP/air/asbhom01.htm Describe anti-idling and other measures to limit emissions from construction equipment: Anti-idling and other measures will be evaluated and incorporated in project construction plans. *A survey will be conducted to determine if asbestos is present prior to start of project construction activities. DESIGNATED WILD AND SCENIC RIVER: Is this project site located wholly or partially within a defined river corridor of a federally designated Wild and Scenic River or a state designated Scenic River? Yes ___ No X ; if yes, specify name of river and designation: If yes, does the project have the potential to impact any of the outstandingly remarkable resources of a federally Wild and Scenic River or the stated purpose of a state designated Scenic River? Yes ___ No ___ ; if yes, specify name of river and designation: _____________; if yes, will the project will result in any impacts to any of the designated outstandingly remarkable resources of the Wild and Scenic River or the stated purposes of a Scenic River. Yes ___ No ___ ; if yes,describe the potential impacts to one or more of the outstandingly remarkable resources or stated purposes and mitigation measures proposed.

ATTACHMENTS: (See Attachment A) 1. 2. 3.. List of all attachments to this document. U.S.G.S. map (good quality color copy, 8- x 11 inches or larger, at a scale of 1:24,000) indicating the project location and boundaries. Plan, at an appropriate scale, of existing conditions on the project site and its immediate environs, showing all known structures, roadways and parking lots, railroad rights-of-way, wetlands and water bodies, wooded areas, farmland, steep slopes, public open spaces, and major utilities. Plan, at an appropriate scale, depicting environmental constraints on or adjacent to the project site such as Priority and/or Estimated Habitat of state-listed rare species, Areas of Critical Environmental Concern, Chapter 91 jurisdictional areas, Article 97 lands, wetland resource area delineations, water supply protection areas, and historic resources and/or districts. Plan, at an appropriate scale, of proposed conditions upon completion of project (if construction of the project is proposed to be phased, there should be a site plan showing
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5.

6. 7.

conditions upon the completion of each phase). List of all agencies and persons to whom the proponent circulated the ENF, in accordance with 301 CMR 11.16(2). List of municipal and federal permits and reviews required by the project, as applicable.

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LAND SECTION all proponents must fill out this section I. Thresholds / Permits A. Does the project meet or exceed any review thresholds related to land (see 301 CMR 11.03(1) _X__ Yes ___ No; if yes, specify each threshold: 301 CMR 11.03(1)(a)(2) II. Impacts and Permits A. Describe, in acres, the current and proposed character of the project site, as follows: Existing Change Total Footprint of buildings 0 13.3 13.3 Internal roadways 0.3 1.2 1.5 Parking and other paved areas 6.3 1.8 8.1 Other altered areas 17.5 (16.3) 1.2 Undeveloped areas 0 0 0 Total: Project Site Acreage 24.1 0 24.1 B. Has any part of the project site been in active agricultural use in the last five years? ___ Yes X No; if yes, how many acres of land in agricultural use (with prime state or locally important agricultural soils) will be converted to nonagricultural use? C. Is any part of the project site currently or proposed to be in active forestry use? ___ Yes X No; if yes, please describe current and proposed forestry activities and indicate whether any part of the site is the subject of a forest management plan approved by the Department of Conservation and Recreation: D. Does any part of the project involve conversion of land held for natural resources purposes in accordance with Article 97 of the Amendments to the Constitution of the Commonwealth to any purpose not in accordance with Article 97? ___ Yes X No; if yes, describe: E. Is any part of the project site currently subject to a conservation restriction, preservation restriction, agricultural preservation restriction or watershed preservation restriction? ___ Yes X No; if yes, does the project involve the release or modification of such restriction? ___ Yes X No; if yes, describe: F. Does the project require approval of a new urban redevelopment project or a fundamental change in an existing urban redevelopment project under M.G.L.c.121A? ___ Yes X No; if yes, describe: G. Does the project require approval of a new urban renewal plan or a major modification of an existing urban renewal plan under M.G.L.c.121B? Yes X No _____; if yes, describe: The City of Everett is establishing an Urban Redevelopment Authority to facilitate the implementation of the Lower Broadway District Master Plan (the LBDM Plan). The Project Site is within this area. See Attachment A for information regarding the urban renewal plan. III. Consistency A. Identify the current municipal comprehensive land use plan Title: Lower Broadway District Master Plan Date: TBD 2013 B. Describe the projects consistency with that plan with regard to: 1) economic development: See below 2) adequacy of infrastructure: See below 3) open space impacts: See below 4) compatibility with adjacent land uses: See below
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The LBDM Plan (the Plan)aims to transform the Lower Broadway District into a vibrant mixed use urban neighborhood with an improved public realm and enhanced local and regional identity as a high quality residential, employment, commercial district with pedestrian friendly streets, civic spaces and recreational amenities, including public access to the Mystic River. In the Plan, the Project Site is identified for mixed-use development and is described as providing an opportunity for significant new development that would also allow for meaningful public space and a public path/Harborwalk and access to the river. The City is moving forward with approval and implementation, including revising zoning in the area to allow for the uses and activities recommended in the Plan. The Project is consistent with and will support the plans goals economic development through the provision of an active mix of uses on the Project Site, which will further activate Broadway and enhance surrounding uses. For additional information regarding consistency see Attachment A.

C. Identify the current Regional Policy Plan of the applicable Regional Planning Agency (RPA) RPA: Boston Metropolitan Planning Organization (MPO) Title: Paths to a Sustainable Region Date: June 2012

D. Describe the projects consistency with that plan with regard to: 1) economic development ________see below________________ 2) adequacy of infrastructure _____ see below __________________ 3) open space impacts _________ see below __________________ The Project is consistent with the visions and policies defined in the Boston Metropolitan Planning Organizations Long-Range Transportation Plan, Paths to a Sustainable Region. The Project will realize several of the plans goals related to livability, mobility, environment, climate change, and system preservation, modernization, safety and efficiency. These include: supporting economic vitality, addressing brownfields, strengthening connections, expanding transit, pedestrian, and bicycle networks and Transportation Demand Management, and improving heavily used networks before expanding. The Project will catalyze economic development in the City of Everett and the region, improve and expand existing infrastructure both on and off the Project Site, and enhance and link together existing recreational space areas. For additional information regarding Consistency See Attachment A.

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RARE SPECIES SECTION I. Thresholds / Permits A. Will the project meet or exceed any review thresholds related to rare species or habitat (see 301 CMR 11.03(2))? ___ Yes X No; if yes, specify, in quantitative terms: (NOTE: If you are uncertain, it is recommended that you consult with the Natural Heritage and Endangered Species Program (NHESP) prior to submitting the ENF.) B. Does the project require any state permits related to rare species or habitat? ___ Yes X No

C. Does the project site fall within mapped rare species habitat (Priority or Estimated Habitat?) in the current Massachusetts Natural Heritage Atlas (attach relevant page)? ___ Yes X No. D. If you answered "No" to all questions A, B and C, proceed to the Wetlands, Waterways, and Tidelands Section. If you answered "Yes" to either question A or question B, fill out the remainder of the Rare Species section below. II. Impacts and Permits A. Does the project site fall within Priority or Estimated Habitat in the current Massachusetts Natural No. If yes, Heritage Atlas (attach relevant page)? ___ Yes 1. Have you consulted with the Division of Fisheries and Wildlife Natural Heritage and No; if yes, have you received a Endangered Species Program (NHESP)? ___Yes determination as to whether the project will result in the take of a rare species? ___ Yes ___ No; if yes, attach the letter of determination to this submission. 2. Will the project "take" an endangered, threatened, and/or species of special concern in No; if yes, provide accordance with M.G.L. c.131A (see also 321 CMR 10.04)? ___ Yes a summary of proposed measures to minimize and mitigate rare species impacts 3. Which rare species are known to occur within the Priority or Estimated Habitat? 4. Has the site been surveyed for rare species in accordance with the Massachusetts Endangered Species Act? ___ Yes ___ No 4. If your project is within Estimated Habitat, have you filed a Notice of Intent or received an Order of Conditions for this project? ___ Yes ___ No; if yes, did you send a copy of the Notice of Intent to the Natural Heritage and Endangered Species Program, in accordance with the Wetlands Protection Act regulations? ___ Yes ___ No

B. Will the project "take" an endangered, threatened, and/or species of special concern in No; if yes, accordance with M.G.L. c.131A (see also 321 CMR 10.04)? ___ Yes provide a summary of proposed measures to minimize and mitigate impacts to significant habitat:

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WETLANDS, WATERWAYS, AND TIDELANDS SECTION I. Thresholds / Permits A. Will the project meet or exceed any review thresholds related to wetlands, waterways, and tidelands (see 301 CMR 11.03(3))? X Yes ___ No; if yes, specify, in quantitative terms: 12,700 CY; 40,650 SF area of Land Under Ocean (Maintenance Dredging) 2,840 SF area of Coastal Beach 600 LF Coastal Bank (Bulkhead replacement) 335 LF Coastal Bank (Dock and Walkway) New non-water dependent use of tidelands B. Does the project require any state permits (or a local Order of Conditions) related to wetlands, waterways, or tidelands? X Yes ___ No; if yes, specify which permit: Order of Conditions (Wetlands Protection Act) 401 Water Quality Certification Chapter 91 License C. If you answered "No" to both questions A and B, proceed to the Water Supply Section. If you answered "Yes" to either question A or question B, fill out the remainder of the Wetlands, Waterways, and Tidelands Section below. II. Wetlands Impacts and Permits A. Does the project require a new or amended Order of Conditions under the Wetlands Protection Act (M.G.L. c.131A)? X Yes ___ No; if yes, has a Notice of Intent been filed? ___ Yes X No; if yes, list the date and MassDEP file number: ______; if yes, has a local Order of Conditions been issued? ___ Yes ___ No; Was the Order of Conditions appealed? ___ Yes ___ No. Will the project require a Variance from the Wetlands regulations? ___ Yes X No. B. Describe any proposed permanent or temporary impacts to wetland resource areas located on the project site: The improvements to the waterfront and coastal resources will include: a. replacement of failing bulkhead, b. removal of sediment (including contaminated sediment) to restore the channel depths, c. construction of coastal walkways above line of coastal beach, d. construction of 11,200 SF of floating dock e. Construction of 335 LF of pier supported Dock and walkway in Riverfront Area, along Coastal Bank and Coastal Beach area. f. Construction of 1,600 LF of coastal promenade partially with Riverfront Area.** C. Estimate the extent and type of impact that the project will have on wetland resources, and indicate whether the impacts are temporary or permanent: Coastal Wetlands Area (square feet) or Length (linear feet) 40,650 SF 11,200 SF 0 2,840 SF Temporary or Permanent Impact? Temporary (Dredging) Permanent (Floating Dock) ___________________ Permanent (Dredging Conversion to Land under Ocean)

Land Under the Ocean Designated Port Areas Coastal Beaches

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Coastal Dunes Barrier Beaches Coastal Banks

_________________ _________________ 600 Lf 335 Lf 742 LF 2,310 SF 21,356 SF _________________ _________________ _________________ 40,650 SF _________________ 13,200 SF

____________________ ____________________ Temp Bulkhead replacement Perm. (Dock & Walkway) Perm. Replacement bulkhead Conversion of Coastal Bank To Land Under Ocean Filling behind bulkhead ____________________ ____________________ ____________________ Temporary (Dredging) ____________________ Permanent

Rocky Intertidal Shores Salt Marshes Land Under Salt Ponds Land Containing Shellfish Fish Runs Land Subject to Coastal Storm Flowage Inland Wetlands Bank (lf) Bordering Vegetated Wetlands Isolated Vegetated Wetlands Land under Water Isolated Land Subject to Flooding Bordering Land Subject to Flooding Riverfront Area

____________________ ____________________ ____________________ ____________________ ____________________ ____________________ Perm. Coastal Promenade and Landscaping **Project is exempted from Riverfront Area performance standards since it is subject to a Chapter 91 License. D. Is any part of the project: 1. proposed as a limited project? ___ Yes

_________________ _________________ _________________ _________________ _________________ _________________ 4,000 SF**

No; if yes, what is the area (in sf)____

2. the construction or alteration of a dam? ___ Yes X No; if yes, describe: 3. fill or structure in a velocity zone or regulatory floodway? Yes __X_ No 4. dredging or disposal of dredged material? _X__ Yes ___ No; if yes, describe the volume of dredged material and the proposed disposal site: 12,700 CY (Disposal site not yet determined) 5. a discharge to an Outstanding Resource Water (ORW) or an Area of Critical Environmental Concern (ACEC)? ___ Yes X No 6. subject to a wetlands restriction order? ___ Yes X No; if yes, identify the area (in sf): 7. located in buffer zones? X Yes ___No; if yes, how much (in sf) 16,000 SF E. Will the project: 1. be subject to a local wetlands ordinance or bylaw? ___ Yes X No 2. alter any federally-protected wetlands not regulated under state law? ___ Yes X No; if yes, what is the area (sf)?

III. Waterways and Tidelands Impacts and Permits A. Does the project site contain waterways or tidelands (including filled former tidelands) that are subject to the Waterways Act, M.G.L.c.91? X Yes ___ No; if yes, is there a current Chapter 91 License or Permit affecting the project site? X Yes ___ No; if yes, list the date and license or permit number and provide a copy of the historic map used to determine extent of filled tidelands: See Attachment A Figure 5-3. B. Does the project require a new or modified license or permit under M.G.L.c.91? X Yes ___ No; if yes, how many acres of the project site subject to M.G.L.c.91 will be for non-water-dependent
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use? Current _0__ Change _6.48__ Total _6.48__ If yes, how many square feet of solid fill or pile-supported structures (in sf)? 5,600 sf of Solid Fill, 10,515 sf of pile-supported structures C. For non-water-dependent use projects, indicate the following: Area of filled tidelands on the site:____ 11.3 acres __ Area of filled tidelands covered by buildings:__ 6.48 acres ___ For portions of site on filled tidelands, list ground floor uses and area of each use: Retail/Restaurant 193,723 SF, Hotel/Casino 87,921SF, ___ Does the project include new non-water-dependent uses located over flowed tidelands? Yes ___ No X Height of building on filled tidelands____ 300 feet ____________ Also show the following on a site plan: Mean High Water, Mean Low Water, Waterdependent Use Zone, location of uses within buildings on tidelands, and interior and exterior areas and facilities dedicated for public use, and historic high and historic low water marks. See Attachment A Figure 51. D. Is the project located on landlocked tidelands? ___ Yes _ X_ No; if yes, describe the projects impact on the publics right to access, use and enjoy jurisdictional tidelands and describe measures the project will implement to avoid, minimize or mitigate any adverse impact: E. Is the project located in an area where low groundwater levels have been identified by a municipality or by a state or federal agency as a threat to building foundations? ___Yes X No; if yes, describe the projects impact on groundwater levels and describe measures the project will implement to avoid, minimize or mitigate any adverse impact: F. Is the project non-water-dependent and located on landlocked tidelands or waterways or tidelands subject to the Waterways Act and subject to a mandatory EIR? ___ Yes X No; (NOTE: If yes, then the project will be subject to Public Benefit Review and Determination.) G. Does the project include dredging? X Yes ___ No; if yes, answer the following questions: What type of dredging? Improvement ___ Maintenance X Both ____ What is the proposed dredge volume, in cubic yards (cys) 12,700 CY What is the proposed dredge footprint __460__length (ft) _200__width (ft)__-6 mlw__depth (ft); Will dredging impact the following resource areas? Intertidal Yes___ No X ; if yes, ___ sq ft Outstanding Resource Waters Yes___ No X ; if yes, ___ sq ft Other resource area (i.e. shellfish beds, eel grass beds) Yes X No__; if yes __ sq ft 40,650 SF If yes to any of the above, have you evaluated appropriate and practicable steps to: 1) avoidance; 2) if avoidance is not possible, minimization; 3) if either avoidance or minimize is not possible, mitigation? If no to any of the above, what information or documentation was used to support this determination? Maintenance and navigational dredging will be required. A survey of shellfish resources will be undertaken during project planning and permitting phases. Provide a comprehensive analysis of practicable alternatives for improvement dredging in accordance with 314 CMR 9.07(1)(b). Physical and chemical data of the sediment shall be included in the comprehensive analysis. Sediment Characterization
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Existing gradation analysis results? __Yes ___No: if yes, provide results. Existing chemical results for parameters listed in 314 CMR 9.07(2)(b)6? ___Yes ____No; if yes, provide results. Do you have sufficient information to evaluate feasibility of the following management options for dredged sediment? No If yes, check the appropriate option. Beach Nourishment ___ Unconfined Ocean Disposal ___ Confined Disposal: Confined Aquatic Disposal (CAD) ___ Confined Disposal Facility (CDF) ___ Landfill Reuse in accordance with COMM-97-001 ___ Shoreline Placement ___ Upland Material Reuse____ In-State landfill disposal____ Out-of-state landfill disposal ____ (NOTE: This information is required for a 401 Water Quality Certification.) IV. Consistency: A. Does the project have effects on the coastal resources or uses, and/or is the project located within the Coastal Zone? X Yes ___ No; if yes, describe these effects and the projects consistency with the policies of the Office of Coastal Zone Management: See Attachment A Section 5.3, Consistency with the Coastal Zone Management Program. C. Is the project located within an area subject to a Municipal Harbor Plan? ___ Yes X No*; if yes, identify the Municipal Harbor Plan and describe the project's consistency with that plan: *Note: The City of Everett is currently developing a Municipal Harbor Plan (MHP) for the Everett Central Waterfront. This MHP is expected to be completed prior to completion of the final MEPA evaluation and review and construction of the Project.

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WATER SUPPLY SECTION HSH I. Thresholds / Permits A. Will the project meet or exceed any review thresholds related to water supply (see 301 CMR 11.03(4))? ___ Yes X No; if yes, specify, in quantitative terms: B. Does the project require any state permits related to water supply? ___ Yes X No; if yes, specify which permit: C. If you answered "No" to both questions A and B, proceed to the Wastewater Section. If you answered "Yes" to either question A or question B, fill out the remainder of the Water Supply Section below. II. Impacts and Permits A. Describe, in gallons per day (gpd), the volume and source of water use for existing and proposed activities at the project site: Existing Change Total Municipal or regional water supply ________ ________ ________ Withdrawal from groundwater ________ ________ ________ Withdrawal from surface water ________ ________ ________ Interbasin transfer ________ ________ ________ (NOTE: Interbasin Transfer approval will be required if the basin and community where the proposed water supply source is located is different from the basin and community where the wastewater from the source will be discharged.) B. If the source is a municipal or regional supply, has the municipality or region indicated that there is adequate capacity in the system to accommodate the project? ___ Yes ___ No C. If the project involves a new or expanded withdrawal from a groundwater or surface water source, has a pumping test been conducted? ___ Yes ___ No; if yes, attach a map of the drilling sites and a summary of the alternatives considered and the results. ______________ D. What is the currently permitted withdrawal at the proposed water supply source (in gallons per Will the project require an increase in that withdrawal? ___Yes ___No; if yes, then how day)? much of an increase (gpd)? ____________________ E. Does the project site currently contain a water supply well, a drinking water treatment facility, water main, or other water supply facility, or will the project involve construction of a new facility? ___ Yes ___No. If yes, describe existing and proposed water supply facilities at the project site: Permitted Flow Capacity of water supply well(s) (gpd) _______ Capacity of water treatment plant (gpd) _______ Existing Avg Daily Flow ________ ________ Project Flow ________ ________ Total ________ ________

F. If the project involves a new interbasin transfer of water, which basins are involved, what is the direction of the transfer, and is the interbasin transfer existing or proposed? G. Does the project involve: 1. new water service by the Massachusetts Water Resources Authority or other agency of the Commonwealth to a municipality or water district? ___ Yes ___ No 2. a Watershed Protection Act variance? ___ Yes ___ No; if yes, how many acres of alteration? 3. a non-bridged stream crossing 1,000 or less feet upstream of a public surface drinking water supply for purpose of forest harvesting activities? ___ Yes ___ No
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III. Consistency Describe the project's consistency with water conservation plans or other plans to enhance water resources, quality, facilities and services:

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WASTEWATER SECTION I. Thresholds / Permits A. Will the project meet or exceed any review thresholds related to wastewater (see 301 CMR 11.03(5))? X Yes ___ No; if yes, specify, in quantitative terms: The Project exceeds the review threshold related to 301 CMR 11.03(5)(b)(4)(a): New discharge or Expansion in discharge to a sewer system of 100,000 or more gpd of sewage. The Project will increase the existing wastewater generation from the Project Site by approximately 357,000 gallons per day. B. Does the project require any state permits related to wastewater? specify which permit: X Yes ___ No; if yes,

The Project requires a Sewer Connection Permit from DEP and a Sewer Use Discharge Permit from MWRA. C. If you answered "No" to both questions A and B, proceed to the Transportation -- Traffic Generation Section. If you answered "Yes" to either question A or question B, fill out the remainder of the Wastewater Section below. II. Impacts and Permits A. Describe the volume (in gallons per day) and type of disposal of wastewater generation for existing and proposed activities at the project site (calculate according to 310 CMR 15.00 for septic systems or 314 CMR 7.00 for sewer systems):

Existing Discharge of sanitary wastewater Discharge of industrial wastewater TOTAL 0 0 0 Existing 0 0 0 0 0

Change 357,000 0 357,000 Change 0 0 0 357,000 357,000

Total 357,000 0 357,000 Total 0 0 0 357,000 357,000

Discharge to groundwater Discharge to outstanding resource water Discharge to surface water Discharge to municipal or regional wastewater facility TOTAL

B. Is the existing collection system at or near its capacity? ___ Yes X No; if yes, then describe the measures to be undertaken to accommodate the projects wastewater flows:

C. Is the existing wastewater disposal facility at or near its permitted capacity? ___ Yes X No; if yes, then describe the measures to be undertaken to accommodate the projects wastewater flows:

D. Does the project site currently contain a wastewater treatment facility, sewer main, or other wastewater disposal facility, or will the project involve construction of a new facility? X Yes ___ No; if yes, describe as follows: There is approximately 0.02 miles of existing 6-inch sewer main along Horizon Way. The Project will require a larger capacity sewer main to
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service the project. Approximately 0.08 miles of new sewer main replacing the existing 6-inch sewer main will be required to provide service to the proposed buildings from an existing 32x36 municipal sewer. Permitted Wastewater treatment plant capacity (in gallons per day) Existing Avg Daily Flow ________ Project Flow Total

_______

________

________

E. If the project requires an interbasin transfer of wastewater, which basins are involved, what is the direction of the transfer, and is the interbasin transfer existing or new? N/A (NOTE: Interbasin Transfer approval may be needed if the basin and community where wastewater will be discharged is different from the basin and community where the source of water supply is located.) F. Does the project involve new sewer service by the Massachusetts Water Resources Authority (MWRA) or other Agency of the Commonwealth to a municipality or sewer district? ___ Yes X No

G. Is there an existing facility, or is a new facility proposed at the project site for the storage, treatment, processing, combustion or disposal of sewage sludge, sludge ash, grit, screenings, wastewater reuse (gray water) or other sewage residual materials? ___ Yes X No; if yes, what is the capacity (tons per day): Existing ________ ________ ________ ________ ________ Change ________ ________ ________ ________ ________ Total ________ ________ ________ ________ ________

Storage Treatment Processing Combustion Disposal

H. Describe the water conservation measures to be undertaken by the project, and other wastewater mitigation, such as infiltration and inflow removal. Proposed water conservation measures such as the installation of low-flow water closets and showers, sensor- operated sinks with aerated faucets, and auto-flush toilets will reduce the demand on the existing distribution system. Drip irrigation, tension meters and rainwater harvesting for the proposed landscaping will also be pursued for the project. III. Consistency A. Describe measures that the proponent will take to comply with applicable state, regional, and local plans and policies related to wastewater management: The City of Everetts Engineering Division reviews and approves all plans to construct, extend, or connect to the municipal sanitary sewer system within the City of Everett. The Proponent will coordinate with the City Engineer regarding the design and capacity of the proposed connection the sanitary sewer system and the required sewer extension (less than 1,000 linear feet). The Project will generate new wastewater flows greater than 50,000 gpd. A sanitary sewer connection permit will be filed with the Massachusetts Department of Environmental Protection (DEP) pursuant to 314 CMR 7.09.
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B. If the project requires a sewer extension permit, is that extension included in a comprehensive wastewater management plan? ___ Yes ___ No; if yes, indicate the EEA number for the plan and whether the project site is within a sewer service area recommended or approved in that plan: N/A Note that the Project does not require a sewer extension permit.

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TRANSPORTATION SECTION (TRAFFIC GENERATION) I. Thresholds / Permit A. Will the project meet or exceed any review thresholds related to traffic generation (see 301 CMR 11.03(6))? X Yes ___ No; if yes, specify, in quantitative terms: 301 CMR 11.03 (6)(a) 6 - Generation of more than 3,000 new vehicle trips on an average day to a single location (29,384/35,754 new unadjusted vehicle trips expected on a Friday/Saturday) and 301 CMR 11.03 (6)(a) 7 construction of more than 1,000 new parking spaces at a single location (3,575 new parking spaces proposed). B. Does the project require any state permits related to state-controlled roadways? X Yes ___ No; if yes, specify which permit: State Highway Access Permit from MassDOT for the construction off-site roadway and intersection improvements; permit from the Department of Conservation and Recreation for the construction of off-site roadway and intersection improvements and the extension of the Mystic River Reservation pedestrian and bicycle facilities. C. If you answered "No" to both questions A and B, proceed to the Roadways and Other Transportation Facilities Section. If you answered "Yes" to either question A or question B, fill out the remainder of the Traffic Generation Section below. II. Traffic Impacts and Permits A. Describe existing and proposed vehicular traffic generated by activities at the project site: Existing Change Total Number of parking spaces Negligible +3,575 3,575 Number of vehicle trips per day Negligible +29,384/35,754 29,384/35,754 ITE Land Use Code(s): 310, Hotel; 492, Health/Fitness Club; 925, Drinking Place; 820, Shopping Center; and empirical data obtained from: Transportation and Parking Assessment, The Majestic Star Casino, Pittsburgh; IBI Group; December 2005 Revised October 2006. B. What is the estimated average daily traffic on roadways serving the site? a a Roadway Existing Change 1. Broadway 26,000/25,000 +12,046/+14,658 2. Alford Street 26,000/25,000 +17,338/+21,096 3. ___________ ________ ________ a Friday/Saturday traffic.
a

Total 38,046/39,658 43,338/46,096 ________

C. If applicable, describe proposed mitigation measures on state-controlled roadways that the project proponent will implement: The Project will include a comprehensive transportation improvement program that will include roadway, intersection and traffic control improvements that are designed to: i) accommodate the additional traffic demands associated with the Project; ii) facilitate safe and efficient access to the Project Site, and iii) address identified deficiencies unrelated to the Project. It is expected that these improvements will include roadway, intersection and traffic control improvements along Route 16, including at Wellington Circle, Santilli Circle and Sweetser Circle, and along Route 99, including at Sullivan Square.
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D. How will the project implement and/or promote the use of transit, pedestrian and bicycle facilities and services to provide access to and from the project site? A central element of the transportation improvement program for the project will include the implementation of a comprehensive Transportation Demand Management (TDM) program to encourage the use of public transportation and pedestrian and bicycle trips. These measures will include the following: A full-time Transportation Coordinator will be assigned for the Project; MBTA bus stops will be provided along Lower Broadway near the primary driveway. Fixed-route shuttle bus service will be provided to and from the Project Site and the MBTA Orange Line stations at Wellington Station and at Sullivan Square. This service may be expanded to include service to Logan International Airport, North Station, South Station and other major transportation hubs, and will be coordinated with the City and the MBTA. Water shuttle service facilities will be provided at the Project Site. These facilities will serve existing water taxis as well as a future developer. A touch-and-go dock will be provided as a part of the Project for recreational boat access to the Project Site. Coordinate with MassRIDES to provide commuter services to employees of the Project and to develop an informational packet of commuting alternatives to be made available to employees and resort guests; Provide on-site sale of Charlie Cards for employees and for guests of the resort; Make available to employees and Project guests information regarding public transportation services, maps, schedules and fare information; Promote the use of public transportation to resort guests in website based materials including links to the appropriate homepages of the MBTA, MassRIDES and Massport; Participate in the MBTA Corporate Pass Program to the extent practical and as allowable pursuant to commercial tenant lease requirements; Encourage employees to participate in MassRIDES NuRide program which rewards employees that choose to walk, bicycle, carpool, vanpool or use public transportation; Provide electric vehicle charging stations within the proposed parking garage. Coordinate with Zipcar to provide car sharing services at the Project Site. Provide preferential parking for car/vanpools and alternatively fueled vehicles. Offer a Guaranteed Ride Home to individual employees who commute to the Project by means other than private automobile if they experience an emergency or unexpected situation; and Provide a periodic newsletter or bulletin concerning commuting options.

In addition, the Project proponent will explore with the City and the
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MBTA provision of a stop on the MBTA Commuter Rail system to serve both the City and the Project. As a part of the Project, the new harborwalk on the Project Site is proposed to be extended to connect to the existing City/DCR Mystic River Parkway trail system through Gateway Park to the north. This connection will allow pedestrian and bicycle access to and from Wellington Station on the MBTA Orange Line subway system along the Malden River and, via a proposed multi-use path to be provided as part of the planned replacement of the Woods Memorial Bridge. The on-site harborwalk will also connect to the sidewalk infrastructure and bicycle lanes along Lower Broadway that will be enhanced as a part of the Project. All traffic signals to be constructed or modified as a part of the Project will include pedestrian and bicycle accommodations to the extent feasible and consistent with existing and planned future pedestrian and bicycle accommodations.

C. Is there a Transportation Management Association (TMA) that provides transportation demand management (TDM) services in the area of the project site? ____ Yes X No; if yes, describe if and how will the project will participate in the TMA: D. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation facilities? X Yes ____ No; if yes, generally describe: The project is located adjacent to the MBTA Newburyport Commuter Rail line elevated running tracks, and is directly abutting the MBTA service facility. The Proponent has been working closely with the MBTA and MDOT to ensure that the project has no direct conflicts with MBTA operations. E. If the project will penetrate approach airspace of a nearby airport, has the proponent filed a Massachusetts Aeronautics Commission Airspace Review Form (780 CMR 111.7) and a Notice of Proposed Construction or Alteration with the Federal Aviation Administration (FAA) (CFR Title 14 Part 77.13, forms 7460-1 and 7460-2)? The Proponent is coordinating with FAA and Massport, and will file all required applications during the course of project permitting and approvals. III. Consistency Describe measures that the proponent will take to comply with municipal, regional, state, and federal plans and policies related to traffic, transit, pedestrian and bicycle transportation facilities and services: The Project and the associated site access and off-site improvements have been designed to be consistent with the City of Everetts Lower Broadway Master Plan and the recently completed pedestrian and bicycle improvements along Lower Broadway, as well as the planning efforts that have been undertaken with respect to Santilli Circle (Route 16) by the City of Everett and at Sullivan Square by the City of Boston. The Project includes an extension of the harborwalk along the Mystic River that will afford pedestrian and bicycle connections between Lower Broadway, Gateway Park, the Mystic River Reservation and Wellington Station on the MBTA Orange Line subway system. Pedestrian and bicycle accommodations will be expanded and enhanced as a part of the planned off-site improvements, including connections to the neighborhood areas to the east of the Project Site. Further, the Project will advance the development of the Lower Broadway Truck Route that will provide improved and safe access to the
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industrial and port area to the east of Lower Broadway. These improvements coupled with an aggressive TDM program will serve to reduce the demands associated with the Project on the roadway network and advance the transportation master planning efforts that have been underway for Lower Broadway, Route 16 and at Sullivan Square.

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TRANSPORTATION SECTION (ROADWAYS AND OTHER TRANSPORTATION FACILITIES) I. Thresholds A. Will the project meet or exceed any review thresholds related to roadways or other transportation facilities (see 301 CMR 11.03(6))? ___ Yes X No; if yes, specify, in quantitative terms: B. Does the project require any state permits related to roadways or other transportation facilities? ___ Yes X No; if yes, specify which permit: C. If you answered "No" to both questions A and B, proceed to the Energy Section. If you answered "Yes" to either question A or question B, fill out the remainder of the Roadways Section below. II. Transportation Facility Impacts A. Describe existing and proposed transportation facilities in the immediate vicinity of the project site:

B. Will the project involve any 1. Alteration of bank or terrain (in linear feet)? 2. Cutting of living public shade trees (number)? 3. Elimination of stone wall (in linear feet)?

____________ ____________ ____________

III. Consistency -- Describe the project's consistency with other federal, state, regional, and local plans and policies related to traffic, transit, pedestrian and bicycle transportation facilities and services, including consistency with the applicable regional transportation plan and the Transportation Improvements Plan (TIP), the State Bicycle Plan, and the State Pedestrian Plan:

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ENERGY SECTION I. Thresholds / Permits A. Will the project meet or exceed any review thresholds related to energy (see 301 CMR 11.03(7))? ___ Yes _X__ No; if yes, specify, in quantitative terms: B. Does the project require any state permits related to energy? ___ Yes X No; if yes, specify which permit: C. If you answered "No" to both questions A and B, proceed to the Air Quality Section. If you answered "Yes" to either question A or question B, fill out the remainder of the Energy Section below.

II. Impacts and Permits A. Describe existing and proposed energy generation and transmission facilities at the project site: Existing Change Total Capacity of electric generating facility (megawatts) ________ ________ ________ Length of fuel line (in miles) ________ ________ ________ Length of transmission lines (in miles) ________ ________ ________ Capacity of transmission lines (in kilovolts) ________ ________ ________ B. If the project involves construction or expansion of an electric generating facility, what are: 1. the facility's current and proposed fuel source(s)? 2. the facility's current and proposed cooling source(s)? C. If the project involves construction of an electrical transmission line, will it be located on a new, unused, or abandoned right of way? ___Yes ___No; if yes, please describe: D. Describe the project's other impacts on energy facilities and services: III. Consistency Describe the project's consistency with state, municipal, regional, and federal plans and policies for enhancing energy facilities and services:

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AIR QUALITY SECTION I. Thresholds A. Will the project meet or exceed any review thresholds related to air quality (see 301 CMR 11.03(8))? ___ Yes XNo; if yes, specify, in quantitative terms: B. Does the project require any state permits related to air quality? ___ Yes X__ No; if yes, specify which permit: C. If you answered "No" to both questions A and B, proceed to the Solid and Hazardous Waste Section. If you answered "Yes" to either question A or question B, fill out the remainder of the Air Quality Section below. II. Impacts and Permits A. Does the project involve construction or modification of a major stationary source (see 310 CMR 7.00, Appendix A)? ___ Yes ___ No; if yes, describe existing and proposed emissions (in tons per day) of: Existing Particulate matter Carbon monoxide Sulfur dioxide Volatile organic compounds Oxides of nitrogen Lead Any hazardous air pollutant Carbon dioxide ________ ________ ________ ________ ________ ________ ________ ________ Change ________ ________ ________ ________ ________ ________ ________ ________ Total ________ ________ ________ ________ ________ ________ ________ ________

B. Describe the project's other impacts on air resources and air quality, including noise impacts: III. Consistency A. Describe the project's consistency with the State Implementation Plan: B. Describe measures that the proponent will take to comply with other federal, state, regional, and local plans and policies related to air resources and air quality:

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SOLID AND HAZARDOUS WASTE SECTION I. Thresholds / Permits A. Will the project meet or exceed any review thresholds related to solid or hazardous waste (see 301 CMR 11.03(9))? ___ Yes __X_ No; if yes, specify, in quantitative terms: B. Does the project require any state permits related to solid and hazardous waste? ___ Yes X No; if yes, specify which permit: C. If you answered "No" to both questions A and B, proceed to the Historical and Archaeological Resources Section. If you answered "Yes" to either question A or question B, fill out the remainder of the Solid and Hazardous Waste Section below. II. Impacts and Permits A. Is there any current or proposed facility at the project site for the storage, treatment, processing, combustion or disposal of solid waste? ___ Yes X No; if yes, what is the volume (in tons per day) of the capacity: Existing Change Total Storage ________ ________ ________ Treatment, processing ________ ________ ________ Combustion ________ ________ ________ Disposal ________ ________ ________ B. Is there any current or proposed facility at the project site for the storage, recycling, treatment or disposal of hazardous waste? ___ Yes X No; if yes, what is the volume (in tons or gallons per day) of the capacity: Existing ________ ________ ________ ________ Change ________ ________ ________ ________ Total ________ ________ ________ ________

Storage Recycling Treatment Disposal

C. If the project will generate solid waste (for example, during demolition or construction), describe alternatives considered for re-use, recycling, and disposal: D. If the project involves demolition, do any buildings to be demolished contain asbestos? ___ Yes ___ No E. Describe the project's other solid and hazardous waste impacts (including indirect impacts):

III. Consistency Describe measures that the proponent will take to comply with the State Solid Waste Master Plan:

27

HISTORICAL AND ARCHAEOLOGICAL RESOURCES SECTION I. Thresholds / Impacts A. Have you consulted with the Massachusetts Historical Commission? ___ Yes X No; if yes, attach correspondence. For project sites involving lands under water, have you consulted with the Massachusetts Board of Underwater Archaeological Resources? ____Yes X No; if yes, attach correspondence The Proponent plans to consult with MHC and MBUAR during the project planning process. B. Is any part of the project site a historic structure, or a structure within a historic district, in either case listed in the State Register of Historic Places or the Inventory of Historic and Archaeological Assets of the Commonwealth? ___ Yes X_ No; if yes, does the project involve the demolition of all or any exterior part of such historic structure? ___ Yes ___ No; if yes, please describe: C. Is any part of the project site an archaeological site listed in the State Register of Historic Places or the Inventory of Historic and Archaeological Assets of the Commonwealth? ___ Yes X No; if yes, does the project involve the destruction of all or any part of such archaeological site? ___ Yes ___ No; if yes, please describe: D. If you answered "No" to all parts of both questions A, B and C, proceed to the Attachments and Certifications Sections. If you answered "Yes" to any part of either question A or question B, fill out the remainder of the Historical and Archaeological Resources Section below.

II. Impacts Describe and assess the project's impacts, direct and indirect, on listed or inventoried historical and archaeological resources:

III. Consistency Describe measures that the proponent will take to comply with federal, state, regional, and local plans and policies related to preserving historical and archaeological resources:

28

Attachment A SUPPLEMENTAL PROJECT INFORMATION

Chapter 1 INTRODUCTION

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Expanded Environmental Notification Form

CHAPTER 1:
1.1
Project Name: Address/Location:

INTRODUCTION
Wynn Everett One Horizon Way, Everett, Massachusetts

PROJECT IDENTIFICATION

1.2

PROJECT SUMMARY
Wynn MA, LLC (the Proponent) is the developer of the proposed Wynn Everett casino and resort project (the Project) on a 32.4 acre site (the Project Site) located on Horizon Way and Lower Broadway (Route 99) in Everett, Massachusetts. See Figure 1-1, USGS Locus. The Project Site, which is comprised of approximately 24.1 acres of upland and 8.3 acres below mean high water on the Mystic River, was the site of a Monsanto chemical manufacturing facility. The Project Site is currently undeveloped, and is utilized in part as a materials storage yard. See Figure 1-2, Locus Aerial and Figure 1-3, Existing Site Conditions. If successful in procuring a gaming license under provisions of M.G.L chapter 23K, the Proponent proposes to redevelop, construct, and operate a Category 1 gaming establishment on the Project Site. In order to initiate this process, in January 2013, the Proponent paid the required fee and submitted its RFA-1 suitability application to the Massachusetts Gaming Commission (the Gaming Commission). In support of that proposal, the Proponent is filing the Expanded Environmental Notification Form (EENF) with the Executive Office of Energy and Environment under the Massachusetts Environmental Policy Act (MEPA). The Project will consist of a luxury hotel with 551 rooms, gaming areas, retail, dining, health club and spa,and conference/entertainment space. In addition, extensive landscape and open space amenities are planned, including a four-season winter garden, waterfront features, harbor walk and water transportation docking facilities. For a detailed description of the Project, see Chapter Three, Project Description. In accordance with the Host Community Agreement, which was executed with the City of Everett on April 19, 2013, the Project will bring significant investment to the city and the surrounding communities by providing 4,000 construction and 4,000 permanent jobs, improved and expanded infrastructure, and support for a myriad of community programs and services. Pursuant to M.G.L chapter 23K, a portion of the taxes on the Projects gaming revenue will be allocated to a community mitigation fund. Public benefits associated with the Project are further described in Chapter 3, Project Description. As a brownfield, the Project Site will, after many years of being idle, be remediated to become to a vital, public gathering space and economic engine for the region. Introduction 1-1

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Development of the Project will serve to anchor and support the City of Everett Lower Broadway Master Plan (LBMP) as it moves toward formal approval during the summer of 2013.

1.3

PROJECT TEAM
Table 1-1 Project Team Proponent Wynn MA, LLC 3131 Las Vegas Boulevard South Las Vegas, NV 89109 Contact: Kim Sinatra SVP/General Counsel Kim.Sinatra@wynnresorts.com Project Management Dirigo Group 37 Oxford Street Winchester, MA 01890 Contact: Chris Gordon cgordon@dirigogroup.net Legal Counsel Mintz Levin, Cohn, Ferris, Glovsky and Popeo, P.C. One Financial Center Boston, MA 02111 Contact: Daniel O. Gaquin dgaquin@mintz.com Architecture/Landscape Architecture/Site Planning/MEP Wynn Design and Development LLC 734 Pilot Rd Las Vegas, NV 89119 Contact: DeRuyter O. Butler A.I.A. Executive Vice President, Architecture dbutler@wynndevelopment.com Traffic/Transportation RD Vanasse & Associates Inc. 10 New England Business Center Dr Suite 314 Andover, MA 01810 Contact: Jeffrey Dirk, Principal jrdirk@rdva.com

Planning and Permitting Fort Point Associates, Inc. 33 Union Street, 3rd Floor Boston, MA 02108 Contact: Jamie M. Fay, AICP President jfay@fpa-inc.com

Introduction 1-2

Wynn Everett Water Transportation Norris & Norris Associates 446 Huron Avenue Cambridge, MA 02138 Contact: Charles Norris Charles@norrisnorris.com Geotechnical/GeoEnvironmental/Marine Engineering GZA GeoEnvironmental, Inc. 249 Vanderbilt Avenue Norwood, MA 02062 Contact: Larry Feldman Lawrence.Feldman@gza.com Government Affairs Mintz Levin Strategies One Financial Center Boston, MA 02111 Contact: Steven Tocco stocco@mlstrategies.com

Expanded Environmental Notification Form Greenhouse Gas/Air Quality Tech Environmental, Inc. 303 Wyman Street, Suite 295 Waltham, MA 02451 Contact: Peter Guldberg pguldberg@techenv.com Civil/Utilities Engineering Howard/Stein-Hudson Associates, Inc. 38 Chauncy Street, 9th Floor Boston, MA 02111 Contact: Keri Pyke kpyke@hshassoc.com

Wind Novus Environmental Inc. Research Park Centre 150 Research Lane, Suite 105 Guelph ON N1G 4T2 Canada Contact: Nigel Taylor nigelt@novusenv.com

Urban Design/Shadow Impacts Icon Architecture 38 Chauncy Street Boston, MA 02111 Contact: Steve Heiken sheiken@iconarch.com

Introduction 1-3

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Locus

Wynn Everett

Everett, Massachusetts

Source: US Geological Survey, 1995

USGS Locus

Figure 1-1

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Project Site

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Everett, Massachusetts

Source: MassGIS, 2008

Locus Aerial

Figure 1-2

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GATEWAY CENTER

T YS

IC

RI

VE

R
PROJECT SITE _ AREA = 32.4 ACRES +

MBTA

ALFORD STREET

BROADWAY

BOW STREET

Not to scale.

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Figure 1-3
Source: Feldman Professional Land Surveyors, 2013

Everett, Massachusetts

Existing Site Conditions

Chapter 2 SITE PLANNING AND REGULATORY CONTEXT

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CHAPTER 2:
2.1

SITE PLANNING AND REGULATORY CONTEXT

CONSISTENCY WITH PLANNING

The Project will be designed and constructed in harmony with local and regional longrange planning efforts that have focused on the neglected portion of the Mystic River waterfront that contains the Project Site. The Proponent has reviewed a number of planning studies and initiatives that include the land containing the Project Site. While differing in their geographical scope and authorship, these plans have consistently identified the Project Site as a location with tremendous potential for transformation. This section summarizes each of the planning studies the Proponent has reviewed in the context of the Project and for its consistency with the Project with regard to waterfront access, environmental cleanup, open space opportunities, improved transportation networks, expanded bicycle and pedestrian pathways, economic revitalization and job creation. See Figure 2-1, Regional Planning Context.

2.1.1 EVERETT WATERFRONT ASSESSMENT

In 2003, the City of Everett Mayors Office of Planning and Development commissioned Fort Point Associates, Inc. to prepare an Everett Waterfront Assessment (the Waterfront Assessment). The Waterfront Assessment identified a range of opportunities for enhancement of public access to and enjoyment of the Mystic and Malden Rivers. Specifically, it identified a demand for boat access to the river and a desire on behalf of residents for more berthing facilities along the Everett waterfront, such as private marinas, public boat ramps, and a public mooring field. On the landside, the Waterfront Assessment identified opportunities for walking and bicycle pathways, as well as passive and active open space. The Project Site was identified as part of the study.

2.1.2 MYSTIC RIVER MASTER PLAN

In 2009, the Massachusetts Department of Conservation and Recreation (DCR) completed the Mystic River Master Plan (the MRMP), which aimed to address a range of environmental, open space, and land use issues in and around the Mystic River in the municipalities of Arlington, Boston, Everett, Medford, and Somerville. The MRMP addressed area needs and opportunities comprehensively by proposing the restoration of the river banks and edges for ecological health and recreational purposes; the strengthening of the open space network through the development of Site Planning and Regulatory Context 2-1

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Expanded Environmental Notification Form a continuous pathway along both banks of the river; the identification of areas suitable for recreation, education, and preservation; opportunities for water-related activities like fishing and boating; and the development of guidelines and techniques for the management and operation of parkland. The Proponent will support these goals through a number of on and off-site improvements, including the proposed connection of existing open space with the open space proposed for development on the Project Site; the activation of a pedestrian waterfront zone along the Project Site shoreline; and enhancement of waterfront access, including the first public boat landing in the City of Everett. See Section 3.2.5, Open Space, and Section 3.2.6, Waterfront Access.

2.1.3 LOWER BROADWAY DISTRICT MASTER PLAN

In April 2012, the City of Everett, with its consultants, Sasaki Associates, embarked on a nine month process to complete a Lower Broadway District Master Plan (the LBD Master Plan). The vision expressed in the LBD Master Plan is to transform the Lower Broadway District into a vibrant mixed use urban neighborhood with an improved public realm and enhanced local and regional identity as a high quality residential, employment, commercial district with pedestrian-friendly streets, civic spaces, and recreational amenities, including public access to the Mystic River. The Project Site is identified for mixed use development and for its potential to accommodate significant new development that would also allow for meaningful public space, a public path/harborwalk, and access to the river. The LBD Master Plan is expected to be formally approved in 2013. The City is moving forward with its implementation, having taken measures such as revising the zoning ordinance to allow for the uses and activities recommended in the LBD Master Plan. The Project is consistent with the policy and planning objectives set forth by the LBD Master Plan. Specifically, it will achieve a mix of uses, including hotel and restaurants, to reshape the former industrial area and take advantage of this unique and currently under-utilized waterfront location. The Project will support economic development, growing the citys tax base and increasing the quality and variety of employment opportunities available to residents of Everett. The Project will provide usable open space and public access to a previously inaccessible and blighted waterfront, and will improve bicycle and pedestrian access and connectivity to the existing waterfront park adjacent to the Gateway Center Mall.

2.1.4 PATHS TO A SUSTAINABLE REGION

The Boston Metropolitan Planning Organizations Long-Range Transportation Plan, Paths to a Sustainable Region (the MPO Plan), expresses a regional vision to be achieved by 2030. Goals of the MPO Plan include economic vitality, brownfield redevelopment, strengthening connections, expanding transit, pedestrian, and Site Planning and Regulatory Context 2-2

Wynn Everett

Expanded Environmental Notification Form bicycle networks, Transportation Demand Management, and improving heavily used networks before expanding. The Proponent has committed to a number of transportation improvements and community enhancements that will support the MPO Plans goals. To improve the viability of alternative modes of transportation, the Proponent has committed to providing a shuttle service from the Project Site to nearby MBTA subway stations and other transportation hubs; providing additional MBTA bus stops on and off site; and expanding pedestrian and bicycle access on both existing roadways and new pathways, including a link from the Project Site to existing and planned bicycle/pedestrian trails through Gateway Park and a future link across the replacement Woods Memorial Bridge to Wellington Station. See Section 4.5.2.3, Transportation Demand Strategies. In support of making existing and heavily used networks more efficient, the Proponent has committed to substantial redesign of major arterials including Route 99 (Broadway), which is identified in the MPO Plan as a corridor bottleneck.

2.1.5 MAPC PLANNING STUDIES

The Project is consistent with the findings and recommendations of several planning studies undertaken by the Metropolitan Area Planning Council (MAPC). The agencys 30-year plan for the region, MetroFuture, recognizes the City of Everett as one of its Inner Core communities, a target for reinvestment and economic development. Through a one billion dollar minimum investment in the Project, including impact payments, workforce development, and upgrades to utility and transportation infrastructure both on and off the Project Site, the Project will play a key role in realizing MAPCs vision for the City of Everett. MAPC has also sponsored a number of other studies specifically targeting Everett, the Mystic River waterfront, and the region, including: The Lower Mystic River Corridor Strategy (June 2009). Authored by MAPC, the Boston Redevelopment Authority, and the cities of Chelsea, Everett, Malden, Medford, and Somerville. City of Everett Open Space and Recreation Plan, 2010 - 2017. Authored by MAPC and the City of Everett. Walking Routes to the Mystic River. Authored by MAPC and the Cities of Boston, Chelsea, Everett, Malden, Medford, and Somerville.

These studies identify a need for and potential to revitalize the portion of Everett and the Mystic River that includes the Project Site. Recommended strategies for Site Planning and Regulatory Context 2-3

Wynn Everett

Expanded Environmental Notification Form doing so include: linking regionally significant open space parcels through acquisitions and enhancements, encouraging sustainable development projects, and improving access to and along the river through the development of water transportation, public transit, roadway improvements, and bicycle and pedestrian accommodations. The Project will support these goals through the creation of an open space network that connects to open space on adjacent sites, enhancement and expansion of public transportation networks, and connections to public transportation hub, and expansion of bicycle and pedestrian accommodations.

2.1.6 EVERETT CENTRAL WATERFRONT MUNICIPAL HARBOR PLAN

The City of Everett is currently developing the Everett Central Waterfront Municipal Harbor Plan (the MHP) for the citys Central Waterfront. The Project is a catalyst to coalesce the citys Waterfront Assessment and local and regional planning efforts into a Municipal Harbor Plan. Purpose The MHP was initiated with a Request for Notice to Proceed submitted by the City of Everett to the Massachusetts Office of Coastal Zone Management (CZM) on February 28, 2013. The primary purpose of the MHP is to pursue longstanding goals of the City of Everett, residents, businesses, and other stakeholders to encourage new mixed-use development and associated waterfront access and amenities along the Mystic River. Specifically, the MHP offers unprecedented opportunity not only to plan for new open space on the Project Site, but to set high standards for its activation. Equally important, the MHP may create opportunities for connecting existing parkland with new open space, furthering a long-term goal of the community to improve the pedestrian and bicycle network along the Mystic River. In addition, a Municipal Harbor Plan could incorporate measures that would further serve to activate the waterfront and the Mystic River, through docking facilities and/or other access to the watersheet. The MHP will build off of other recent planning initiatives to transform an underutilized section of the Everett waterfront into a more vibrant, active destination for the public. In accordance with 310 CMR 23.00, the MHP will tailor Chapter 91 dimensional and use requirements to the unique circumstances of the waterfront to fulfill the objectives of the state Waterways Regulations to protect and promote the publics use of filled and flowed tidelands. MHP Area The MHP area (the Area) includes approximately 155 acres of land, in addition to watersheet within Everett city limits, roughly bounded by the Malden and Mystic Rivers to the west, Route 16 to the north, the MBTA Commuter Rail tracks to the east, and the city boundary to the south. The Area is limited to property within City Site Planning and Regulatory Context 2-4

Wynn Everett

Expanded Environmental Notification Form of Everett limits. Approximately 75 acres of the Municipal Harbor Plan Area are filled tidelands subject to jurisdiction under Chapter 91 of the Massachusetts General Laws. See Figure 2-2, Municipal Harbor Plan Area. Public Process The public participation program for the MHP includes consultation with an Advisory Committee, which is comprised of a broad range of stakeholders representing city and state agencies, nonprofit organizations, local residents and business owners, and others that will meet regularly over the course of the process. The Advisory Committee met for the first time on May 6, 2013 and will meet regularly through the end of August 2013. All meetings of the Advisory Committee are open to the public. Efforts are being made by the city to engage a broad constituency through email, posting on websites, and publication in local newspapers. The city is keeping Coastal Zone Management (CZM) and the Department of Environmental Protection (DEP) Waterways Program staff informed about the development of the MHP. Potential Substitutions and Offsets As discussed in Section 5.2.5, according to the Notice to Proceed, which was issued by CZM on May 3, 2013, substitutions may be pursued for the following standards: Height (310 CMR 9.51(3)(e)) Water Dependent Use Zone (WDUZ) (310 CMR 9.51(3)(c))Lot Coverage and Open Space (310 CMR 9.51(3)(d) and 310 CMR 9.53(2)(b))

Benefits proposed by the Project will greatly enhance the waterfront features, and provide for both landside and waterside public access. Schedule The City of Everett submitted a Request for Notice to Proceed for the Municipal Harbor Plan to CZM on February 28, 2013. A Notice to Proceed was issued on May 3, 2013. The public process, including regular Advisory Committee and public meetings, commenced in early May 2013 and will extend through mid-September 2013. The MHP is anticipated to be submitted in mid-September 2013. This will be followed by a 30 day public comment period and a consultation period with CZM. It is anticipated that EOEEA will issue its decision by December 2013.

2.2

CONSISTENCY WITH ZONING

The Project is in the Riverfront Overlay District, which is governed by Section 26 of the City of Everett Zoning Ordinance (the Ordinance). The Riverfront Overlay District was promulgated by the city to promote active redevelopment of this former industrial area with Site Planning and Regulatory Context 2-5

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mixed commercial uses, including hotels, retail, and restaurants. The city intends to rezone the Lower Broadway District, consistent with the LBD Master Plan, in a manner which will permit the Project to proceed as a matter of right, subject to Site Plan Review. The Proponent will submit relevant plans to the Everett Planning Board for Site Plan Review pursuant to the provisions of Section 19 of the Ordinance.

2.3

LEGISLATION
Chapter 194 of the Acts of 2011: An Act Establishing Expanded Gaming in the Commonwealth (the Gaming Act) was signed into law by Governor Deval Patrick on November 22, 2011 with the goal of providing economic investment and job creation within the Commonwealth of Massachusetts. The Gaming Act provides for the licensing of up to three destination resort casinos in diverse geographic locations within the Commonwealth, as well as one slots facility. The Gaming Act also provided for the creation of a Gaming Commission to oversee the implementation of expanded gaming within the Commonwealth. The Proponent expects to file an application with the Gaming Commission to seek a license to operate a Category I gaming establishment in the City of Everett pursuant to the provisions of M.G.L. chapter 23K. As a prerequisite to this application, the Proponent paid a statutorily-established fee to commence that process, and filed its RFA-1 suitability application with the Commission in January 2013. With the potential to create approximately 4,000 construction jobs and approximately 4,000 permanent resort jobs as well as provide for millions of dollars in tax, payments in lieu of taxes (PILOT), impact and other community fees, and substantial environmental and transportation improvements, the Project is well aligned with the economic development and job creation goals of the Gaming Act. The Proponent is actively engaged with the City of Everett to advance the referendum required in the Gaming Act, with a vote scheduled for June 22, 2013.

2.4

AGENCY OUTREACH
The Proponent has and will continue to engage relevant agencies and stakeholders at the federal, state, and local levels throughout the development process, including the Agencies and entities listed in Table 2-1, Anticipated Permits, Reviews, and Approvals. A Host Community Agreement between the Proponent and the City of Everett was signed by the Mayor and the Proponent in April 2013. The Proponent is coordinating with the Massachusetts Department of Transportation (MassDOT) on a broad spectrum of transportation issues related to the Project. Meetings have been held, technical data and design documents have been presented, and site visits have been conducted. Primary subjects of discussion have been traffic impacts and issues related to the adjacent MBTA maintenance facility. Additional discussions will be held on Site Planning and Regulatory Context 2-6

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Expanded Environmental Notification Form

water transportation, transit links, pedestrian access, and bicycle links. A series of regularly scheduled meetings is envisioned throughout the design and regulatory process to ensure close coordination on all transportation issues. The Proponent is also coordinating with the Massachusetts Department of Environmental Protection (DEP), DCR, CZM, and with EOEEAs Massachusetts Environmental Policy Act (MEPA) Office on relevant environmental and planning issues, including Chapter 91 compliance, and site cleanup. Discussions have been initiated with the Massachusetts Port Authority (Massport) to address a variety of issues including air space, building heights, and Logan International Airport transportation links. Additional conversations are planned with Massport and the Federal Aviation Administration (FAA) to further address air space and building height issues.

2.5

LIST OF PERMITS, REVIEWS, AND APPROVALS

Table 2-1 contains a list of federal, state, and local agencies from which permits or other actions may be sought or to which filings may be made. Table 2-1 Anticipated Permits, Reviews, and Approvals Agency Federal Federal Aviation Administration (FAA) U.S. Army Corps of Engineers (ACOE) U.S. Environmental Protection Agency (EPA) State Executive Office of Energy and Environmental Affairs Massachusetts Department of Environmental Protection (DEP) Massachusetts Environmental Policy Act (MEPA) Review Chapter 91 Waterways License Sewer Connection/Extension Permit Notification of Construction and Demolition Environmental Results Program Certification Determination of No Hazard to Air Navigation Work in Navigable Waters (Section 10) Permit Clean Water Act (Section 404) Permit Massachusetts General Permit (GP) Category 2 National Pollutant Discharge Elimination System (NPDES) Construction General Permit Permit, Review, or Approval

Site Planning and Regulatory Context 2-7

Wynn Everett DEP Bureau of Waste Site Cleanup/Massachusetts Contingency Plan (MCP) Massachusetts Water Resources Authority (MWRA) Massachusetts Office of Coastal Zone Management (CZM) Board of Underwater Archaeological Resources (BUAR)

Expanded Environmental Notification Form Water Quality Certification Tier II Classification Extension Phase II Report Phase III Report Phase IV Remedy Implementation Plan Sewer Use Discharge Permit Dewatering Permit (if required) Federal Consistency Certification Review of proposed work and Project Site to determine if Reconnaissance, Excavation, or Special Use Permit(s) are necessary Review of Project relative to potential effects on State Registered historic/archaeological resource Determination of No Adverse Effect Access Permit to DCR Park Lands and Roadways Access Permit for Construction Impacts Non-Vehicular Access Permit Permit for Construction on Railroad Rightsof-Way Category 1 Gaming License Host Community Agreement (signed) Referendum/Approval of Developer Rezoning Building Permit Foundation Permit Plumbing Permit Electrical Permit Street Opening Permit Gas Fitting Permit Demolition Permit Certificate of Occupancy Site Plan Review

Massachusetts Historical Commission (MHC)

Massachusetts Department of Conservation and Recreation (DCR) Massachusetts Department of Transportation (MassDOT) Massachusetts Gaming Commission Local City of Everett Everett Inspectional Services Everett Planning Board

Site Planning and Regulatory Context 2-8

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Everett Conservation Commission Everett Fire Department

Order of Conditions Review of Plans Fire Suppression System Installation Fuel Storage Permit LP Gas Storage Permit Underground Storage Tank Removal Permit (Commercial) Food Establishment Permit Application Alcohol License Common Victualler License Entertainment and Dance License

Everett Health Department Everett Licensing Commission

Site Planning and Regulatory Context 2-9

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Project Site DCR Mystic River Master Plan Area

* 1

* 1 1 2 2
*

r a

Everett Central Waterfront Municipal Harbor Plan Area

t a

Lower Broadway District Master Plan Area

t a

Everett Waterfront Assessment Study Area

t a

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Regional Planning Context

Figure 2-1

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Malden
MBTA Wellington Station Route 16 Bridge

Route 16

Gateway Pa rk

en

Ri

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Riv

e 28

BT

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m m ut

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Ra

il

Gateway Plaza

Lin

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Ma

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e

MBTA

Rout

Assembly Square

Somerville
Legend
Municipal Boundary Municipal Boundary Chapter 91 Jurisdiction Line Chapter 91 Jurisdiction Line Municipal Plan Area ProposedHarbor Municipal

Route 99 Bridge

Ro

ute

99

Amelia Earhart Dam

Proposed Entertainment Complex Site

(Br

oa

dw

ay

Chelsea

Harbor Plan Area

In te rs ta te Ro ut e 93

Chelsea Boston (Charlestown)

Mystic River

200 meters 1000 feet

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Proposed Municipal Harbor Plan Area

Source: Fort Point Associates, Inc., 2013 Source: MassGIS; Fort Point Associates, Inc.

Everett, Massachusetts

Municipal Harbor Plan Area City of Everett, Massachusetts

Figure 2-2

Chapter 3 PROJECT DESCRIPTION

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CHAPTER 3:
3.1

PROJECT DESCRIPTION

PROJECT SITE AND CONTEXT

The Project Site consists of a waterfront parcel comprised of approximately 32.4 acres located in the City of Everett, adjacent to the Mystic River. Approximately 24.1 acres are upland, surrounded by shoreline and the remnants of marine structures, and approximately 8.3 acres below mean high water on the Mystic River. See Figure 3-1, Existing Site Conditions. The Project Site is also bordered to the west by the tracks of the Massachusetts Bay Transportation Authority (MBTA) Newburyport commuter rail line. The upland portions of the Project Site are bounded by Horizon Way, Route 99, and commercial and institutional properties. For much of its history, the Project Site was used as a chemical production facility; the site currently serves as a partial storage area for construction materials, and is presently undeveloped except for the presence of a construction trailer/office of approximately 5,200 square feet. The surficial material at the Project Site is comprised of a mix of soil and gravel. Most of the soils on the site are disturbed and comprised of fill material. The Project Site also includes approximately 1,600 linear feet of shoreline. Within the shoreline is a mix of deteriorated stone seawalls, loose gravel and boulders, and rotted timber piers and pilings. The shallower portions of the shoreline also contain debris and remnants of timber structures. See Figure 3-2, Hydrographic Survey Plan. Access to the Project Site is via Horizon Way (fka Chemical Lane), which is an unsignalized intersection off Broadway (Route 99) in Everett. The Project is situated in an urban, commercial/industrial area that suffered from economic disinvestment during the latter part of the twentieth century when manufacturing/import and fishery activities declined. Land uses surrounding and near the Project Site are primarily commercial/retail, with local businesses (e.g. an auto dealership, chain restaurant, and auto repair shop) and infill residential structures nearby. Proximate uses include Boston Water and Sewer Commission (BWSC) and Massachusetts Water Resources Authority (MWRA) properties, MBTA service center to the north, and the Gateway Center and Gateway Park to the west.

3.2

PROJECT DESCRIPTION
The Proponent intends to construct a 2.9 million square foot resort and casino which includes: a 551 room luxury hotel tower, over 250,000 square feet of retail and dining options, 160,000 square feet of gaming space, entertainment, and meeting facilities for business customers and large groups. The 551 room tower will be the largest luxury hotel in the Boston region with a standard room size greater than 600 square feet. In addition, nongaming amenities will make up over 90% of the development square footage. Visitors will Project Description 3-1

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be able to access the hotel, retail, and dining areas without entering the gaming areas. The gaming areas will have direct access from the underground garage allowing visitors the choice of a gaming or non-gaming experience, thereby creating separate markets within the same complex. In addition, extensive landscape and open space amenities are planned, which include a four-season winter garden, waterfront features a harborwalk, as well as water transportation and transient vessel docking facilities. While the Project Site poses many challenges, among them several decades of contamination and neglect, if selected for the Commonwealths Boston-area Gaming License, the Proponent and the Project will bring a dramatic and iconic feature to the Everett skyline and Greater Boston. Designed to be viewed from the nearby highways, waterways, and the Boston Skyline, the unique and striking hotel tower will add a new landmark to the modern buildings that are visible from the Mystic River and beyond. The combination of luxury hotel, gaming, high-end retail, and watersheet activation, and connection to bike and pedestrian paths and parks will bring the Everett waterfront back to life after years of inactivity. See Figure 3-3, Proposed Conceptual Site Plan and Figure 3-25 Landscape Plan.

3.2.1 PROJECT PROGRAM

In addition to the hotel high-rise (613,244 square feet), the Project is comprised of two pedestrian-level tiers. The Ground Level includes gaming (162,625 square feet), retail and public space, including a winter garden, food and beverage and entertainment and other service functions (430,203 square feet). The Spa Level will contain meeting rooms, spa/gym, and other service functions (176,825 square feet). In addition, parking to accommodate the Project will be provided on five belowgrade levels and in a six-level above-grade garage (1,506,976 square feet). Open space will be lushly landscaped, or hardscape provided in the form of a harborwalk promenade adjacent to the Mystic River. Accommodations for water transportation facilities, described in Section 4.4, are currently being evaluated to potentially provide waterside connections between the Project and locations in and around Boston. See Figure 3-4, Casino Level Floor Plan; Figure 3-5, Spa/Convention Center Level Floor Plan; Figure 3-6, Roof Level Plan; Figure 3-7, Hi-Rise Floor Plan Levels 1-14; Figure 3-8, Hi-Rise Floor Plan Levels 15-19; Figure 3-9, River Park/Winter Garden Floor Plan; Figure 3-10, Valet/Self Parking B1 Floor Plan; Figure 3-11, Self Parking B2 & B-3 Floor Plan; Figure 3-12, Self Parking B4 & B-5 Floor Plan; Figure 3-13, Employee Parking Garage E-1 E-3 Floor Plan; Figure 3-14, Employee Parking Garage E-4 E-7 Floor Plan; Figure 3-15, Perspective View From Mystic River; Figure 3-16, Perspective View of Porte-Cochere; Figure 3-17, Perspective View from Entry Drive; Figure 3-18, Perspective View of River Park; Figure 3-19, Perspective View of Porte-Cochere Approach; Figure 3-20, Perspective View of Winter Garden Project Description 3-2

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Expanded Environmental Notification Form Interior; Figure 3-21, Overall East Elevation; Figure 3-22, Overall South Elevation; Figure 3-23, Overall West Elevation; Figure 3-24, Overall North Elevation; and Figure 3-25, Landscape Plan.

3.2.2 PROJECT DESIGN

The Project has been thoughtfully designed to accommodate the needs of twentyfirst century travelers on holiday as well as local residents who wish to enjoy the many diverse features of a luxury resort heretofore unavailable in the region. Interior spaces of the retail and dining areas will be infused with natural sunlight, high quality materials, as well as luxurious plantings in a four-season winter garden. This theme will be continued outdoors with lush landscaped walkways, seating areas, a gazebo and a beckoning harborwalk along the picturesque edges of the Mystic River. Spectacular views of the Boston skyline will draw visitors to the hotel as well as the casino, retail, spa, and dining offerings. Urban Design The overall urban design intent for the Project is to punctuate a now blighted area with a dramatic architectural statement surrounded by high quality public spaces and amenities. The tower will act as a beacon and a focal point on the skyline, creating an identity for an area that is currently lacking in aesthetic appeal. The hotel tower is a statement that will be clearly identifiable as the Wynn brand. Concurrently, the public realm will respond to the existing environment in the City of Everett, most notably by embracing and opening access to the Mystic River. Public spaces and activity will be oriented toward the river, allowing guests of the hotel and casino as well as the general public, shoppers, and diners to enjoy the views and utilize public transportation the Project will support. The retail spaces will mediate between the ground plane and the tower by providing a pedestrian friendly environment and a sense of human scale to the public environment. The development will use the highest quality materials, including building materials, surface paving, plantings and landscape elements, signage, and other amenities. See Figure 3-3, Proposed Conceptual Site Plan; Figure 3-15, Perspective View from Mystic River; Figure 3-16, Perspective View of Porte-Cochere; Figure 3-17, Perspective View from Entry Drive; Figure 3-19, Perspective View of Porte-Cochere Approach, Figure 3-20, Perspective View of Winter Garden Interior. See also Figure 3-21, Overall East Elevation; Figure 3-22, Overall South Elevation; Figure 3-23, Overall West Elevation; Figure 3-24, Overall North Elevation; and Figure 3-25, Landscape Plan.

Project Description 3-3

Wynn Everett Neighborhood Context

Expanded Environmental Notification Form

The City of Everett was originally part of the surrounding communities of Charlestown and Malden. In 1870, the town of Everett annexed, and in 1892, the town was incorporated as the City of Everett. Today, Everett is bordered by Malden to the North, Revere to the East, Chelsea to the Southeast, Medford and Somerville to the West and Boston and the Mystic River to the South. Everett is a densely built and highly diverse city. According to the US Census Bureau, Everett has a total land area of 3.43 square miles, an estimated population of 42,000 and a population density of roughly 12,200 people per square mile. Nearly 59 percent of Everetts population is of working age, between 19 and 65. Everetts median household income is $48,000, roughly 26 percent lower than the Massachusetts median household income. The high school graduation rate is on par with the state average, however only 17 percent of the population has a bachelors degree or higher, well below the state average of 39 percent. During the latter part of the 19th century, Everett transitioned from a quiet town into an industrial powerhouse. By 1920, industry had become the largest taxpayer in the city. The citys proximity to Boston, riverfront location and the availability of transportation options unlocked the potential of Everetts waterfront as a prime location for industrial enterprises. Large corporations, including the Monsanto Chemical Company, General Electric, and the Leavitt Corporation have contributed to Everetts economic growth and industrial identity at different times over the past century. Today, a portion of Everetts waterfront remains engaged in active industrial and maritime uses that are critical to the local and regional economy; however, many of the old industrial sites are now defunct, and are awaiting redevelopment. The City of Everett is focused on protecting their industrial economy, while redeveloping underutilized waterfront properties that result in a lack of public access and degraded environmental conditions that generally prohibit the public from use and enjoyment of the waterfront. The surrounding neighborhood reflects the economic decline of chemical manufacturing and other industries that once populated this part of Everetts waterfront. Broadway contains a mix of businesses and a number of underutilized parcels that currently provide an overabundance of surface parking in the area. Adjacent to the Project Site, the Gateway Center, which was completed in the late 1990s, has successfully brought large retailers to the area and became a regional retail destination. The Gateway Center construction also resulted in environmental cleanup of a portion of the former Monsanto Chemical Site and the addition of new passive parkland to the existing DCR parkland along the river. This parkland is well

Project Description 3-4

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Expanded Environmental Notification Form utilized and Gateway Center has taken partial responsibility for its long-term maintenance. Overall, the neighborhood context is vehicle-dominated and lacks sufficient connections for pedestrians and cyclists that would make the area attractive to these users. The Project provides an unprecedented opportunity to transform the Lower Broadway Area and to realize many of the goals put forth in recent state, regional, and local planning initiatives to develop an economically prosperous neighborhood with a mix of uses and activities and a vibrant, attractive public realm.

3.2.3 PARKING AND CIRCULATION

Access to the Project Site will be provided by way of a four-lane boulevard-type driveway that will intersect the west side of Lower Broadway opposite Mystic Street and will be placed under traffic signal control. Secondary access will be provided by way of a driveway that will also intersect the west side of Lower Broadway north of the primary Project Site driveway. It is expected that the secondary driveway will also be under traffic signal control. Passenger vehicles will enter the Project Site via the main boulevard driveway to be located slightly westward of Horizon Way. Visitors to the site will enter and exit the resort via a five level parking garage, located under the main building. Employees and service vehicles will enter the Project Site from the secondary access point on Broadway. Employees will park in a separate above ground garage, which will be located adjacent to the western boundary of the Project Site. Visitors and hotel guests may also continue on the boulevard past the main garage to a covered three-lane dropoff loop at the hotel/retail entrance porte-cochere. An essential feature of the Wynn brand is the easy and pleasant access to the hotel, casino, and retail/dining areas via automobile. Visitors will be able to enter the enclosed parking garage for valet or self-parking directly from the entrance boulevard. Those who will be dropped off will also find covered access to the main entrance of the resort. One benefit of developing a compact, urban site is the elimination of acres of surface parking that requires stormwater management and long walks to the destination in inclement weather. See Chapter 4, Transportation, for additional details regarding parking and circulation.

3.2.4 TRANSPORTATION CONTEXT

The Project Site is situated within an urban network of highways, major streets, and public transportation hubs. Regional vehicular access to the Project will be via Route 16, Route 99, and a network of local roadways. Public transportation, provided by the MBTA, services the Broadway/Alford Street (Route 99) corridor via bus routes and the nearby Wellington Orange Line transit station.

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Expanded Environmental Notification Form

3.2.5 OPEN SPACE

As discussed in Section 3.2.2, the Project Site is compact, and the Project is highly organized around a functional urban design concept. Open space provided on the Project Site will be lushly landscaped, and directly connected to the Mystic River waterfront. Open space and planting areas as well as seating and shade from the sun will be provided along the Mystic River on the proposed harborwalk.

3.2.6 WATERFRONT ACCESS

Presently there is no public access to the waterfront on the Project Site and very little public access to the waterfront in Everett. Conditions on the Project Site and along the shoreline strongly discourage walking or stopping along the waterfront due to the presence of environmental hazards and the perception of unattractive, unsafe surroundings. Presently, the Project Site is closed to the public and not easily accessible from the adjacent Gateway Park. The Project will greatly enhance waterfront access to and along the Everett waterfront. As a city with significant waterfront area but virtually no public access to the river, Everett has placed a high priority on expanding opportunities for connections to its waterfront. The Project Site is a key parcel in the formation of a continuous waterfront access route along the Mystic River. The Project design will accommodate a robust pedestrian network along the entire length of the waterfront. Pedestrian amenities will include, at a minimum, a fourteen foot wide continuous harborwalk, extending the length of the Projects waterfront property boundary. The harborwalk will be designed and will utilize appropriate paving and hardscape materials to achieve full handicapped accessibility. This harborwalk will be enhanced by high quality pedestrian amenities along its length, including appropriate signage, pedestrian level lighting, safety railings where required, lush plantings and benches punctuating the length. Public restrooms will be available in nearby retail, restaurant, and hotel facilities. The harborwalk will be sited in elegantly landscaped open space along the water, with buildings set back approximately 100 feet from the waters edge, creating a pedestrian waterfront zone along the shoreline. This waterfront zone will be sheltered from the prevailing west and northwest winds during the colder months, but open to the cooling sea breezes during the warmer months. The enclosed Winter Garden at the southerly end of the retail pavilion will provide a year round amenity and sheltered area during inclement weather, extreme heat, and cooler times of the year for waterfront users. See Figure 3-25, Landscape Plan. The Project will also be planned to include waterfront access by boat. The Project will include the first public boat landing in the City of Everett. The public boat Project Description 3-6

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Expanded Environmental Notification Form landing will provide opportunities for boaters to access the site directly from floating docks along the shoreline. A handicapped accessible ramping system, shared with the water transportation dock, will be compliant with the Americans with Disabilities Act (ADA). Boaters will enjoy access to dining at the multiple restaurants, shopping in the retail complex, spa and casino amenities, and an array of active and passive waterfront amenities. While adjacent properties do not currently provide public access walkways, opportunities exist for future improvements that would link the Project Site with these sites and provide a continuous waterfront experience. To the east, the Boston Water and Sewer Commission (BWSC) and the Massachusetts Water Resources Authority (MWRA) own waterfront sites that could potentially provide public access along the shoreline and could link to the Route 99 /Alford Street Bridge crossing the Mystic River in the future. To the west, an existing underpass to the MBTA right of way and elevated rail line could potentially accommodate pedestrian connections through to the Department of Conservation and Recreation parkland, the Amelia Earhart Dam, and other landholdings along the Mystic River as part of future coordinated planning efforts.

3.2.7 WATERFRONT CONDITIONS AND PROPOSED WORK

Existing Conditions The Project Site is bordered by the Mystic River to the south and a water embayment to the east, as illustrated in Figure 3-26, Aerial View and Photographic Locations Plan, and Photographs 1 and 2 in Figure 3-27, Marine Resource Photographs. The embayment is approximately 350 to 500 feet wide from shoreline to shoreline (from the Project area to the upland east of the embayment containing the operations of the MWRA and BWSC). The embayment contains a former channel which was reportedly constructed in the mid-1800s. Records indicate the channel to be about 1,000 feet long with a width of 100 feet, and an original draft of 20 feet below mean low water. The channel flares out at the northern end to about 250 feet wide. The channel has since shoaled, and the present depth does not exceed about 13 feet below the mean low water mark. The site is bordered to the west by an MBTA parcel that terminates in a stone abutment at the southern end. The water areas adjacent to the channel are shallower than the central portion of the channel. The eastern side of the embayment is a mud flat with surface grades from about the mean low water mark to about 3 feet above it. The mud flat contains a variety of debris, including several abandoned timber barges. Photographs 3 and 4 in Figure 3-28 illustrate these conditions. The southern portion of the Project Site terminates in a steep vegetated slope, as illustrated by Photograph #5 in Figure 3-29. Seaward of this slope there is a mudflat Project Description 3-7

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Expanded Environmental Notification Form that extends about 150 to 200 feet out from the shoreline. The mudflat in this location contains miscellaneous small stones and debris as illustrated by Photograph 6 in Figure 3-29. The northern sloped shoreline within the embayment is comprised of small stones as illustrated by Photograph 7 in Figure 3-30. Within the northern portion of the embayment are some abandoned timber and granite stone walls that abutted the channel and were used for historic loading/unloading operations, as illustrated by Photograph 8 in Figure 3-30. Several abandoned timber docking structures located adjacent to the north-central portion of the channel were previously used during the period when Deer Island Outfall tunnel muck was being disposed of on the Project Site, as shown by Photograph 7. Waterfront Improvements Description The proposed waterfront improvements include the stabilization of the shoreline and the construction of water transportation facilities and floats for the docking of recreational/transient vessels. See Figure 3-31, Proposed Waterside Work Plan, and Figure 3-32, Proposed Sections. The proposed shoreline work includes the installation of a vertical steel pile bulkhead over a combined length of approximately 1,230 linear feet, the placement of stone revetments and the installation of pile supported walkways over approximately 335 linear feet, and the removal of abandoned and deteriorated structures and remnants. The waterside work includes the dredging of approximately 12,700 cubic yards of sediment over approximately 45,800 square feet to provide an adequate water depth of 6 feet below mean low water to accomodate vessels. Construction tolerances for dredging normally assume a one foot overdredge, which was included in the dredging volumes. The majority of the dredging will be located within the limits of the prior channel, and is planned to be wholly within the City of Everett. Dredging activities will be sufficiently offset from the shoreline of the MWRA and Boston Water and Sewer parcels not to impact the existing slopes or watersheet in the City of Boston. Dredging would have the additional benefit of removing sediment with high levels of metals contamination. The proposed float system will be designed to accommodate water transportation vessels and provide docking for approximately 15 recreational/transient boats. The proposed docks and floats could accommodate ferry, water taxi and day trip vessels. Floats will include a steel float that will support gangways and platforms to allow for full accessibility throughout the tidal cycle. The float system will be connected to the handicapped access float so that the entire system will be accessible. The proposed project also includes an additional main float for recreational and transient vessel docking along the western shoreline of the embayment. The northern side of

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Expanded Environmental Notification Form the embayment may also be designed with recreational/transient boats. main floats to support various

3.3

ALTERNATIVES TO THE PROJECT DESIGN

3.3.1 PROJECT PROGRAM ALTERNATIVES
The Proponent has thoughtfully evaluated a number of alternatives for the size and scale of the Project. The program selected for analysis in the EENF (theProgram) is comprised of the most modest development proposal (551 hotel rooms) likely to achieve a cost-benefit ratio to enable the realization of the many mitigation and public benefits put forth in this EENF and in the Host Community Agreement which was executed with the City of Everett on April 19, 2013. During the course of project planning, and environmental review, the Proponent may realize an opportunity to explore alternatives that offer additional hotel rooms if a need is clearly identified and evaluated. A brief description of those potential alternative project programs is presented below. The Program The Program is comprised of elements described in Section 3.2.1. The Program is consistent with the Urban Wynn project model, with concepts also in the planning stages in Philadelphia. The Urban Wynn model promotes a luxury environment and a high quality experience in an exciting urban setting. While other Wynn Resorts are destinations, the Project will capture a market of users who have a more general Boston area or New England destination, such as those traveling to the area for conventions, conferences, college and university visits, or vacations and provide strong links to other regional amenities. For these reasons the project program selected for analysis is more modest in scale than the Wynn Resort model which has been successfully implemented in other locations. The hotel portion of the Project will be one of the largest in the region with standard rooms greater than 600 square feet in area. The retail and dining options are programmed to appeal to both repeat guests and tourists that seek the Wynn experience. The Proponent plans to market the Project to its international customers that spend time on the East Coast. Wynn also has brand status in Asia with Wynn Macau, one of the few Forbes five-star hotels in China and Macau. The increasing visitation from Asian customers to the East Coast provides a strategic opportunity for the Project to capitalize on the established brand recognition. For a description of Transportation impacts associated with the Project, see Chapter 4.0 Transportation.

Project Description 3-9

Wynn Everett Mid-Range Alternative

Expanded Environmental Notification Form

The mid-range alternative includes up to 604 hotel rooms and reaches a height of 386 feet. Many land impacts, such as percentage of open space and building footprints, will not change. In comparison with the Program, some impacts, such as the number of single vehicle trips generated, will change. The increases in impacts over the Program are not all anticipated to be directly proportional. The mid-range alternative may be feasible and fall within permit and environmental review parameters that can be achieved with avoidance and mitigation measures. Some identified changes in impacts compared with the Project include: Transportation Friday Daily: 29,770 vehicle trips Friday Evening Peak-Hour: 2,740 vehicle trips Saturday Daily: 36,168 vehicle trips Saturday Peak-Hour: 4,406 vehicle trips Wind and Shadow An increase in height of 86 feet and marginal decrease in width will increase already anticipated shadows somewhat farther off-site, and may require additional on-site wind breaks to mitigate the harshest winter winds and summer heat. As described for the Project, wind and shadow impacts will not be experienced on the water or harborwalk. Adjacent land uses will not see significant effects from wind and shadows. Utilities The addition of 53 hotel rooms will nominally increase demands for sewer, water, electricity, and heat. These changes will be evaluated in future analyses, and are not likely to have a significant impact on existing services to the Site, or to significantly increase greenhouse gas emissions. The mid-range alternative may be selected for study in the Draft Environmental Impact Report (DEIR). High-Range Alternative The high-range alternative includes up to 700 rooms and rises to 420 feet in height. With this alternative, there will be additional sewer, water, energy, and transportation impacts. Land impacts are not to be expected to increase with parking Project Description 3-10

Wynn Everett

Expanded Environmental Notification Form and hotel rooms accommodated in the proposed project footprint. Other program elements, such as the retail, casino, spa, and dining features of the Project will remain relatively consistent with the Project, the increases over the Program are not anticipated to be directly proportional. The high-range alternative may be feasible and fall within permit and environmental review parameters that can be achieved with additional or alternative mitigation measures. The following impacts from the high-range alternative may be reasonably anticipated: Transportation Friday Daily: 30,466 vehicle trips Friday Evening Peak-Hour: 2,788 vehicle trips Saturday Daily: 36,916 vehicle trips Saturday Peak-Hour: 4,460 vehicle trips Wind and Shadow An increase in height of 120 feet and marginal decrease in width will increase already anticipated shadows further off-site than either the Project or the mid-range alternative, and may require additional on-site wind breaks to mitigate the harshest winter winds and summer heat. As described for the Project, wind and shadow impacts will not be experienced on the water or harborwalk. Adjacent land uses will not see significant effects from wind. Shadow impacts off-site will increase proportionally and will be evaluated if the high-range alternative is chosen for study in the DEIR. Utilities The addition of 149 hotel rooms will nominally increase demands for sewer, water, electric and heat. These changes will be evaluated in future analyses, and are not likely to have a significant impact on existing services to the site, or to significantly increase greenhouse gas emissions. The high-range alternative may be selected for study in the Draft Environmental Impact Report.

3.4

PUBLIC BENEFITS
The Proponent is committed to working with the local community, which includes significant representation of minority groups and low income households and will support Project Description 3-11

Wynn Everett

Expanded Environmental Notification Form

the communitys vision for the area, providing jobs to local residents and improving community access to open space and the waterfront. In addition to the many components of the Host Community Agreement, the Project will provide the following public benefits: Unify Broadway streetscape by infilling and framing it with complementary uses Encourage the employment district to expand over time Maximize public waterfront access along Mystic River Create a landmark gateway to Everett from Boston with high quality mixed-use development on vacant waterfront parcel Improvements to Route 16 and Upper Broadway including: o o o o Signal timing and system upgrades Parking management strategies Improved pedestrian and bicycle accommodations Funding for substantial roadway and capacity improvements on Broadway and Route 16 Other off-site improvements to be identified during the project planning and approval process.

Streetscape improvements on Broadway and throughout the Project Site Prioritize local residents for filling jobs in the construction phase and permanent operations positions Environmental benefits, including: o o o Environmental cleanup and reuse of the former Monsanto Chemical Plant site Waterside cleanup and improvements Stormwater management and improvements

3.5

HOST COMMUNITY AGREEMENT

The Host Community Agreement (Agreement) was executed on April 19, 2013 by and between the City of Everett (City or Everett) and the Proponent. If the Massachusetts Gaming Commission grants a license to the Proponent, the Proponent will invest not less Project Description 3-12

Wynn Everett

Expanded Environmental Notification Form

than One Billion Dollars in the Project. In addition, the City of Everett will realize the following benefits: Community Enhancement Fee: The Proponent will, prior to opening, provide the city with payments totaling Thirty Million Dollars ($30,000,000) to be used for capital improvements projects identified by the city. New Real and Personal Property Tax Revenue: The Proponent will, after opening, provide the city with payments for real estate taxes starting at Twenty Million Dollars ($20,000,000) which shall increase by two and one-half percent (2.5%) annually. Community Impact Fee: The Proponent will, after opening, provide the city with annual community impact payments starting at Five Million Dollars ($5,000,000) which shall increase by two and one-half percent (2.5%) annually. Everett Citizens Foundation: The Proponent will, after commencing construction, fund an Everett Citizens Foundation with annual payments starting at Two Hundred Fifty Thousand Dollars ($250,000) which shall increase by two and one-half percent (2.5%) annually. The Everett Citizens Foundation will provide additional community benefits (e.g., inclusion of local vendors) relevant to Project impacts and to generally benefit Everett and its residents. Single Phase Construction: The Proponent will construct the Project and open it in a single phase ensuring the City of Everett and the state they will get the complete development Project that has been promised, eliminating the risk future phases are delayed or never delivered. Tax Revenues: The Project will generate significant new tax revenue at the state and local levels in the form of sales taxes, hotel taxes, food and beverage taxes, and on gross gaming revenues. New Jobs: Approximately 4,000 construction jobs and approximately 4,000 permanent resort jobs, the latter of which will encompass job categories such as hotel/resort personnel, facility employees, food and beverage, gaming, and management and operational areas and will include full job training, benefits and opportunities for career advancement. Support for Local Businesses: The Proponent will make a good faith effort to use local contractors and suppliers for both construction and future operations, including actively soliciting bids from Everett based vendors and coordination with the Everett Chamber of Commerce. The Proponent will also purchase and issue at least $50,000 in vouchers and gift certificates annually for Everett businesses outside the Project site. The Proponent also intends to partner with Everett and Boston area hotels, restaurants, entertainment venues and tourism organizations to attract visitors and boost the local economy.

Project Description 3-13

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Roadway Improvements: The Project will provide millions of dollars for significant transportation improvements to the surrounding roadway network that would improve existing conditions and accommodate the additional Project-generated trips. These improvements are further detailed in Chapter 4 Transportation. Environmental Remediation: Historic use of the Project Site as a chemical manufacturing plant has resulted in significant environmental contamination and an impediment to development, leaving this large waterfront parcel critical to the Citys development plans blighted and vacant. The Proponent will diligently pursue a multi-million dollar remediation of the existing environmental contamination in accordance with the Massachusetts Contingency Plan. Open Space and Waterfront Access: The Proponent will include a significant open space component to the Project along the waters edge which will promote and protect the Projects waterfront for public access, use, and enjoyment, opening the previously inaccessible Lower Broadway waterfront area and creating a valuable community resource. Improvements will create useable open space from a contaminated, blighted, and vacant parcel, and extend the existing waterfront trail, creating pedestrian and bicycle access connecting the Gateway Center to Lower Broadway. Sustainable Design/Green Building: The Proponent will set a new standard of excellence in sustainable design for gaming development projects. Striving for LEED Gold, the Project will be sustainably designed, energy efficient, environmentally conscious, and healthy for its employees and visitors. Innovative technologies are currently being explored to determine what works best with the Project as well as what might set a visible example for those visiting the site. City of Everett Infrastructure Improvements: Provision to the City of Everett of a concept plan for streetscape, lighting, planting, and other infrastructure improvements. Water Quality Improvements: Improved stormwater management on the Project site, which will lead to enhanced water quality in the City of Everett. Support for Local Arts: The Proponent will include features or programs in the Project for the benefit of the arts and local artists, which may include periodically hosting or providing space for community shows, exhibits, concerts, and other local cultural and arts programs.

3.6

COMMUNITY OUTREACH
The Proponent has undertaken extensive outreach and discussions with the City of Everett, and is developing individualized outreach programs for the surrounding communities. In addition, the planning departments in the Cities of Somerville, Medford, and Boston have been invited to participate in the Municipal Harbor Plan planning process with the City of Everett. Project Description 3-14

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Expanded Environmental Notification Form

3.7

SURROUNDING COMMUNITY AGREEMENTS

The Proponent is developing individualized outreach programs for the surrounding communities. During the course of the next few months, these surrounding community agreements will be further developed, and will be discussed in future MEPA filings.

3.8

PROJECT SCHEDULE
Current Project planning activities indicate that the MEPA process will conclude in June, 2014. Concurrent with the MEPA review process, the Proponent expects to file the second application with the Massachusetts Gaming Commission in autumn 2013, with the review and decision process also concluding in June 2014. Other permitting activities, including completion of the rezoning by the City of Everett, neighboring community agreements, and the conclusion of the Municipal Harbor Planning process are expected to be accomplished by the conclusion of 2013. If successful in obtaining the Gaming License from the Gaming Commission in first quarter 2014, the Proponent expects to complete permitting and initiate environmental cleanup and construction activities immediately thereafter. The Project is proposed to be in operation in the second half of 2016.

Project Description 3-15

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GATEWAY CENTER

T YS

IC

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PROJECT SITE _ AREA = 32.4 ACRES +

MBTA

ALFORD STREET

BROADWAY

BOW STREET

Not to scale.

Wynn Everett

1.

Figure 3-1

Everett, Massachusetts

Source: Feldman Professional Land Surveyors, 2013

Existing Site Conditions

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30

60 1" = 120'

120

180

Wynn Everett

Everett, Massachusetts

Source: GZA GeoEnvironmental, Inc., 2013

Hydrographic Survey Plan

1. Figure 3-2

L E V E L E 7

L E V E L E 6

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N
2 8

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Project Site boundary

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Everett, Massachusetts

Aerial View and Photographic Locations Plan

Figure 3-26

Source: GZA GeoEnvironmental, Inc., 2013

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Photograph #1: Oblique View of Project Site

Photograph #2: Northwest shore of embayment, looking west. (Note deteriorated timber piles and bulkhead)

Wynn Everett

Everett, Massachusetts

Source: GZA GeoEnvironmental, Inc., 2013

Marine Resource Photographs

Figures 3-27

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Expanded Environmental Notification Form

Photograph #3: Southeast shore of embayment and mud flat, looking southwest.

Photograph #4: Mud flat at southeast shore of embayment, looking northeast. (Note sunken timber barges).

Wynn Everett

Everett, Massachusetts

Source: GZA GeoEnvironmental, Inc., 2013

Marine Resource Photographs

Figure 3-28

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Expanded Environmental Notification Form

Photograph #5: Deteriorated timber bulkhead on southwest shore of embayment, looking south.

Photograph #6: West end of site near railroad bridge, looking west.

Wynn Everett

Everett, Massachusetts

Source: GZA GeoEnvironmental, Inc., 2013

Marine Resource Photographs

Figure 3-29

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Expanded Environmental Notification Form

Photograph #7: Southwest shore of embayment, looking north. (Note deteriorated timber and steel piles)

Photograph #8: North shore of embayment, looking east. (Note deteriorated timber piles)

Wynn Everett

Everett, Massachusetts

Source: GZA GeoEnvironmental, Inc., 2013

Marine Resource Photographs

Figure 3-30

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APPROXIMATE LOCATION ATION OF VATED RAILROAD RA ELEVATED BRIDGE

Expanded Environmental Notification Form

DETERIORATED ATED PORTION ON OF BUL BULKHEAD TO REMAIN T PROPOSED RD EXTENT EX SEAWARD F WALKWAY WA OF

C
PROPOSED SHEETING EETING WALL ALL (700 LF) PROPOSED PILE SUPPORTED RTED WALKWAY OVER ER REV REVETMENT 335 LF) (335

REMOVE DETERIORATED RATE BER AND A TIMBER STEEL MOORINGS (TYP.)

REMOVE DETERIORATED RIORATE TIMBER MBER BULKHEAD BU

PROPOSED BULKHEAD ULKHEA WITH TH WAL WALKWAY PROPOSED SHEETING EETING WALL ALL (800 (80 LF)

REMOVE DETERIORATED ATED GRANITE BLOCK BULKHEAD ULKHE DETERIORATED RATED ONCR CONCRETE PAD

GANGWAY SYSTEM GANG

A
TIMBER BULKHEAD ULKH

36" DIA. IA. OUTFALL OUT MLW

30

60

120

180

CHAIN LINK NK FENCE NCE

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Figure 3-31

Everett, Massachusetts

Source: GZA GeoEnvironmental, Inc., 2013

Proposed Waterside Work Plan

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0 0

VERTICAL SCALE IN FEET 10 20 10 20 HORIZONTAL SCALE IN FEET

40 40

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Figure 3-32

Everett, Massachusetts

Source: GZA GeoEnvironmental, Inc., 2013

Proposed Sections

Chapter 4 TRANSPORTATION

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CHAPTER 4:
4.1

TRANSPORTATION

INTRODUCTION

Vanasse & Associates, Inc. and Howard/Stein-Hudson Associates, Inc. (VAI/HSH) completed a preliminary Traffic Impact Assessment for the Project. This preliminary assessment was prepared to provide initial information as it relates to the transportation system serving the Project Site both at present and in the future, and includes traffic volume projections and the expected traffic distribution for the Project in order to assist in the development of the formal scope of work for the transportation component of the subsequent Draft Environmental Impact Report (the DEIR) to be prepared in support of the Project. This document and its content represent the culmination of on-going coordination and working meetings that have been held with the City of Everett and the Massachusetts Department of Transportation (MassDOT) Highway Division and Massachusetts Bay Transportation Authority (MBTA).

4.1.1 PROJECT DESCRIPTION

As proposed, the Project will entail the development of a 2.9 million square foot (sf) resort to be located along the west side of Lower Broadway (Route 99), between Broadway and the MBTA Commuter Rail, in Everett, Massachusetts. Figure 4-1, Site Location Map, depicts the Project Site location in relation to the existing roadway network. Access to the Project Site will be provided by way of a boulevard-type driveway that will intersect the west side of Lower Broadway opposite Mystic Street and will be placed under traffic signal control. Secondary access for deliveries and employees will be provided by way of a driveway that will also intersect the west side of Lower Broadway north of the primary Project Site driveway. It is envisioned the secondary driveway will also be placed under traffic signal control. The Project will consist of a luxury hotel with 551 rooms, gaming areas, retail, dining, and conference/entertainment space with approximately 3,490 structured parking spaces for employees and guests. In addition, extensive landscape and open space amenities are planned, including a four-season winter garden, waterfront features, harbor walk and water transportation docking facilities. For a detailed description of the Project including the project program, see Chapter Three, Project Description.

Transportation 4-1

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Expanded Environmental Notification Form

4.1.2 STUDY METHODOLOGY

This study was prepared in consultation with MassDOT and the City of Everett and, using available information from the Cities of Boston, Somerville, and Medford; was performed following the guidelines of the Commonwealth of Massachusetts Executive Office of Energy and Environmental Affairs (EOEEA)/MassDOT Guidelines for Environmental Impact Report/Environmental Impact Statement Traffic Impact Assessments (TIAs) with respect to data collection methodologies and future horizon year condition development, and the standards of the Traffic Engineering and Transportation Planning professions for the preparation of such reports; and was conducted in three distinct stages. The first stage involved an assessment of existing conditions in the study area and included an inventory of roadway geometrics; pedestrian and bicycle facilities; public transportation services; observations of traffic flow; and collection of daily and peak period traffic counts. In the second stage of the study, the framework for the development of future traffic conditions was established. Specific travel demand forecasts for the Project were assessed along with future traffic demands due to expected traffic growth independent of the Project. A seven-year time horizon was selected for analyses consistent with MassDOT guidelines for the preparation of Traffic Impact Assessments for Functional Design Reports (FDRs) and the anticipated build-out of the Project. The third stage of the study presents the initial framework of the transportation improvement program for the Project with specific regard to Project access and measures that are designed to reduce the impact of the Project on the transportation system. Preliminary assessment of these defined measures indicates that they will afford sufficient capacity to accommodate the additional traffic demands that may be associated within the Project in a safe and efficient manner. These improvements will be refined and expanded as a part of the subsequent DEIR to be prepared in support of the Project.

4.2

EXISTING CONDITIONS

4.2.1 METHODOLOGY
A comprehensive field inventory of existing conditions in the vicinity of the Project Site was conducted in January and April 2013.The field investigation consisted of an inventory of existing roadway geometrics; pedestrian and bicycle facilities; public transportation services; traffic volumes; and operating characteristics; as well as posted speed limits and land use information within the study area. Transportation 4-2

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Expanded Environmental Notification Form

4.2.2 EXISTING TRAFFIC VOLUMES

The study area evaluated as a part of this initial assessment is depicted on Figure 42, Initial Study Area Map. It consists of the Broadway/Alford Street (Route 99), Revere Beach Parkway (Route 16), and Mystic View Road corridors inclusive of the following major intersections: 1. 2. 3. 4. 5. Revere Beach Parkway (Route 16) at Santilli Highway (aka Santilli Circle) Route 16 at Broadway (Route 99) and Main Street (aka Sweetser Circle) Broadway at Beacham Street Broadway at Horizon Way Alford Street at Main Street, Sever Street, and Cambridge Street (aka Sullivan Square)

A suggested expanded study area to be assessed in the subsequent DEIR is provided in the Future Conditions section of this assessment and was developed based on a review of the expected trip distribution for the Project. In order to establish existing traffic volumes within the study area, manual turning movement and vehicle classification counts were conducted on Thursday, January 10, 2013 from 4:00 to 7:00 PM; on Saturday, January 12, 2013 from 4:00 to 7:00 PM; and on Sunday, January 13, 2013 from 4:00 to 7:00 PM. These days of the week and time periods were selected for analysis purposes as they are representative of the projected peak patron and traffic volume periods for the Project. The traffic volume data was adjusted to average-month conditions in accordance with MassDOT standards. For context with respect to the roadways proximate to the Project Site, Figure 4-3, Figure 4-4 and Figure 4-5 depict the 2013 Existing weekday evening, Saturday evening, and Sunday evening peak-hour traffic volumes, respectively. Table 4-1 provides a summary of 2013 existing traffic volumes on Route 99 (Broadway and Alford Street), Route 16, and Main Street.

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Weekday Evening Peak-Hour (vph) 2,340 2,360 1,026 5,667 4,771 1,699

Expanded Environmental Notification Form

Roadway Broadway in the vicinity of the Project Site Alford Street Broadway north of Sweetser Circle Route 16 west of Santilli Circle Route 16 east of Sweetser Circle Main Street north of Sweetser Circle

AWT (vehicles)a 26,000 26,000 11,400 63,000 53,000 18,900

Saturday (vehicles)b 25,000 25,000 10,900 55,500 46,500 16,000

Saturday Evening Peak-Hour (vph) 2,256 2,275 985 4,992 4,182 1,442

Sunday (vehicles)b 19,900 19,900 11,000 47,400 37,100 12,900

Sunday Evening Peak-Hour (vph) 1,785 1,795 994 4,267 3,336 1,161

Average weekday traffic in vehicles per day. Estimated based on the peak-hour traffic count data. Estimated based on the peak-hour traffic count data. vph = vehicles per hour.

4.2.3 PEDESTRIAN AND BICYCLE FACILITIES

Sidewalks are provided on most study area roadways, including on Broadway (Route 99), Route 16, Fellsway (Route 28), and Rutherford Avenue. Sidewalks are not provided on both sides of the roadway in some locations, such as Mystic Avenue in the vicinity of Fellsway and McGrath Highway (Route 28). Bicycle paths are provided in the study area within the Gateway Center, at the Mystic River Reservation, and along the Malden River north of Route 16. Bicycle paths are also provided along the Mystic River Reservation, along both the north and south sides of the Mystic River. A project to repair the Woods Memorial Bridge on Route 16 is proposed to add wide shoulders and widened 10-foot crosswalks to the bridge, and provide connections to proposed multi-use paths that would run along the Malden River and connect to existing paths. See Figure 4-6, Existing and Planned Pedestrian and Bicycle Facilities in the Study Area.

4.2.4 PUBLIC TRANSPORTATION SERVICES

The Project Site is located with two miles of two existing MBTA Orange Line stations. Sullivan Square Station is located at Broadway/Cambridge Street in Charlestown, approximately 1.2 miles southeast of the Project Site. Wellington Station is located at Revere Beach Parkway (Route 16)/Corporation Way, approximately 0.8 miles west of the site. Assembly Station, which is currently under construction and is scheduled to be completed by the fall of 2014, will be located off Mystic Avenue in Somerville, MA, approximately 0.8 miles southwest of the Transportation 4-4

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Expanded Environmental Notification Form Project Site. Sidewalks and bicycle accommodations (separate lane or shared travelled-way) are afforded along Broadway, Alford Street, and Revere Beach Parkway that provide connections between these facilities and the Project Site. The Project Site is also located on or within walking distance of several bus lines. Bus routes, including destinations and peak hour headways, are shown in Table 4-2. See Figure 4-7, Public Transportation Services in the Study Area.

Table 4-2 MBTA Bus Routes near the Project Site Route CT-2 86 89 90 91 92 93 95 97 99 100 101 104 105 106 108 109 110 112 Description Sullivan Sq. Ruggles via Kendall/MIT Sullivan Sq. Reservoir (Cleveland Cir.) via Harvard/Johnston Gate Sullivan Sq. Clarendon Hill/Davis Sq. via Broadway Davis Sq. Wellington via Sullivan Sq. & Assembly Mall Sullivan Sq. Central Sq. (Cambridge) via Washington St. Assembly Sq. Mall Downtown via Sullivan Sq., Main St. & Haymarket Sullivan Sq. Downtown via Bunker Hill St. & Haymarket Sullivan Sq. West Medford via Mystic Ave. Malden Ctr. Wellington via Commercial & Hancock Sts. Wellington Boston Regional Medical Ctr. via Main St. & Malden Ctr. Elm St. Wellington via Fellsway Malden Ctr. Sullivan Sq. via Salem St., Main St., & Broadway Malden Ctr. Sullivan Sq. via Ferry St. & Broadway Malden Ctr. Sullivan Sq. via Newland St. Housing Lebanon St., Malden or Franklin Sq. Wellington via Main St. Linden Sq. Wellington via Malden Ctr. & Highland Ave. Linden Sq. Sullivan Sq. via Glendale Sq. Wonderland or Broadway & Park Ave. Wellington via Park Ave., & Woodlawn Wellington Wood Island via Central Ave., Mystic Mall & Admirals Mall Transportation 4-5 Peak Hour Headway (min) 20-25 8-20 6-15 40-55 25-30 15-20 7-15 20-25 30 20-40 20-40 6-15 12-27 30-40 7-23 5-25 14-16 10-30 40

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Expanded Environmental Notification Form Peak Hour Headway (min) 60

Route 134

Description North Woburn Wellington via Woburn Sq., Winchester Ctr., Winthrop St., Medford Sq., Riverside Ave. & Meadow Glen Mall

4.2.5 MOTOR VEHICLE CRASH DATA

There are several high-crash locations within the Project study area. According to MassDOT crash data, the rotary intersection of Mystic Valley Parkway/Broadway/Main Street (Sweetser Circle) experienced 68 crashes from 2008 to 2010. At the intersection of Mystic Valley Parkway (Route 16)/Mystic View Road/Santilli Highway (Santilli Circle), 94 crashes were reported. At the intersection of Mystic Valley Parkway/Fellsway/Middlesex Avenue (Wellington Circle) in Medford 204 crashes were reported. All three locations are among the Top 200 high-crash locations in the state.

4.3

FUTURE CONDITIONS

4.3.1 METHODOLOGY
As a part of the DEIR, traffic volumes in the study area will be projected to the year 2020, which reflects a seven-year planning horizon from the current year, consistent with MassDOT guidelines for the preparation of Traffic Impact Assessments for Functional Design Reports (FDRs). Independent of the Project, traffic volumes on the roadway network in the year 2020 under No-Build conditions include all existing traffic and new traffic resulting from background traffic growth. Anticipated Project-generated traffic volumes superimposed upon the 2020 No-Build traffic volumes reflect the 2020 Build conditions with the Project.

4.3.2 FUTURE TRAFFIC GROWTH

Future traffic growth is a function of the expected land development in the immediate area and surrounding region. Several methods can be used to estimate this growth. A procedure frequently employed estimates an annual percentage increase in traffic growth and applies that percentage to all traffic volumes under study. The drawback to such a procedure is that some turning volumes may actually grow at either a higher or a lower rate at particular intersections. An alternative procedure identifies the location and type of planned development, estimates the traffic to be generated, and assigns it to the area roadway network. This procedure produces a more realistic estimate of growth for local traffic; Transportation 4-6

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Expanded Environmental Notification Form however, potential population growth and development external to the study area would not be accounted for in the resulting traffic projections. To provide a conservative analysis framework, both procedures will be used, the salient components of which are described below. Specific Development by Others The City of Everett was contacted in order to obtain information on specific development projects by others that may add traffic to the study area in excess of the background traffic growth rate. In addition, a review of recent filings for projects with the Massachusetts Environmental Policy Act (MEPA) Office and the Boston Redevelopment Authority (BRA) project database was also completed. Traffic volumes for the following specific development projects by others will be included in the future traffic volume projections (No-Build and Build): River Green Technology Park, Air Force Road, Everett, Massachusetts This project consists of a 500,000 sf mixed-use industrial redevelopment that will encompass 325,000 sf of light industrial space, 155,000 sf of research and development space and 25,000 sf of office space to be located off Air Force Road in Everett, Massachusetts. Parkside Lofts, 59 Water Street, Everett, Massachusetts This project consists of the development of a 190 unit residential apartment community to be located at 59 Water Street in Everett, Massachusetts. Broadway Lofts, Charlton Street, Everett, Massachusetts This project consists of the development of a 329 unit residential apartment community to be located off Charlton Street in Everett, Massachusetts. Everett High School Redevelopment, Broadway, Everett, Massachusetts The proposed project will entail the redevelopment of the former Everett High School to encompass a 325,000 sf of mixed-use development including a wellness center. Assembly Row, 1 Assembly Square Drive, Somerville, Massachusetts The project, which is currently under construction, will consist of 1.75 million sf of new office space; 500,000 sf of retail space, including a 12-screen movie theater and restaurants; 2,100 new apartments; and a six-acre park along the Mystic River in Somerville, Massachusetts. Greater Boston Ballpark, 100 Commercial Drive, Malden, Massachusetts The project would replace a 6.6 acre National Grid-owned site with a 6,000+ seat minor league baseball stadium in Malden, Massachusetts. Transportation 4-7

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Expanded Environmental Notification Form Rivers Edge, 200 Rivers Edge Drive, Medford, Massachusetts The project, which is not yet fully developed, will add 222 luxury apartments and 525,000 sf office space along the Malden River in Medford, Massachusetts.

4.3.3 BACKGROUND TRAFFIC GROWTH

Traffic-volume data compiled by MassDOT from permanent count stations and historic traffic counts in the area were reviewed in order to determine general background traffic growth trends. Based on a review of this data, it was determined that traffic volumes within the study area have generally declined over the past several years. In order to provide a conservative (high) analysis scenario and a prudent planning condition for the Project, a 0.5 percent per year compounded annual background traffic growth rate will be used in order to account for future traffic growth and presently unforeseen development within the study area.

4.3.4 ROADWAY IMPROVEMENT PROJECTS

Woods Memorial Bridge Replacement The full replacement of the Woods Memorial Bridge on Route 16 over the Malden River is currently proposed. The project would replace the two existing structurally deficient and structurally obsolete bridges. An Environmental Notification Form was filed with the Massachusetts Executive Office of Energy and Environmental Affairs on February 22, 2013. Lower Broadway Master Plan According to the City of Everetts Master Plan Vision, dated November 28, 2012, the City of Everett proposes several street network, bicycle, and pedestrian-level improvements in the Lower Broadway area. These improvements would entail lane use changes along Broadway, including four vehicular travel lanes, a five-foot bicycle lane along each side of the roadway, a 7-foot parking lane along the east side, landscaping, and sidewalk improvements. The City of Everett also proposes to redesign Bow Street to discourage heavy vehicles from traveling through residential neighborhoods. Robin Street and Dexter Street would be redesigned to accommodate heavy vehicle traffic. The city also proposes widened sidewalks along the east side of Bow Street, an 8-foot parking lane along the west side of Bow Street, and a 12-foot shared lane. The city proposes to redevelop the Lower Broadway area with a mixed-use development. The city also proposes to extend the existing roadway network to provide access to the redevelopment area, including within the Project Site, providing access between Lower Broadway and Gateway Plaza, and a conceptual Transportation 4-8

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Expanded Environmental Notification Form MBTA commuter rail station. From these future roadways, pedestrian connections to Gateway Plaza and surrounding recreational trails would be provided in the form of an underpass, an at-grade crossing, and/or a pedestrian bridge. Sullivan Square Reconstruction Project The City of Boston has undertaken an extensive study of alternatives to improve traffic operations and safety at Sullivan Square, reconnect the Charlestown Neighborhood to the Mystic River waterfront, and improve pedestrian and bicycle access. If it is advanced, the preferred alternative that was selected by the city after extensive public outreach and comment will entail the removal of the current Rutherford Avenue underpass and the Sullivan Square traffic circle, and replacement of these facilities with a landscaped surface street grid controlled by a coordinated traffic signal system. The city is currently soliciting proposals for consultants to advance the design of the improvements. Bay State Greenway According to MassDOT, there is a long-term plan to build an off-road path through the Project Site area as part of the Bay State Greenway. The greenway would cross the Mystic River at the existing dam location and continue along the MBTA train tracks before curving northward toward Malden. According to MassDOT, portions of the Bay State Greenway within the study area have been proposed in a regional or municipal transportation plan or by an advocacy group; however, the portion adjacent to the Project Site is currently otherwise envisioned as part of a long-term goal. See Figure 4-6 Existing and Planned Pedestrian and Bicycle Facilities in the Study Area.

4.3.5 PUBLIC TRANSPORTATION IMPROVEMENTS

Construction is currently underway for the new Assembly Square MBTA Orange Line station, which would be located within the Assembly Square Mall along Mystic Avenue in Somerville. The station is expected to be completed in the fall of 2014. According to their Master Plan Vision, dated November 28, 2012, the City of Everett is currently exploring adding a new stop on the existing Commuter Rail line that runs along the Gateway Center to the west of the Project site. The new Commuter Rail station would be located on the Newburyport/Rockport line.

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Expanded Environmental Notification Form

4.3.6 PROJECT-GENERATED TRAFFIC

In order to develop the anticipated traffic characteristics of the Project, tripgeneration statistics published by the Institute of Transportation Engineers (ITE) 1 and a study completed for a similar resort facility were used. ITE Land Use Codes (LUCs) 310, Hotel, 492, Health/Fitness Club, 925, Drinking Place, and 820, Shopping Center, were used to develop the traffic characteristics of the non-gaming components of the Project. The traffic characteristics of the gaming component of the Project have been initially developed using empirical data obtained from similar facilities and documented in the Transportation and Parking Assessment prepared in support of the Majestic Star Casino in Pittsburgh, Pennsylvania (now known as Rivers Casino). 2 This data was based on observations conducted at the Majestic Star Casino in Gary, Indiana, a full service casino that includes gaming tables and slot machines, and established an expected trip rate per slot on a daily basis for an average weekday, Friday, Saturday, and Sunday, which were then disseminated to peak-hour trips. This methodology was applied to the gaming component of the Project assuming 3,600gaming positions as an initional estimate. As requested by MassDOT, additional data will be collected from three (3) similar casinos located in urban areas in order to further refine the traffic volume projections for the gaming component of the Project. The refined traffic volume projections and supporting information will be included as a part of the transportation component of the DEIR. Internal Trips Given the mix of uses to be integrated into the Project, it is expected that a portion of the guests that patronize the Project will visit more than one of the uses within the Project Site (i.e., a patron of the casino may also be a guest of the hotel or a hotel guest may patronize one of the many retail stores or restaurants to be located within the Project Site, etc.). This interaction between uses within a mixed-use development is not accounted for when the trip-generation calculations are performed on an individual land use basis. In order to account for this interaction, an overall internal trip rate of 10 percent was used for the Project. Pass-By Trips Not all of the trips expected to be generated by the retail and restaurant components of the Project will be new trips on the roadway network. A portion of these trips will

1 2

Trip Generation, 9th Edition; Institute of Transportation Engineers; Washington, DC; 2012. Transportation and Parking Assessment, The Majestic Star Casino, Pittsburgh; IBI Group; December 2005 Revised October 2006.

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Expanded Environmental Notification Form consist of pass-by trips or vehicles already traveling along Broadway for other purposes that will patronize the Project in conjunction with their trip and then continue on to their original destination. These trips are not new trips on the roadway network as a result of the Project. Statistics published by the ITE 3 indicate that on average; approximately 34 percent of the trips generated by a retail center that includes restaurants (i.e., a shopping center) may consist of pass-by trips. However, in order to provide a conservative (high) assessment of Project-related impacts on the transportation infrastructure and in accordance with MassDOT standards, a 25 percent pass-by trip rate was applied to the retail component of the Project to reflect the volume of traffic that is expected to access the Project Site from the existing traffic stream along Broadway. Public Transportation The Project Site is ideally situated to take advantage of existing public transportation resources in the area provided by the MBTA. These resources include public bus service along Broadway and subway service by way of the Orange Line at both Wellington and Sullivan Square Stations. As more fully described herein, the Project proponent has committed to providing a shuttle service between the Project Site and the nearest MBTA Orange Line station. Services that may be expanded to include Logan International Airport, North Station, South Station, and other major transportation hubs, and will be coordinated with the city and the MBTA. In addition, the Project will include docking facilities for water transportation services, and will evaluate potential service to locations in the Boston area. Given these existing and proposed amenities, the Projects planned connection to the Mystic River Reservation and Parkway system, and the integration of a comprehensive Transportation Demand Management (TDM) program that includes promotional materials and inducements for the use of public transportation services by employees and guests of the Project, a 10 percent public transportation utilization was assumed for the Project and is consistent with that documented for similar resort facilities. 4 Table 4-3 summarizes the anticipated traffic characteristics of the Project using the above methodology with the detailed trip-generation calculations provided in the technical appendix.

3 4

Ibid 1. Ibid 2.

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Expanded Environmental Notification Form

Table 4-3 Wynn Everett Trip-Generation Summary

(A) Commercial and Retail Component 6,136 6,136 12,272 (D) Pass-By Trips (25%) 1,120 1,120 2,240 (E= C+D) Total Trips

Time Period/Direction Friday Daily: a Entering Exiting Total Friday Evening Peak Hour a Entering Exiting Total Saturday Daily: Entering Exiting Total Saturday Peak Hour of Generator: Entering Exiting Total
a

(B) Gaming Component 7,436 7,436 14,872

(C =A+B) Total New Trips 13,572 13,572 27,144

14,692 14,692 29,384

544 485 1,029

853 633 1,486

1,397 1,118 2,515

100 100 200

1,494 1,218 2,715

7,332 7,332 14,664

9,039 9,039 18,078

16,371 16,371 32,742

1,506 1,506 3,012

17,877 17,877 35,754

765 615 1,380

1,623 1,087 2,710

2,388 1,702 4,090

144 144 288

2,532 1,846 4,378

Friday traffic volumes are the sum of the commercial and retail component weekday traffic volumes and the gaming component Friday traffic volumes.

As can be seen in Table 4-3, the Project is expected to generate approximately 29,384 new 5 vehicle trips on a Friday (two-way, 24-hour volume, or 14,692 vehicles entering and 14,692 vehicles exiting), with 2,715 new vehicle trips (1,494 vehicles entering and 1,218 exiting) expected during the Friday evening peak-hour. On a Saturday, the Project is expected to generate approximately 35,754 new vehicle trips (17,877 vehicles entering and 17,877 exiting), with 4,378 new vehicle trips (2,532 vehicles entering and 1,846 exiting) expected during the Saturday evening peak-hour (peak-hour of the Project). Trip Distribution The trip distribution pattern for the Project was developed based on a review of the regional market study prepared for the Project and then refined to a microscopic roadway assignment based on a review of: i) the regional transportation system serving Project Site; ii) existing traffic patterns; and iii) the most direct travel route to

Excludes pass-by trips for the retail/restaurant component of the Project.

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Expanded Environmental Notification Form the Project Site from major transportation terminals (i.e., Logan International Airport, North Station, South Station and the South Station Transportation Center). See Figure 4-8, Trip Distribution Map.

4.4

PROPOSED DEIR STUDY AREA

Based on the trip distribution pattern for the Project and a review of both the local and regional transportation system, the following study area is proposed for further review in conjunction with the transportation component of the DEIR. See Figure 49, Study Area Map. Revere Beach Parkway (Route 16) at Santilli Highway (aka Santilli Circle) Route 16 at Broadway and Main Street (aka Sweetser Circle) Broadway at Beacham Street Broadway at Horizon Way Alford Street at Main Street, Sever Street and Cambridge Street (aka Sullivan Square) 6. Cambridge Street at the I-93 northbound off-ramp 7. Alford Street at Dexter Street 8. Broadway at Lynde Street 9. Broadway at Thorndike Street 10. Bow Street at Mystic Street 11. Bow Street at Lynde Street 12. Bow Street at Thorndike Street 13. Beacham Street at Robin Street 14. Broadway at Bowdoin Street 15. Broadway at 2nd Street and Corey Street 16. Broadway at Norwood Street and Chelsea Street 17. Broadway at Mansfield Street and Church Street 18. Broadway at High Street and Hancock Street 19. Broadway at Ferry Street 20. Broadway at Lynn Street, McKinley Street and Cameron Street 21. Mystic Valley Parkway (Route 16) at Fellsway (Route 28) and Middlesex Avenue (aka Wellington Circle) 22. Mystic Valley Parkway at Locust Street 23. Mystic Valley Parkway at the Route 16 southbound connector 24. Route 16 southbound connector at the I-93 southbound off-ramp 25. Mystic Valley Parkway at Mystic Avenue (Route 38) 26. Route 16 at 2nd Street 27. Route 16 at Spring Street 28. Route 16 at South Ferry Street 29. Route 16 at Vine Street 30. Route 16 at Vale Street 31. Route 16 at Everett Avenue 32. Route 16 at Union Street 33. Route 16 at Washington Avenue 34. Route 16 at Webster Avenue Transportation 4-13 1. 2. 3. 4. 5.

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Expanded Environmental Notification Form 35. Route 16 at the Route 1 Interchange 36. Route 16 at Route 1A and Route 60 (aka Bell Circle) 37. Rutherford Avenue at Austin Street and the Gilmore Bridge 38. New Rutherford Avenue at the I-93/Route 1 Ramps 39. New Rutherford Avenue at Chelsea Street (aka City Square) 40. Route 28 at Edwin H. Land Boulevard and the Gilmore Bridge 41. Main Street at Tileston Street and Oakes Street 42. Main Street at Linden Street and Waters Avenue 43. Main Street at Peirce Avenue and Bellingham Avenue

4.5

CONCLUSIONS AND RECOMMENDATIONS

4.5.1 CONCLUSIONS
The purpose of this preliminary traffic impact assessment was to provide initial information as it relates to the transportation system serving the Project Site both at present and in the future, and to provide traffic volume projections and the expected traffic distribution for the Project in order to assist in the development of the formal scope of work for the transportation component of the subsequent DEIR to be prepared in support of the Project. This assessment has also resulted in the development of the framework of an initial transportation improvement program for the Project that will be refined and expanded as a part of the subsequent DEIR filing for the Project. Preliminary assessment of these defined measures, a discussion of which follows, indicates that they will afford sufficient capacity to accommodate the additional traffic demands that may be associated within the Project in a safe and efficient manner. Based on this preliminary assessment, we have concluded the following with respect to the Project: Using trip-generation information provided by the ITE and empirical data for the gaming component of the Project, the Project is expected to generate approximately 29,384 new vehicle trips on a Friday (two-way, 24-hour volume) with 2,715 new vehicle trips expected during the Friday evening peak-hour. On a Saturday, the Project is expected to generate approximately 35,754 new vehicle trips, with 4,378 new vehicle trips expected during the Saturday evening peak-hour. Based on the marketing study prepared for the Project and a review of the local and regional transportation system, Project-related traffic is expected to be oriented as follows: I-93 North: 15 percent Transportation 4-14

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Expanded Environmental Notification Form I-93 South: 38 percent (includes Logan Airport) Route 1 North: 9 Percent Route 16 East:5 percent (not including Route 1 North) Route 16 West: 7 percent (not including I-93 North) Route 99 North: 2 percent Route 99 South: 20 percent (includes Rutherford Avenue in Boston and Washington Street and Broadway in Somerville) Main Street North: 2 percent Beacham Street West: 2 percent

As a result of a review of the projected traffic volumes and anticipated trip distribution pattern for the Project, a suggested study area has been developed for evaluation as a part of the subsequent DEIR that includes 43 intersections located in Everett, Somerville, Boston, Chelsea, Medford and Revere, including the I-93 interchanges with Route 99 and Route 16, the Route 16/Route 1 interchange, and Sullivan Square, Santilli Circle, Sweetser Circle, Wellington Circle, Bell Circle, and City Square.

4.5.2 RECOMMENDATIONS
A preliminary transportation improvement program has been developed for the Project with specific regard to Project access, off-site improvement strategies at intersections proximate to the Project Site, and Transportation Demand Management (TDM) strategies. These measures have been developed as an initial framework for the improvements that will be advanced as a part of the Project and which will be refined and expanded as a part of the subsequent DEIR to be prepared in support of the Project. Project Access Access to the Project Site will be provided by way of a boulevard-type driveway that will intersect the west side of Lower Broadway opposite Mystic Street and will be placed under traffic signal control. Secondary access for deliveries and employees will be provided by way of a driveway that will also intersect the west side of Lower Broadway north of the primary Project Site driveway. It is envisioned that the secondary driveway will also be placed under traffic signal control. The following general recommendations are offered with respect to the design and operation of the Project Site driveways. The primary Project Site driveway will be designed and constructed as a signature entrance to the Project Site consisting of a four (4) lane boulevard (two (2) lanes in each direction) with a landscaped island, marquee sign, period

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Expanded Environmental Notification Form lighting, sidewalks, and bicycle accommodations. Additional turning lanes will be provided for traffic exiting the Project Site at Lower Broadway. Lower Broadway will be widened approaching the primary Project Site driveway to accommodate two (2) right-turn lanes to enter the Project, bicycle lanes, and sidewalks, while maintaining two (2) through travel lanes per direction. Left turns will be accommodated either through the widening of Broadway to accommodate dedicated turn lanes or through the use of Bow Street in a signalized, off-set, jug-handle type configuration. Under the Bow Street alternative, a traffic signal would be installed at the Lower Broadway/Thorndike Street intersection in order to facilitate traffic turning left from Bow Street and onto Lower Broadway Southbound. The primary Project Site driveway will be placed under traffic signal control and will be interconnected and coordinated with the adjacent traffic signals along Lower Broadway. An additional service/delivery drive will be developed for the Project that will intersect Lower Broadway north of the primary Project access. This driveway will also be placed under traffic signal control subject to meeting the necessary criteria to support such an installation. Subject to the approval of the DCR and the MBTA, a pedestrian and bicycle connection to the Project Site will be provided beneath the MBTA Commuter Rail allowing for an extension of access from the river walk along the Project frontage to the linear park system along the Mystic River to the pedestrian and bicycle facilities along Broadway.

Off-Site Improvements Lower Broadway Lower Broadway will be reconstructed between Revere Beach Parkway(Route 16) and the primary Project driveway in the context of a Complete Streets design to provide a general four (4) lane cross-section (two (2) travel lanes per direction) with additional turning lanes provided at major intersections, sidewalks along both sides and bicycle lanes. A landscaped median and street trees will be provided where sufficient right-of-way is afforded. Existing traffic signals along the corridor will be reconstructed to include ornamental (period) poles, mast arms, lighting and appurtenances, and will include pedestrian and bicycle accommodations.

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Expanded Environmental Notification Form Revere Beach Parkway at Santilli Highway and Mystic View Road (aka Santilli Circle) As an interim improvement, signs and pavement markings at and within the intersection will be upgraded to improve motorist guidance and safety, and to meet current design standards. In addition, the existing coordinated traffic signal system that comprises Santilli Circle will be upgraded and retimed to accommodate existing and projected future traffic volumes and patterns. Additional geometric enhancements will be provided and would include: installation of a traffic control signal at the intersection of Santilli Circle with Mystic View Road and widening of Santilli Highway and Route 99 to provide two (2) approach lanes to the Circle. In addition, in order to accommodate both access to the Project Site and to address both current and projected future operational deficiencies at the intersection, replacement of the intersection with a grade separated, single-point, urban diamond interchange will be advanced pursuant to the concept plan (or similar) developed in conjunction with the City of Everetts study of Santilli Circle. A copy of the concept plan for the Santilli Circle improvements is included in the technical appendix. Route 16 at Broadway (Route 99) and Main Street (aka Sweetser Circle) As an interim improvement, signs and pavement marking at and within the intersection will be upgraded to improve motorist guidance and safety, and to meet current design standards. Additional geometric enhancements will be completed to allow for the addition of travel lanes on the approaches to the intersection in order to reduce vehicle queuing and motorist delays. Specifically, the Broadway and Main Street approaches will be widened to accommodate two (2) travel lanes approaching the Circle; the Route 16 connector will be widened and restriped to provide two (2) approach lanes; and the circulating area within Sweetster Circle will be reconfigured to function as a two (2) lane modern roundabout. It is expected that the completion of the improvements to Santilli Circle described above (replacement of the intersection with a grade separated, single-point, urban diamond interchange) will also result in a direct improvement to traffic operations within Sweetser Circle. Route 99 at Beacham Street In order to improve operating conditions at this signalized intersection, optimal traffic signal timing and phasing plan will be developed. These improvements will be advanced in conjunction with the Lower Broadway corridor improvements defined previously.

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Expanded Environmental Notification Form Route 99 at Main Street, Sever Street, and Cambridge Street (aka Sullivan Square) As an interim improvement prior to advancement of the contemplated major reconstruction of Sullivan Square as envisioned by the City of Boston, the following improvements are recommended: develop an optimal traffic signal timing plan for the Maffa Way/Cambridge Street intersection and interconnect and coordinate the traffic signal with the adjacent traffic signals; install a traffic control signal at the intersection of Rutherford Avenue at the traffic circle and interconnect and coordinate the new traffic signal with the Maffa Way/Cambridge Street traffic signal; and widen the Main Street approach to the intersection to provide two (2) approach lanes. The scope of the interim improvements will be refined as a part of the DEIR and in consultation with MassDOT and the City of Boston. Lower Broadway Truck Route In an effort to reduce truck traffic along the segment of Lower Broadway between Beacham Street and the Boston City Line, Robin Street, and Dexter Street will be improved to facilitate truck access to the commercial/industrial areas to the east of Lower Broadway. These improvements will include rehabilitation of the pavement structure and surface, and improving corner radii to facilitate truck turning movements. Removal of truck traffic along this segment of Broadway will improve traffic flow and safety in the area. Transportation Demand Management Measures Overall, the Projects impact on the transportation infrastructure is expected to be adequately mitigated through the planned transportation infrastructure improvements that will be completed in conjunction with the Project; however, the following pedestrian and bicycle improvements/accommodations, Transportation Demand Management (TDM) measures, and trip reduction strategies are proposed with the goal of further minimizing the Projects overall impact. Pedestrian Improvements As part of the Project, the Project proponent will define and enhance pedestrian facilities as follows: Sidewalks and pedestrian promenade areas will be provided within the Project Site that will connect to the sidewalk infrastructure along Lower Broadway. Lighting will be provided within the Project Site and around building perimeters. Full handicapped access will be provided within the Project Site and along proposed internal circulating roadways, including ramps for barrier-free access where appropriate; pedestrian crosswalks, pushbuttons and phasing will be Transportation 4-18

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Expanded Environmental Notification Form provided at all signalized intersections constructed or modified in conjunction with the Project where sidewalks and crosswalks are provided; and crosswalks and associated pedestrian crossing warning signs will be installed at and in advance of pedestrian crossing locations as appropriate, and will be designed and installed in accordance with the Manual on Uniform Traffic Control Devices (MUTCD). 6 Existing pedestrian traffic signal equipment (pushbuttons and indications) will be upgraded/replaced at all signalized intersections to be modified in conjunction with the Project in order to meet current design standards for accessibility. Pedestrian phase timing will be reviewed and adjusted as may be necessary to meet current MUTCD design standards at all signalized intersections within the study area where such accommodations are present. The City/DCR Mystic River Parkway trail system will be extended to the Project Site to allow pedestrian and bicycle access to and from Wellington Station on the MBTA Orange Line subway system. These accommodations are consistent with those that will be constructed as a part of MassDOTs reconstruction of the Woods Memorial Bridge over the Malden River, which includes a pedestrian and bicycle connection over the Malden River parallel to Route 16. Bicycle Accommodations The Project will include the installation of bicycle racks or storage areas within the secure parking garage for use by resort guests and employees. Signs will be provided within the Project Site that will direct bicyclists to the bicycle parking area and to both the multi-use path and the Lower Broadway bicycle route that are to be constructed as a part of the Project. The Project Site driveways and circulating roadways within the Project Site will provide sufficient width to accommodate bicycle travel in a shared travelled-way configuration. All traffic signals to be constructed or physically modified in conjunction with the Project will include bicycle detection and associated signs and pavement markings, if and to the extent feasible and appropriate. In addition, the multi-use pathway system constructed as a part of the DCR Mystic River Parkway will be extended to the Project Site and will link to the planned bicycle lanes to be constructed along Lower Broadway as a part of the Project. These facilities will be complemented by the bicycle accommodations that are planned as a part of MassDOTs reconstruction of the Woods Memorial Bridge, which includes bicycle lanes and will allow for

Manual on Uniform Traffic Control Devices (MUTCD); Federal Highway Administration; Washington, DC; 2009.

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Wynn Everett

Expanded Environmental Notification Form continuous bicycle access between Lower Broadway, Wellington Station, and the northern portion of the Mystic River Parkway. Traffic Reduction Strategies In order to reduce single occupant vehicle (SOV) travel to the Project Site and encourage the use of alternative modes of transportation, the Project proponent will make available to employees and resort guests information on several traffic reduction strategies. The core of successful traffic reduction strategies are ridesharing, public transportation, bicycling, and pedestrian travel, and are discussed below. Ridesharing Programs - Ridesharing refers to encouraging commuters to ride in vehicles with other commuters rather than drive alone to work. The most common forms of ridesharing are carpools and vanpools, and the use of public transportation services. The benefits of such programs include less congestion, reduced fuel consumption, and better air quality. Keys to the success of such programs could include: Carpool/vanpool matching programs; Dissemination of promotional materials; Newsletters about the program; and Coordination with MassRIDES which provides administrative and organizational assistance. Rideshare programs will be encouraged to be implemented as a part of the Project through the following measures: A full-time Transportation Coordinator will be assigned for the Project; MBTA bus stops will be provided along Lower Broadway at the primary driveway. Fixed-route shuttle bus service will be provided to and from the Project Site and the MBTA Orange Line stations at Wellington Station and at Sullivan Square. This service may be expanded to include service to Logan International Airport, North Station, South Station and other major transportation hubs, and will be coordinated with the City and the MBTA. Water shuttle service to the Project Site is being evaluated and would be provided either through expansion of the MBTA water shuttle program or a private service. A dock to accommodate water transportation facilities will be provided as a part of the Project. Transportation 4-20

Wynn Everett

Expanded Environmental Notification Form A touch-and-go dock will be provided as a part of the Project for transient boat access to the Project Site. Coordinate with MassRIDES to provide commuter services to employees of the Project and to develop an informational packet of commuting alternatives to be made available to employees and resort guests; Provide on-site sale of Charlie Cards for employees and for guests of the resort; Make available to employees and resort guests information regarding public transportation services, maps, schedules and fare information; Promote the use of public transportation to resort guests in website based materials including links to the appropriate homepages of the MBTA, MassRIDES, and Massport; Participate in the MBTA Corporate Pass Program to the extent practical and as allowable pursuant to commercial tenant lease requirements; Encourage employees to participate in MassRIDES NuRide program which rewards employees that choose to walk, bicycle, carpool, vanpool or use public transportation; Provide electric vehicle charging stations within the proposed parking garage. Coordinate with Zipcar to provide car sharing services at the Project Site. Provide preferential parking for car/vanpools and alternatively fueled vehicles. Offer a Guaranteed-Ride-Home in case of emergency to employees that commute to the Project by means other than private automobile; and Provide a periodic newsletter or bulletin concerning commuting options. In addition, the Project proponent will explore with the City and the MBTA provision of a stop on the MBTA Commuter Rail system to serve both the City and the Project. Annual Monitoring and Reporting Program The Project proponent will conduct a post-development traffic monitoring and employee survey program in order to evaluate the success and to refine the elements of the TDM program. The monitoring program will include obtaining traffic volume information at the driveways serving the Project and an employee and hotel guest survey of commuting modes. The results of the annual monitoring Transportation 4-21

Wynn Everett

Expanded Environmental Notification Form program will be provided to MassDOT and the City of Everett. The monitoring program will commence upon full completion and occupancy of the Project and will continue for a period of 2 years thereafter. Loading and Deliveries The Project has been designed to accommodate all loading and delivery functions on site in a safe and efficient manner. Designated loading areas have been provided within the Project Site to accommodate deliveries in a safe and efficient manner and separate from customer and pedestrian traffic. Truck routes and hours of deliveries will be scheduled to the extent possible to minimize truck activity during the commuter peak hours. Reasonable efforts will be made to use service vendors currently serving the Project vicinity in an effort to reduce the overall number of new trucks in the area. Water Transportation Opportunities The Project Site appears to have potential for passenger services connecting to Inner Harbor ferry terminal locations. By linking the Project Site in Everett by water to key central harbor landings such as Long Wharf or Rowes Wharf on the downtown waterfront, and World Trade Center in South Boston, a coordinated watter shuttle service could provide an attractive and efficient option for visitors and employees arriving and departing the site. Such services can also benefit the City of Everett including the nearby neighborhoods and work destinations. Such a passenger service could be tied in to the intermodal land-based transit system for Boston and Everett, while also being connected to the existing ferry network in Boston Harbor. The proponent has included a multi-purpose dock in the Project, with ADA and MAAB access, and associated navigational improvements needed to deliver ferry and water taxi passengers within a short walking distance of casino, hotel, and retail entrances. As planned, the dock could accommodate a variety of ferries and water taxis, as well as berthing for visiting recreational vessels. While ferry service from Everett to central Inner Harbor sites appears to be generally feasible, passenger vessels would be required to have low clearance for passing under the Alford Street Bridge in its closed position (12 feet of clearance at current high tide), and ADA/MAAB vessel accessibility, as well as low wake and high maneuverability for the busy Inner Harbor routes. Of the commercial ferry vessels currently in the harbor, only the lower capacity water taxis are able to clear the Alford Street bridge at all tide periods. In addition to visitor and commuter use, passenger and freight vessels may also prove to be useful during construction phases of the project as a means of reducing roadway traffic congestion during the building period. A construction phase ferry Transportation 4-22

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Expanded Environmental Notification Form service would require either early construction of the permanent multi-purpose dock, and/or a temporary facility with greater capacity for handling construction materials. The proponent is committed to providing appropriate multi-purpose docking facilities for future water transportation services. In addition, the proponent will explore in more detail the feasibility of scheduled ferry services to the site including visitor and commuter operations, as well as construction phase passenger and freight options. Included in the feasibility analysis will be such factors as identification of the most promising routes, projected market demand, vessel needs, dock requirements, service procurement options, and costs and benefits for construction period and longer term ferry operations.

4.6

CONSTRUCTION MANAGEMENT PLAN

An important component of the transportation plan for the Project is an effective series of measures that are designed to minimize traffic flow and safety impacts during the Projects construction phase. Summarized below are several measures which will be undertaken during the construction phase of the Project. The Project proponent and the general contractor will coordinate with MassDOT, DCR, the MBTA, the City of Everett, and the Boston Transportation Department (BTD), as appropriate, regarding all transportation-related construction impacts of the Project. Designated truck routes will be established to govern how trucks access the Project site. The goal of this commitment is to have construction trucks use only the regional highway system (i.e., I-93, Route 16 and Route 99) and to avoid traveling through residential areas to the extent practical. Secure fencing and sidewalk staging protection (if necessary) will be provided in areas affected by construction to protect nearby pedestrian and vehicular traffic. Gate entrances into the construction area will be determined jointly with the City of Everett. During construction activities, as required by the City of Everett, a police detail will be employed to manage pedestrian and vehicle traffic at the construction access to the Project Site. Secure on-site storage will be provided for tools and equipment in an effort to minimize construction-related vehicle trips to the site. Full or partial street closures will be avoided to the extent possible. Should a partial street closure be necessary in order to off-load construction materials and/or complete construction-related activities, the closure will be limited to off-peak periods as defined by the City of Everett. Prior to the implementation of any planned construction activities Transportation 4-23

Wynn Everett

Expanded Environmental Notification Form

within the public right-of-way, the contractor will submit to the City of Everett for review and approval a traffic and pedestrian management plan. Construction worker parking will be provided within the Project Site or at designated off-site parking facilities. The general contractor will implement appropriate measures to encourage ridesharing and the use of public transportation services by employees and subcontractors working on the Project. These measures will include: i) providing a shuttle service between the MBTA Orange Line Stations at Wellington Circle and Sullivan Square; ii) offering a guaranteed-ride-home program for certain situations for employees that car/vanpool or that use public transportation to access the Project Site; and iii) providing MBTA Charlie Cards to employees that use public transportation to travel to/from the Project Site.

Transportation 4-24

EENF Transportation Component - Wynn Everett - Everett, Massachusetts

SITE

Note: Imbalances exist due to numerous curb cuts and side streets that are not shown. Not To Scale

Wynn Everett

Expanded Environmental Notification Form

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Gateway Center Park Pedestrian Paths Mystic River Reservation Bike Paths ROUTE 16 Rivers Edge Park Bike Path Village Landing Park Proposed Wynn Everett Harborwalk

Existing Bike Lanes Proposed Shared Lanes Future Bay State Greenway Proposed DOT Multi-Use Paths Proposed Shoulder and Sidewalk Widening

Not to scale.

Wynn Everett Everett, Massachusetts

Figure 4-6 Existing and Planned Pedestrian and Bicycle Facilities in the Study Area Source: Howard/Stein-Hudson Associates, Inc., 2013

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Expanded Environmental Notification Form

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Wynn Everett Everett, Massachusetts

Figure 4-7 Public Transportation Services in the Study Area Source: Howard/Stein-Hudson Associates, Inc., 2013

Chapter 5 WETLANDS AND WATERWAYS

Wynn Everett

Expanded Environmental Notification Form

CHAPTER 5:
5.1

WETLANDS AND WATERWAYS

WETLAND RESOURCES
5.1.1 EXISTING CONDITIONS
The Project Site, comprised of 32.4 acres, is located within and adjacent to the tidally-affected portions of the Mystic River, below the Amelia Earhart Dam. Various coastal resources located on the Site are regulated under state, federal, and local laws and programs. Based on the definitions provided in the Massachusetts Wetlands Protection Act (WPA; 310 CMR 10.21 through 10.37), the following Resource Areas are present within the Project Site. Land Under the Ocean Coastal Beach and Tidal Flats Coastal Bank Land Containing Shellfish Saltmarsh Riverfront Land Subject to Coastal Storm Flowage

The Project Site also includes a regulated Buffer Zone which, while not a Resource Area, is a protected zone extending 100 feet inland from the Coastal Bank resource area. Federal jurisdictional areas, defined as Waters of the United States, are entirely contained within the state resource boundaries. The landward jurisdictional limit is the high tide line in tidal waters. As a federal jurisdictional area, this resource is not directly relevant to this MEPA documentation; however, this definition of regulated area is relevant to future potential permitting under Section 10 of the Rivers and Harbors Act and Section 404 of the Federal Clean Water Act, as administered by the Army Corps of Engineers. The entire Project Site is within the Coastal Zone, as regulated under the Federal Coastal Zone Management Act and implemented by the Massachusetts Office of Coastal Zone Management (301 CMR 21.00).

5.1.2 RESOURCE AREAS IN THE PROJECT SITE

Each of the Resource Areas is described below and in Table 5-1. See Figure 5-1, Coastal Resource Areas and Flood Zones.

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Expanded Environmental Notification Form Table 5-1, Regulated Coastal Wetland Resources in the Project Site
Resource Area Type Land Under the Ocean Coastal Beaches and Tidal Flats Land Containing Shellfish Description Of Specific Area Mystic River area below Mean Low Water Marginal areas along seawalls and Uplands (within Land Subject to Tidal Action) Land Under Ocean and some areas of Land Subject to Tidal Action. Entire site is within prohibited zone as a shellfish growing area. Seaward facing side of any elevated non-dune landform at edge of other regulated Coastal Resource Upland Areas above Coastal Bank up to 100-Year FEMA flood boundary elevation Small area of Spartina alternaflora Riparian area extending 25 feet inland from the Mean HighWater Line Upland Areas (100 ft shoreward from Coastal Bank for MA WPA) Areas below Highest Annual Tide Line Regulatory Authority MA Wetlands Protection Act (310 CMR 10.00), MA DEP MA Wetlands Protection Act (310 CMR 10.00), MA DEP MA Wetlands Protection Act (310 CMR 10.00), MA DEP

Coastal Bank

MA Wetlands Protection Act (310 CMR 10.00), MA DEP

Land Subject To Coastal Storm Flowage Salt Marsh Riverfront Area

MA Wetlands Protection Act (310 CMR 10.00), MA DEP MA Wetlands Protection Act (310 CMR 10.00), MA DEP MA Wetlands Protection Act (310 CMR 10.00), MA DEP MA Wetlands Protection Act (310 CMR 10.00), MA DEP Federal Clean Water Act, Section 404; Federal Rivers & Harbors Act, Section 10. Army Corps of Engineers New England District Federal Coastal Zone Management Act as implemented by MA Office of Coastal Zone Management (301 CMR 21.00)

Buffer Zone Waters Of The US / Navigable Waters Of The US

Coastal Zone

Entire Project Site is within Coastal Zone

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Expanded Environmental Notification Form

Land Under the Ocean is defined in 310 CMR 10.25(2) as Land extending from the mean low water line seaward to the boundary of the municipalitys jurisdiction and includes land under estuaries. The marine portion of the Project Site is located within a tidal reach of the Mystic River below Mean Low Water (MLW), which is identified as elevation -5.21 feet NAVD88 at the Project Site, and immediately abuts upgradient tidal flats, Coastal Beach, and coastal bank. Coastal Beaches and Tidal Flats Coastal Beach is defined in 310 CMR 10.27(2) as: Unconsolidated sediment subject to wave, tidal and coastal storm action which forms the gently sloping shore of a body of salt water and includes Tidal Flats. Coastal Beaches extend from the mean low water line landward to the dune line, coastal bank line, or seaward edge of existing man-made structures, when these structures replace one of the above lines, whichever is closest to the ocean. A Tidal Flat is a part of a Coastal Beach and is defined as: any nearly level part of a Coastal Beach which usually extends from the mean low water line landward to the more steeply sloping face of the Coastal Beach or which may be separated from the beach by land under the ocean. The regulated Coastal Beach areas within the Project Site are characterized by muddy and sandy sediment, with increasingly coarse material (including small stone and brick fill) below Mean High Water (MHW). MHW is at elevation 4.35 ft NAVD88. The landward edge of the Coastal Beach (i.e., the Coastal Bank line) at the Project Site is defined by the seaward edge of the existing man-made structures (i.e., failing and aging seawalls and fill/rip-rap stabilized slopes with some vegetation growth) that form the shoreline for the upland portion of the Project Site. There is approximately 400 linear feet of Coastal Beach occurring at the base of the aging seawalls and about 1,200 linear feet of Coastal Beach along the property east of the seawalls. All areas of the Coastal Beach are also within areas of Land Subject to Tidal Action, which is defined as land subject to the periodic rise and fall of a coastal water body, including spring tides. Within the Project Site, this includes the area between the Top of Coastal Bank and MLW lines. Land Subject to Tidal Action is included with Coastal Beaches in the WPA Regulations (310 CMR 10.27). There are no separate performance standards for Land Subject to Tidal Action. Wetlands and Waterways 5-3

Wynn Everett Coastal Banks

Expanded Environmental Notification Form

Coastal Banks are defined in 310 CMR 10.30(2) as the seaward face or side of any elevated landform, other than a coastal dune, which lies at the landward edge of a Coastal Beach, land subject to tidal action, or other wetland. The seaward edge, or toe, of the Coastal Bank begins at the landward edge of the Coastal Beach. Therefore, at the Project Site, the Coastal Bank extends along the entire length of water-facing slopes and structures near the waters edge, comprising approximately 1,600 linear feet. The top of Coastal Bank follows the top of the slope above the Coastal Beach and the existing seawall. Land Subject to Coastal Storm Flowage Land Subject to Coastal Storm Flowage is defined in 310 CMR 10.04 as land subject to an inundation caused by coastal storms up to and including that caused by the 100-year storm, surge of record, or storm of record, whichever is greater. At the Project Site, Land Subject to Coastal Storm Flowage was determined based on 100year flood information provided by the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM) for the area including the Project Site. According to the FIRM, the 100-year flood elevation is 9 feet NAVD88. This elevation extends along a relatively narrow margin of the site facing the open water. Riverfront Area The Riverfront Area on the Project Site is a protected zone paralleling mean annual high-water line along the tidal Mystic River. Although the Mystic River at this location is estuarine, it still maintains riverine characteristics and therefore, a Riverfront Area is still in force. DEP maps indicate the location of the mouth of the river is about 8,400 feet downstream of the Project Site. While the Riverfront Area at most locations in the Commonwealth of Massachusetts is 200 feet wide, in certain urban communities including Everett, the protected area is 25 feet wide. The primary purpose of establishing the protection zone is to protect the riparian habitat that fringes the river. In a developed urban setting, as present for the Project Site, a disturbed Riverfront Area provides significant opportunities for restoration that are compatible with on-site development. Land Containing Shellfish Another coastal resource area present in the area is Land Containing Shellfish. As defined in 310 CMR 10.34(2), this resource is land under the ocean, tidal flats, rocky intertidal shores, salt marshes and land under salt ponds when any such land contains shellfish. Land Containing Shellfish potentially occupies the same physical areas as Land Under the Ocean, as well as Coastal Beach and Land Subject to Tidal Action. Land Containing Shellfish is presumed to be an adjoining resource area Wetlands and Waterways 5-4

Wynn Everett

Expanded Environmental Notification Form because of observations of shellfish along the waters edge. Shellfish Growing Area Designations by the Massachusetts Department of Marine Fisheries (DMF, September 2009) currently indicate that all of the Mystic River and associated embayments and coves are currently classed as prohibited as a shellfish growing area, which means the area is closed for the harvest of shellfish. Soft shell clam is noted as present in the mud flats on the easterly side of the cove, opposite the Site. 310 CMR 10.26(1) specifies that the burden of proof of significance for Land Containing Shellfish is on the Conservation Commission in consultation with DMF. Salt Marsh A small patch of cord grass (Spartina alternaflora) of approximately 600 sf was observed in a single location along the southerly shoreline near the upper side of the beach below MHW. This patch does not appear to function as salt marsh, as defined in 310 CMR 10.32(2), dominant plants within salt marshes are salt meadow cord grass (Spartina patens) and/or salt marsh cord grass (Spartina alterniflora). Therefore, this small area is identified as a localized area of salt marsh. Other Resource Area Considerations There are no areas freshwater wetland (i.e., Bordering Vegetated Wetland or Isolated Wetlands) associated with the site. This portion of the Mystic River is a highly disturbed urban environment. There was no evidence of the presence of Submerged Aquatic Vegetation (SAV). Maps issued by MassGIS do not indicate the presence of any endangered, threatened, or special concern species within the Project Site. The benthic zones are comprised primarily of unconsolidated soft mud (silt-clay) over a flat harbor bottom, with the fine grain size of the sediment typically indicative of low current and wave activity in the area. Benthic habitat for shellfish in the Inner Harbor is considered degraded due to chemical contamination and oxygen-poor sediments. This segment of the Mystic River is upgradient of the Designated Port Area (310 CMR 10.26(2)), which begins at the Route 99 bridge about 1,000 feet south (downstream) of the Project Site. Buffer Zone The Buffer Zone, as defined in 310 CMR 10.04, is that area of land extending 100 feet horizontally outward from the boundary of any area specified in 310 CMR 10.02(1)(a), which, on the Project Site, would extend inland from the top of Coastal Bank resource.

Wetlands and Waterways 5-5

Wynn Everett Project Effects

Expanded Environmental Notification Form

The proposed work for the Project consists primarily of work within the existing upland areas at the Site, and therefore much of the Buffer Zone of the Coastal Bank would be involved. The entire Project Site was significantly disturbed when it was used by chemical companies and as a dumping area for waste material from the Deer Island Outfall project. The Project Site is largely devoid of vegetation except for the patchy growth of various early successional pioneer and invasive species. There is also proposed activity within the disturbed coastal resource areas. Table 5-2 provides a summary of activities within this jurisdictional area, with brief descriptions, amount of anticipated impact, and permits required for the activity.

5.1.3 FEMA FLOODPLAIN

The land portion of the Project Site is relatively flat and located on filled tidelands and uplands. Most of the existing Site ranges in elevation from 10 to 15 feet (NAVD88). Along the waters edge, the site varies in slope down to mean high water, which is at 4.35 feet (NAVD88).

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Expanded Environmental Notification Form

Table 5-2, Summary of Jurisdictional Activities in Coastal Resource Areas

Project Activity Dredging Purpose Deepening of boat access area with removal of contaminated sediments to support boat access to pier Resource Area Type Land Under the Ocean, Coastal Beach; conversion of some areas of Coastal Beach and Coastal Bank to Land Under theOcean Impact Area 45,800 SF total; 40,650 SF Land Under Ocean; 2,840 SF Coastal Beach; 2,310 SF Coastal Bank Permitting Required / Regulatory Authority MA Wetlands Protection Act (310 CMR 10.00). MA DEP; Federal Clean Water Act, Section 404; Federal Rivers & Harbors Act, Section 10. Army Corps of Engineers New England District

Deteriorated timber bulkhead removal and shoreline debris removal Bulkhead Construction / Containment Barrier / Steel Sheeting Wall Pile Supported Pier/Walkway

Area clean up and debris material removal

Land Under the Ocean, Coastal Beach and Tidal Flats Coastal Bank, Coastal Beach and Tidal Flats

1,600 LF shoreline

MA Wetlands Protection Act (310 CMR 10.00). MA DEP;

Structural stabilization, replacement, and MCP containment Waterfront viewing by public and access to floating docks Water transportation vessels and recreational/transie nt boats. Waterfront viewing by public

600 LF Replacement Bulkhead; 742 LF New Bulkhead

MA Wetlands Protection Act (310 CMR 10.00). MA DEP

Coastal Beach and Coastal Bank

14,000 SF; 335 LF for access 11,200

MA Wetlands Protection Act (310 CMR 10.00). MA DEP MA Wetlands Protection Act (310 CMR 10.00). MA DEP

Floating Dock System

Land Under the Ocean and Coastal Beach

Coastal Promenade and Landscaping

Land Subject To Coastal Storm Flowage, Riverfront Area Buffer Zone

4,000 SF Riverfront Area; 13,200 SF Land Subject to Coastal Zone Flowage; 16,000 SF Buffer Zone

MA Wetlands Protection Act (310 CMR 10.00). MA DEP

The Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM) indicates the FEMA Flood Zone Designation for the site (Middlesex County, Community Panel No. 25017C0439E, Effective Date: June 4, 2010). According to Wetlands and Waterways 5-7

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Expanded Environmental Notification Form this FIRM, more than 90 percent of the land portion of the Site is outside of the 100year flood zone (see Figure 5-1, Coastal Resource Areas and Flood Zones). The remaining land portion of the Site is in the 100-year floodplain, Zone AE, which has a base flood elevation of 9 feet (NAVD88). There is also a small portion of the site that is located landward of this zone and is designated as Flood Zone X, which means that this area is subject to an annual 0.2% chance of flood, or is an area with a 1.0% annual chance of flood with average depths of less than 1 foot, or is an area a with a contributing drainage area of less than 1 square mile. Based upon actual Project Site topography, the base flood elevation (9 feet) appears to be more limited to the margins of the upland areas, extending along a relatively narrow band of the Site facing the open water. The 500-year flood elevation is likely to be similarly constrained based upon actual site topography. Project Effects The building will have a ground floor elevation of at least 12.35 feet (NAVD88) and will therefore be constructed 3.35 feet above the base flood elevation. The surrounding land areas within the Project Site, except along the immediate shoreline, will also be raised above the base flood elevation. In response to any flooding concerns of the proposed below grade parking garage, the Project will conform to all flood proofing requirements per the applicable State Building Code. Design elements of the Project will also address storm surges, the potential for sea level rise, and sustainability relative to coastal resiliency planning.

5.2

CHAPTER 91 TIDELANDS
The Project Site is comprised of flowed tidelands, filled (formerly flowed) tidelands, and non-jurisdictional upland within the City of Everett. Of the approximately 32.4 acre site, approximately 8.3 acres are flowed tidelands (below mean high water), 11.3 acres are filled tidelands, and 12.8 acres are non-jurisdictional upland. See Figure 5-2, Chapter 91 Jurisdiction.

5.2.1 REQUEST FOR DETERMINATION OF APPLICABILITY

The Proponent submitted a Request for Determination of Applicability (RDA) on May 1, 2013 to the Massachusetts Department of Environmental Protection (DEP) to confirm Chapter 91 jurisdictional boundaries at the Project Site. Research and analysis conducted for the RDA concluded that the original shoreline ran in a northwest/south east direction approximately midway through the Site with a small creek that ran in a north/south direction along the eastern portion of the Site. A small island, formerly known as White Island, contained an upland portion that was located on the southwest corner of the Site. This information was based on a recorded property survey from 1851 that is believed to be a definitive and reliable Wetlands and Waterways 5-8

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Expanded Environmental Notification Form source for determining the jurisdictional boundaries within the Project Site (see Figure 5-3, Historic Filled Tidelands Map). A positive determination regarding Chapter 91 jurisdictional boundaries is expected from DEP in early summer 2013. Figure 5-2, Chapter 91 Jurisdiction, depicts the filled tidelands boundaries on the Site based on the mapping presented in the RDA. Subject to further confirmation by DEP, these boundaries have been used for the analysis of Project tidelands impacts and compliance presented in this Section 5.2 of the EENF.

5.2.2 PRIOR DEP WATERWAYS AUTHORIZATIONS AND LICENSES

DEP files were reviewed to find any documentation (written and/or graphic) that authorized or licensed prior structures and uses under Chapter 91 or its predecessor statutes within and/or next to the RDA Area. Ten DEP licenses were identified which authorized dredging, filling, and the building of wharfs, piers, bulkheads, dikes and other structures within the RDA Area between 1880 and 1943 (see Table 5-3, Authorization within the Project Site). Table 5-3, Authorization within the Project Site
Authorizations License No. 517 License No. 3234 License No. 3252 License No. 8 License No. 9 License No. 23 License No. 200 License No. 201 License No. 1740 License No. 2585 Issuing Authority HLC HLC Date March 4,1880 November 29, 1907 January 20, 1908 January 9, 1920 January 9, 1920 March 9, 1920 January 13, 1922 January 13, 1922 December 10, 1935 March 16, 1943 Use Extend wharf , fill, and dredge Build bulkhead and pile wharf and fill solid Build bulkhead and pile wharf, fill solid, and dredge Build pile trestle Build pile bulkhead and sod dikes and fill solid Build pile bulkhead and trestle, and fill solid Build pile bulkhead and wharf, fill solid, and dredge Build pile bulkhead and fill solid Build dike and fill solid Fill

HLC PW PW PW PW PW PW PW

HLC- Board of Harbor and Land Commissioners PW- Department of Public Works, Division of Waterways and Public Lands.

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Expanded Environmental Notification Form

5.2.3 PROJECT WORK IN TIDELANDS AREAS

The Project will consist of a luxury hotel with 551 rooms, gaming areas, retail, dining, and conference/entertainment space with approximately 3,490 structured parking spaces for employees and guests. In addition, extensive landscape and open space amenities are planned, including a four-season winter garden, waterfront features, harbor walk and water transportation docking facilities. For a detailed description of the Project including the project program, see Chapter Three, Project Description. The Project will provide substantial public benefits and water-dependent uses along the Sites waterfront. Significant public open space along the waters edge, incorporating a waterfront promenade or harborwalk along the Project Shoreline, will be developed with outdoor seating, viewing areas, a gazebo, and public docks to accommodate water transportation vessels. The Projects ground floor includes more than 500,000 sf of Facilities of Public Accommodation (FPA), such as restaurants, retail shops and winter garden in the areas closest to the waters edge, providing an attractive destination to draw members of the public to actively use and enjoy the waterfront. The Project also proposes to connect the on-site harborwalk to existing pedestrian/bicycle waterfront trails in Gateway Park to the west, to planned trails accessing other regional park and transit facilities along the Mystic and Malden Rivers, and to pedestrian paths in Everetts Lower Broadway area. To support water transportation access to the Site, including water taxis, transient vessels, and potential future transportation services, a pile-supported pier and pileheld floats will be constructed, requiring approximately 12,700 cubic yards (cy) of maintenance dredging to restore the navigation channel in the embayment. See Figure 5-6, Proposed Waterside Work Plan. Along the waterfront promenade, a small portion of the waters edge will need to be stabilized and straightened with a new bulkhead, some minor filling, and riprap seawall. Approximately 600 linear feet along the north and northwest sides of the cove will be restored with a new steel sheetpile bulkhead. Fill will be placed landward of this new bulkhead. Along the west side of the cove, approximately 300 linear feet of the existing shoreline will be stabilized with a new stone revetment with a deck above it. The remaining portion of the shoreline along the west side of the cove and the south side of the peninsula portion of the Site will be stabilized with stone revetment along the tidal portion and a small vertical wall above the high water mark.

5.2.4 COMPLIANCE WITH CHAPTER 91 REGULATORY STANDARDS

The Project is treated as a nonwater-dependent use pursuant to 310 CMR 9.12 of the Waterways Regulations because it combines nonwater-dependent uses (hotel, Wetlands and Waterways 5-10

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Expanded Environmental Notification Form casino, and mixed-use commercial development) and water-dependent uses (public waterfront open space and dock facilities). Applicable Chapter 91 regulatory standards consider nonwater-dependent tidelands development to serve a proper public purpose if the project complies with the nonwater-dependent use standards of 310 CMR 9.51 - 9.53 and is consistent with the policies of the Massachusetts Office of Coastal Zone Management (CZM). The Everett Central Waterfront Municipal Harbor Plan (MHP), currently in preparation for an area that includes the Project Site (see Section 2.1.6 above), is expected to establish enhanced and/or alternative standards for waterfront development, access, and amenities that are tailored to the Citys specific planning objectives for the Lower Broadway/Central Waterfront area. These standards will be compatible with the Project. The following section discusses the Projects consistency with the existing applicable Chapter 91 standards provided in 310 CMR 9.00. This discussion also identifies Project features for which flexibility provided through substitute standards under the Everett MHP may be applicable to promote more effective realization of public waterfront interests at the Project Site. The following standards of the Chapter 91 Regulations are relevant to the Project: 310 CMR 9.32(1)(a) - Categorical Restrictions on Fill and Structures Under this regulatory provision, fill or structures serving water-dependent uses including public pedestrian access are permitted in flowed tidelands (below the high water mark), and limited fill is permitted in flowed tidelands for certain purposes such as shoreline stabilization and elimination of shoreline irregularities. The Projects work along the shoreline conforms to these standards. It includes fill and structures for water-dependent uses, including a pile-held pier and floats for transient vessels and other water transportation access, seaward of the mean high water mark, incorporating as required reasonable measures to minimize the amount of fill. The Projects waterside improvements utilize a sloped, stone seawall to minimize wave refraction and create habitat along much of the existing shoreline. The Project will also use stone riprap and concrete piles under the proposed pilesupported pedestrian access deck. 310 CMR 9.33(1) - Environmental Protection Standards The Project will be designed in compliance with applicable environmental regulatory programs of the Commonwealth, including the Massachusetts Wetlands Protection Act (see Section 5.1 above). The Project is expected to submit a Notice of Intent to the Everett Conservation Commission in late 2013.

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Expanded Environmental Notification Form 310 CMR 9.37 - Engineering and Construction Standards The Project will be designed by a Registered Professional Engineer or Architect and will comply with all applicable safety regulations. 310 CMR 9.40 - Standards for Dredging and Dredged Material Disposal Standard 310 CMR 9.40 requires projects with dredging to meet specific requirements for resource protection, operational requirements for dredging and disposal, and standards regarding supervision of dredging and disposal activities. Maintenance dredging at the Project Site is proposed to be at a depth of approximately -6 feet (mlw) and will remove approximately 12,700 cy of material. The dredge material is expected to be disposed of either at the Site or at an upland location in accordance with the DEP Water Quality Certification regulations (314 CMR 9.00). The Project will comply with applicable provisions of 310 CMR 9.40 as follows: No dredging will occur during the period designated by the Division of Marine Fisheries; No dredging will obstruct or hinder the passage of fish including anadromous or catadromous fish runs; The design and timing of dredging activities will minimize any adverse impacts on shellfish beds and fishery resource areas; and Dredging and disposal activity will meet the requirements for supervision pursuant to 310 CMR 9.40(5).

310 CMR 9.51(3)(b) Uses of Tidelands Within 100 Feet of the Shoreline Chapter 91 Regulations limit ground level uses of structures within 100 feet of the project shoreline to either water-dependent uses, or Facilities of Public Accommodation where goods and services are made available to the general public (such as retail, restaurant, hotel, museum, and entertainment facilities). All of the Projects ground level facilities with 100 feet of the Project shoreline, including the pedestrian open space, public dock facilities, adjoining ground floor retail uses, and hotel entry structure, comply with this standard. 310 CMR 9.51(3)(c) Water-Dependent Use Zone In accordance with 310 CMR 9.51(3)(c), the Project must preserve the sites capacity to serve water-dependent uses. This standard is met by ensuring that new or expanded nonwater-dependent buildings and at or above-grade parking facilities are set back from the project shoreline, which is located along the present high water mark of the Site. The setback or water-dependent use zone (WDUZ) extends for Wetlands and Waterways 5-12

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Expanded Environmental Notification Form the lesser of 100 feet or 25% of the weighted average distance from the present high water mark to the landward lot line of the property, but no less than 25 feet. On the Project Site, the WDUZ is equal to 85 feet on the eastern facing shoreline of the property and 100 feet along the southern facing shoreline of the Site. See Figure 5-4, Water Dependent Use Zone and Facilities of Public Accommodation. (An approximately 0.37-acre portion of the Site, which is a part of the area known formerly as White Island, based on mapping completed for the RDA is nonjurisdictional since it is landward of the historic high water mark; therefore, this non-jurisdictional area is not included in the Site WDUZ.) The Project as currently designed contains a small section (approximately 10,110 sf) of building area along the middle of the low-rise restaurant/retail portion of the Project, and an additional small portion of the porte-cochere entry to the hotel and gaming resort, that are located in the WDUZ. Other structures located in the WDUZ, including covered gazebos along the waterfront promenade, are waterdependent uses, and therefore are allowed in the WDUZ. The Everett Central Waterfront Municipal Harbor Plan is expected to provide for potential substitution of an alternatively-configured WDUZ that provides a total area equal or greater to that required in the baseline Chapter 91 regulation. The Project may seek flexibility under such a substitute provision to enlarge the WDUZ elsewhere, for example along the south side of the retail building, by an amount that would provide an equivalent size WDUZ offering appropriate additional area for water-dependent activities. 310 CMR 9.51(3)(d) - Open Space In accordance with 310 CMR 9.51(3)(d), no more than 50% of the Project Site may be occupied by nonwater-dependent use buildings. The regulations require that, at a minimum, one square foot of open space is provided on the Project Site, landward or the Project Shoreline, for each square foot of tidelands occupied by the footprint of buildings containing nonwater-dependent uses. The Project Site contains 11.34 acres 1 of filled tidelands landward of the Project shoreline on the Project Site. The Project design currently selected for study in this EENF includes building footprints that would occupy approximately 6.48 acres of land in jurisdiction, with the remaining 4.86 acres (or 43%) available as open space. The Project will address the Chapter 91 open space requirement in further design development and/or through alternative standards provided as part of the Everett MHP process.

As measured to the Project Shoreline.

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Wynn Everett 310 CMR 9.51(3)(e) Height

Expanded Environmental Notification Form

In accordance with 310 CMR 9.51(3)(e), building heights on Chapter 91 filled tidelands are limited to 55 feet or lower within 100 feet of the high water mark (HWM), and an increased height limit landward of the 100-foot line where buildings may be stepped up on a 1:2 slope.. Height is measured above the existing grade. See Figure 5-5, Chapter 91 Allowable Building Heights for a depiction of the height limits at the Project Site that would apply 2under baseline Chapter 91 regulations. As shown in Figure 5-4, under this standard buildings within 100 feet of the high water mark may have heights of up to 55 feet above grade, and could be stepped up at a 1:2 slope to a maximum height of 225 feet near the north side of the Project Sites tidelands jurisdiction area. Landward of the Chapter 91 jurisdictional boundary, building height is regulated only by local zoning. The Project proposes a 300 foot hotel tower, a portion of which is located within Chapter 91 tidelands jurisdiction, which would exceed the baseline regulatory height standards described above. The Projects other, lower-rise; buildings within tidelands jurisdiction comply with the Chapter 91 regulatory height standard. The baseline regulatory height limits can be varied under an MHP substitute provision incorporating alternative height standards and related requirements to ensure that such buildings will not have adverse impacts on wind, shadow, and other conditions of the ground level waterfront environment that could detrimentally affect water-dependent public activity. As is typical in many MHPs, it is expected that the Everett MHP will require projects seeking to use height substitute provisions to demonstrate that they result in comparable wind, shadow, and other conditions at the ground level. The Project expects to address height issues through such an MHP substitution provision. Current qualitative Project studies indicate that the proposed hotel tower would not adversely affect wind comfort levels in the pedestrian waterfront recreational areas of the Site (see Section 6.1 in this EENF) and would cast little or no shadow on these areas (see Section 6.2.)

The high water mark used for these calculations extends along the south and east side of the waterfront portion of the property line. There is also a high water mark along the west side of the adjacent property (MBTA rail line) which was used to determine the allowable building height within the Project Site.

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Expanded Environmental Notification Form 310 CMR 9.52(1)(b) Pedestrian Access Network 310 CMR 9.52(1) requires that a project include a public access network that is appropriate for the site. As described above, the Project will comply with this standard by providing a 14-foot wide walkway along the entire project shoreline, with related pedestrian amenities (i.e. benches). The Project proposes to connect the on-site harborwalk to existing pedestrian paths in DCR park land to the west of the Site and to Lower Broadway pedestrian walkways to the east of the Site. 310 CMR 9.52(1)(a) Water-Dependent Activity Facilities The standard 310 CMR 9.52(1)(a) requires that projects with a WDUZ include at least one facility that generates a water-dependent use activity. The Projects pier and docks, providing water transportation access to transient vessels, water taxis and opportunity for potential future ferry service, along with other amenities to activate the waterfront pedestrian open space, will enable the Project to meet this standard. 310 CMR 9.53 - Commonwealth Tidelands As mapped in the RDA, the Site includes only a small area of Commonwealth tidelands within flowed tidelands located on the south and southeast side of the property. No work, fill or structures are proposed within these flowed Commonwealth tidelands. Therefore the provisions of 310 CMR 9.53(2)(a) pertaining to uses of Commonwealth tidelands do not apply. 310 CMR 9.54 Consistency with Coastal Zone Management Policies The Project is consistent with the applicable Coastal Zone Management policies as described in Section 5.3.

5.3

CONSISTENCY WITH COASTAL ZONE MANAGEMENT PROGRAM

The Project is required to be consistent with the Massachusetts Coastal Zone Management (CZM) Program Policies in accordance with the standards of 310 CMR 9.54. The Department shall presume that the standard is met if the Project Site is covered by Municipal Harbor Plan. The Projects consistency with relevant policies and principles is described below.

5.3.1 WATER QUALITY

Water Quality Policy #1 Ensure that point source discharges and withdrawals in or affecting the coastal zone do not compromise water quality standards and protect designated uses and other interests.

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Expanded Environmental Notification Form There will be approximately two point discharges into the coastal waters. It is expected that the stormwater will be treated by proprietary Best Management Practices (BMPs) prior to discharge in the Mystic River. This Project will comply with all applicable water quality regulations and standards. Water Quality Policy # 2 Ensure the implementation of nonpoint source pollution controls to promote the attainment of water quality standards and protect designated uses and other interests. The Project will develop a stormwater strategy for construction term and post construction activities. During construction, all stormwater generated from the surfaces used for vehicular traffic will be treated for the removal of suspended solids and potential contaminants in accordance with the Massachusetts DEP stormwater management policies. BMPs will also be implemented to ensure that erosion and sedimentation are minimized. As deemed necessary, erosion and sedimentation controls, such as hay bales and siltation fences, will be used. The Project will also ensure that the laws pertaining to recreation boating facilities are addressed in their design and use.

5.3.2 HABITAT
Habitat Policy #1 Protect coastal, estuarine, and marine habitatsincluding salt marshes, shellfish beds, submerged aquatic vegetation, dunes, beaches, barrier beaches, banks, salt ponds, eelgrass beds, tidal flats, rocky shores, bays, sounds, and other ocean habitatsand coastal freshwater streams, ponds, and wetlands to preserve critical wildlife habitat and other important functions and services including nutrient and sediment attenuation, wave and storm damage protection, and landform movement and processes. The Project includes structures that will affect coastal bank, land containing shellfish, land under ocean, and Coastal Beach resource areas in the Mystic River. BMPs will be implemented during construction of both the landside and waterside developments to minimize any potential impacts to the resources of the River. Habitat Policy #2 Advance the restoration of degraded or former habitats in coastal and marine areas. The existing Site has been severely degraded by over 100 years of filling, dredging, and long-term use as a chemical plant among other industrial uses. The Project includes remediation of the site and prevention of any future degradation of the Site and impacts to the surrounding habitats. Wetlands and Waterways 5-16

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Expanded Environmental Notification Form

5.3.3 COASTAL HAZARDS

Coastal Hazard Policy #1 Preserve, protect, restore, and enhance the beneficial functions of storm damage prevention and flood control provided by natural coastal landforms, such as dunes, beaches, barrier beaches, coastal banks, land subject to coastal storm flow, salt marshes, and land under the ocean. Coastal Hazard Policy #2 Ensure that construction in water bodies and contiguous land areas will minimize interference with water circulation and sediment transport. Flood or erosion control projects must demonstrate no significant adverse effects on the project site or adjacent or downcoast areas. The use of pilings to support the pier decks along a portion of the waterfront will minimize interference with circulation and sediment transport. Abandoned pilings and piers in the Project Site will also be removed to help improve the water quality and remove hazards to vessels navigating the local waters. Steel sheetpiling will be used along some of the waters edge to straighten some of the irregular and previously structured shoreline structures. These structures will help stabilize the shoreline and minimize slumping into previously and proposed dredged areas.

5.3.4 PUBLIC ACCESS

Public Access Policy #1 Ensure that development (both water-dependent or nonwater-dependent) of coastal sites subject to state waterways regulation will promote general public enjoyment of the waters edge, to an extent commensurate with the Commonwealths interests in flowed and filled tidelands under the Public Trust Doctrine. Public Access Policy #2 Improve public access to coastal recreation facilities and alleviate auto traffic and parking problems through improvements in public transportation and trail links (land or water-based) to other nearby facilities. Increase capacity of existing recreation areas by facilitating multiple use and by improving management, maintenance, and public support facilities. Ensure that adverse impacts of developments proposed near existing public access and recreation sites are minimized. The Project creates public access to the waterfront in areas where it is currently prohibited. The Project also provides public access along the waterfront and will connect to the DCR waterfront areas to the west. A new pier and float system for Wetlands and Waterways 5-17

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Expanded Environmental Notification Form transient vessels will allow users to berth at the site and provide another mode of transportation. A ferry at the site would also create additional connections to other parts of Boston Harbor as well as provide a new access point along Everetts waterfront, which currently has no direct public access.

5.3.5 GROWTH MANAGEMENT

Growth Management Principle #1 Encourage, through technical assistance and review of publicly funded development, compatibility of proposed development with local community character and scenic resources. The Project Site is within the planning area of the proposed MHP, and therefore will be included it as part of the community review process. The MHP will be establishing a vision for the use and growth of the non-industrialized portion of Everetts waterfront. The recently approved Lower Broadway Master Plan established use districts along with other planning areas the shape, direct, and help create a vision of improvements and development for this Lower Broadway District. The Project is expected to be consistent with the Everett Central Waterfront Municipal Harbor Plan and the Lower Broadway Master Plan. Growth Management Principle #3 Encourage the revitalization and enhancement of existing development centers in the coastal zone through technical assistance and financial support for residential, commercial, and industrial development. The Site is in proximity to the MBTA Orange Line station at Sullivan Square, as well as a densely developed residential neighborhood to the north and east. The Project involves the redevelopment of a mostly vacant, commercial/industrial urban site located on the Mystic River in Everett. It also involves redevelopment of vacant and dilapidated piers and bulkheads in order to support recreational, commercial, and water-dependent uses.

5.3.6 PORTS AND HARBORS

Ports and Harbors Policy #1 Ensure that dredging and disposal of dredged material minimize adverse effects on water quality, physical processes, marine productivity, and public health and take full advantage of opportunities for beneficial reuse. Dredging for the Project will be conducted in accordance with local, state, and federal regulations to ensure that it minimizes impacts to the environmental resources as well as the publics health. Dredge disposal options, including on-site, Wetlands and Waterways 5-18

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Expanded Environmental Notification Form upland, and confinement are currently being evaluated and will be determined after the site material is tested. Ports and Harbors Policy #4 For development on tidelands and other coastal waterways, preserve and enhance the immediate waterfront for vessel-related activities that require sufficient space and suitable facilities along the waters edge for operational purposes. The Projects supports this policy by improved the waterfront infrastructure necessary to support passenger transportation, recreational boating, and pedestrian access to and along the waterfront. It will meet the requirements of the Waterways Regulations (310 CMR 9.00) by ensuring that tidelands are utilized for waterdependent uses and serve a proper public purpose in accordance with the regulations. Ports and Harbors Policy #5 Encourage, through technical and financial assistance, expansion of water dependent uses in Designated Port Areas and developed harbors, re-development of urban waterfronts, and expansion of physical and visual access. The Project proposes expansion of water-dependent uses in the Site. It also supports redevelopment of this urbanized waterfront as well as expansion of physical and visual access. Expansion of Water-dependent Uses Activities that support expansion of water-dependent uses include: Removal of all the deteriorated timber pilings within the watersheet of the site, A water transportation docking facility to allow connections to other parts of Boston Harbor, and Transient docking.

Re-development of Urban Waterfronts The Project will substantially redevelop this urban waterfront with new public access and uses including a waterfront walkway, outdoor seating, and docks to support transient vessels and a potential ferry service. It will redevelop the existing, vacant site into mixed uses, including a casino, hotel, restaurants, and retail spaces, which will substantially activate Everetts waterfront as well as create vibrant place to visit and enjoy. Wetlands and Waterways 5-19

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Expanded Environmental Notification Form

The Project proposes a waterfront walkway that will be lined retail and restaurant uses on one side and the water-based uses along waters edge. These is mix of uses both complement each other by providing physical access as well as visual access to the water-dependent uses. The Project will expand visual access for pedestrians to enjoy the panoramic views of the Mystic River, Boston skyline, and vessel activities on the River. Viewing areas, benches, and other amenities will also support public use of the waterfront walkway.

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Figure 5-1

Everett, Massachusetts

Coastal Resource Areas and Flood Zones

Source: GZA GeoEnvironmental, Inc., 2013

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Expanded Environmental Notification Form

Key
Proposed Chapter 91 Jurisdiction Line Private Tidelands Commonwealth Tidelands Historic Low Water Mark (HLWM) Project Site boundary

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Everett, Massachusetts

Source: Fort Point Associates, Inc., 2013

Chapter 91 Jurisdiction

Figure 5-2

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Expanded Environmental Notification Form

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Everett, Massachusetts

Source: Property Survey, Wadsworth, 1851

Historic Filled Tidelands Map

Figure 5-3

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Expanded Environmental Notification Form

Key
Mean High Water Mark (MHWM) Proposed Chapter 91 Jurisdiction Line Water Dependent Use Zone (WDUZ) Building within the WDUZ 100 ft landward of MHWM 85 ft landward of MHWM Project Site boundary

100 85

8,110 sf

2,000 sf

100

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Everett, Massachusetts

Water Dependent Use Zone and Facilities of Public Accommodation

Figure 5-4

Source: Fort Point Associates, Inc., 2013

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Expanded Environmental Notification Form

Key
Mean High Water Mark (MHWM) Proposed Chapter 91 Jurisdiction Line Project Site boundary

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Chapter 91 Allowable Building Heights

Figure 5-5

Source: Fort Point Associates, Inc., 2013

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APPROXIMATE LOCATION ATION OF VATED RAILROAD RA ELEVATED BRIDGE

Expanded Environmental Notification Form

DETERIORATED ATED PORTION ON OF BUL BULKHEAD TO REMAIN T PROPOSED RD EXTENT EX SEAWARD F WALKWAY WA OF

C
PROPOSED SHEETING EETING WALL ALL (700 LF) PROPOSED PILE SUPPORTED RTED WALKWAY OVER ER REVETMENT REV (335 335 LF)

REMOVE DETERIORATED RATE BER AND A TIMBER STEEL MOORINGS (TYP.)

REMOVE DETERIORATED RIORATE TIMBER MBER BULKHEAD BU

PROPOSED BULKHEAD ULKHEA WITH TH WAL WALKWAY PROPOSED SHEETING EETING WALL ALL (80 (800 LF)

REMOVE DETERIORATED ATED GRANITE BLOCK BULKHEAD ULKHE DETERIORATED RATED ONCR CONCRETE PAD

GANGWAY SYSTEM GANG

A
TIMBER BULKHEAD ULKH

36" DIA. IA. OUTFALL OUT MLW

30

60

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CHAIN LINK NK FENCE ENCE

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Figure 5-6
Source: GZA GeoEnvironmental, Inc., 2013

Everett, Massachusetts

Proposed Waterside Work Plan

Chapter 6 ENVIRONMENTAL EFFECTS

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Expanded Environmental Notification Form

CHAPTER 6:
6.1 WIND

ENVIRONMENTAL EFFECTS

The Project Site includes vacant land situated in an area of mixed-use buildings that primarily includes industrial, commercial, and retail buildings. An MBTA rail line is located along the west property edge with the Mystic River and tidal flats to the south. The proposed building is located over 200 feet from public sidewalks along Alford Street and Broadway. The tallest component (hotel) is more than 200 feet from the nearest commercial use (Carwash) on Alford Street, and is approximately 1,000 feet away from existing residential structures to the northwest, near Lynde and Bow Streets. A qualitative assessment of the pedestrian wind conditions predicted for the Project was undertaken through computer modeling techniques. The full wind assessment report is contained in Appendix C. 6.1.1 RESULTS SUMMARY Thirty years of hourly wind records were obtained for Boston Logan Airport and plotted in wind roses for the annual period and seasonal extremes of summer and winter. The wind roses indicate the directional frequency of occurrence and demonstrate that prevailing winds approach from the WNW and NW during the winter and from the SW and SSW during the summer. See Figure 6-1, Wind Roses for Boston Logan Airport (1981 2011). Wind flows and wind comfort conditions on and around the Project were predicted using computational fluid dynamics (CFD) modeling, with a view of the 3D model shown in Figure 6-2, Computer Wind Analysis 3D Model. Wind flows were predicted with the Project in place for each of the eight compass quadrants (N, NE, E, etc.) as well as for wind approaching from WNW, WSW, and SSW. By combining the CFD wind flow data for all 11 test directions, with the historical wind records for Boston Logan Airport and with wind comfort criteria, the wind comfort conditions (e.g., sitting, standing, leisurely walking, etc.) on and around the Project Site were predicted. This methodology is comparable to what is normally employed in wind tunnel testing of a physical scale model. The results of the predicted wind comfort levels for the summer and winter are illustrated in Figure 6-3, Predicted Wind Comfort Zones Summer and Winter. When considering off-site wind impacts associated with building aerodynamics, the separation distance between all building components of the Project and nearby existing land uses is substantial. The impact of the Project on existing surrounding off-site pedestrian wind comfort is predicted to be minimal. As shown in Figure 6-3, Environmental Effects 6-1

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Expanded Environmental Notification Form a review of the predicted wind comfort levels along and east of Alford Street and Broadway indicates that the summertime wind comfort will be suitable for sitting and standing, while winter winds were predicted as being mainly suitable for standing or leisurely walking. These comfort predictions are based on wind force alone and do not account for thermal comfort (e.g., wind chill). Nevertheless the predicted wind comfort levels in the neighboring public realm were predicted as being satisfactory throughout the year and meet the wind criteria. Conceptual site plans of the Project indicate the presence of various outdoor amenity spaces and wind sensitive pedestrian uses. These features include the portico main entry, amphitheater, Harborwalk, roof terraces, and a water taxi/ferry dock. Given the predicted wind flow directions shown in Figure 6-1, Wind Roses for Boston Logan Airport, these features are generally open to the regions prevailing warmer summer winds and seas breezes from the southwest. During the winter, most pedestrian areas and shoreline activity areas situated on the east side of the Project will tend to be sheltered from the colder winter winds. To enhance the enjoyment of these outdoor spaces, for example, on those days when sea breezes are stronger, landscape features can strategically be incorporated into the landscape plan, as it evolves during concept design, to provide areas of local shelter. This could also include consideration for shelter from wind driven rain, which typically approaches with wind directions from the northeast quadrant. Overall, the wind comfort criteria were met for these amenity features. The prevailing winter winds approach from the west-northwest and northwest, as shown in Figure 6-1. Aerodynamically, the hotel tower shape and orientation works well and will tend to redirect a majority of these winds along the casino roof, with some directed above and through the entry portico. Some accelerated wind activity was predicted at grade in a region southeast of the hotel tower near the 24-hour cafe. This is evident in Figure 6-3 where summer wind comfort was predicted as leisurely walking while winter wind comfort was rated as leisurely walking and fast walking. Wind comfort around the entry portico was rated suitable for sitting and standing throughout the year. In the overall entry area, the predicted wind comfort conditions were satisfactory. The CFD wind analysis indicated that the wind safety criterion was met around the Project.

6.2

SHADOW
The current condition of the Project Site is undeveloped, except for the presence of a 5,200 sf one-story construction/office trailer. The Project, in particular the narrow, 300 foot highrise tower, will result in increased shadow effects. The conceptual site plan was evaluated to determine whether future shadows from the proposed buildings would have a potential impact on public pedestrian and waterfront areas on and near the off-site park lands. For

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Expanded Environmental Notification Form

purposes of this comparison, these effects have been modeled using a methodology consistent with the Boston Redevelopment Authoritys Guidelines for shadow analysis. A 3-D computer model of the Project was developed to evaluate these potential impacts. The studies show little impact on any sensitive areas, including any potential Harborwalk and waterfront open space areas. The low-rise massing that comprises the buildings base casts very little shadow at any point. The high-rise tower, which is situated well north and east of the Mystic River, casts little or no shadow on the waterfront or adjacent open space recreational areas, or on other locations beyond the Project Site. Throughout the seasons, the 300 foot towers shadow is primarily contained within the Projects building footprint, or to the north and east on the Project Site entry boulevard, low-rise roof, and landscape features. Shadows which extend beyond the Project Site boundaries are cast to a small extent on the Gateway Center to the west and to a greater extent, on the industrial land uses to the east. Summer and autumn evening shadows will also be cast eastward on a small baseball field and other properties at the corner of Robin and Dexter Streets. There is no modeled shadow impact on Gateway Park or the Mystic River during any time of the year. See Figures 6-4 through 6-7 for a depiction of estimated seasonal shadow impacts.

6.3

AIR QUALITY
The air quality impacts from the operation of the Project subsequent to the completion of construction will be limited to emissions from combustion of clean-burning natural gas for heating and hot water. Annual emissions are expected to be below the Massachusetts DEP permit thresholds, and the fuel combustion equipment will be registered with DEP through the self-certification process of the Environmental Results Program (310 CMR 7.26). Increased vehicular traffic volume will slightly increase regional emissions of motor vehicle air pollutants. A mesoscale air quality analysis is included in this Appendix E, and is summarized in Section 6.3.1 below. As discussed in Section 4.6.2 of Chapter 4, Transportation Demand Management (TDM) strategies are proposed to minimize the increase in motor vehicle emissions. 6.3.1 MESOSCALE AIR QUALITY ANALYSIS RESULTS A mesoscale air quality analysis was performed for the Project. Mesoscale emissions of volatile organic compounds (VOC) and nitrogen oxides (NOx) were calculated for four scenarios: 2013 Existing, 2020 No-Build, 2020 Build, and 2020 Build with Mitigation. This analysis uses the US Environmental Protection Agency (EPA) MOBILE6.2 Mobile Source Emission Factor Model, and follows a protocol that was approved the Massachusetts Department of Environmental Protection (DEP).

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Expanded Environmental Notification Form The mesoscale analysis predicts that the emissions of VOC and NOx in the Project Study Area for the 2020 Build case will be larger than the emissions for the 2020 No-Build case. The Project will mitigate potential air quality impacts by committing to a number of TDM strategies and roadway/traffic signal improvements for the project, which are described in Chapter 4. Incentives will be provided to help increase the effectiveness of the voluntary TDM measures. The TDM measures will improve traffic operations, reduce project generated vehicle trips, and reduce project-related motor vehicle air pollutant emissions by approximately 5.0 percent. These mitigation measures will result in small reductions in VOC and NOx emissions compared to the 2020 Build case. The proposed TDM measures and roadway/traffic signal improvements constitute all reasonable and feasible traffic mitigation measures for a project that is well-served served by public transportation.

6.4

GROUNDWATER
Groundwater levels measured in on-site wells between 2005 and the present ranged from between approximately 4 and 11 feet below existing grade, corresponding to elevations ranging from +6 to -1 feet (NAV88). It is anticipated that with the adjacent tidallyinfluenced Mystic River, groundwater levels at the Site are impacted by tidal fluctuations. In addition, fluctuations in groundwater levels will occur due to variations in precipitation, temperature, season, and other factors different from those existing at the time the measurements were made. As discussed below, the Project is not anticipated to have a long term impact on groundwater levels. As described in Section 6.6, remediation of existing contamination is planned as part of the development and will result in improved groundwater quality.

6.5

GEOTECHNICAL
Subsurface soil conditions at the Site generally consist of the following soil strata with increasing depth: fill, estuarine/organic silt, sand, clay, sand and gravel outwash deposits, glacial till, and bedrock. However, subsurface conditions varied significantly across the Site, with the thickest organic silt deposits and deepest glacial till deposits generally on the southwest side. The sand and gravel outwash deposit above the glacial till was only observed towards the center of the Site. The approximate thickness and the depth to the top of each soil stratum are summarized in Table 6-1, General Soil Conditions.

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Wynn Everett Table 6-1 General Soil Conditions General Description Fill Estuarine/Organic Silt Sand Clay Sand and Gravel Outwash Glacial Till Bedrock

Expanded Environmental Notification Form

Approximate Thickness of Stratum (feet) 6 to 18 0 to 30 0 to 6 0 to 20 0 to 32 28 to 68 -

Approximate Depth to Top of Stratum (feet) 6 to 18 8 to 43 11 to 46 37 to 66 22 to 72 47 to 100

As previously discussed, the proposed mixed-use development consists of a casino, hotel, retail space, parking, and open spaces. The proposed main building in the northern portion of the Site, housing the casino and hotel, is expected to be a multi-story tower with five levels of parking building extending to about 45 to 50 feet below grade. The proposed retail/winter garden building on the peninsula to the south is proposed to be one story with no basement. An above-grade employee parking garage is planned just north of the main building. These varied building geometries and sizes, in conjunction with the varying subsurface conditions, will result in varied foundation types across the Site. A mat foundation bearing in the clay, sand and gravel outwash, or glacial till deposits is currently planned for the support of the main building. A heavily-reinforced concrete mat slab foundation design is efficient where the slab needs to resist hydraulic uplift (water pressures) and building loads are relatively high (e.g., from a multi-story building), as the loads need to be spread out to limit bearing pressures. Temporary lateral earth support is required for the construction of the proposed main building. It is anticipated that slurry wall construction will be utilized for both temporary support and the final basement walls. It will be important to maintain area groundwater levels during construction to limit dewatering discharge and potential impacts on adjacent utilities and structures. During construction, the slurry wall will help serve as a groundwater cut-off, thus reducing dewatering flow into the excavation. Once construction is complete, groundwater levels are not anticipated to be impacted since the basement walls and mat slab will be designed for hydrostatic pressure and no long-term dewatering discharge is planned. For the proposed one-story building on the peninsula to the south and the garage to the north, deep foundation support will likely be required due to the presence of compressible organic and clay deposits and the depth of suitable bearing materials. We anticipate that Environmental Effects 6-5

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driven steel piles will be selected to support the buildings. Depending on the design loads, the piles will be driven to end bearing conditions in either sand and gravel outwash, glacial till, or bedrock. The piles will be designed to accommodate the corrosion that could occur due to the environmental conditions at the Site (discussed in Section 6.7) and are expected to be on the order of 40 to 80 feet in length. It is anticipated that the first floor slab level will be a reinforced structural slab. Means and methods for pile installation will consider potential impacts to adjacent structures, and vibration monitoring will be conducted during pile-driving. However, it is not anticipated that vibrations will approach thresholds that would impact existing structures on nearby properties.

6.6

SOLID AND HAZARDOUS WASTES

Subsurface investigations conducted between 1995 and 2013 have identified contamination in soil, groundwater, and sediment, including volatile organic compounds (VOCs), volatile petroleum hydrocarbon (VPH) fractions and target analytes, semi-volatile organic compounds (SVOCs), extractable petroleum hydrocarbon (EPH) fractions and target analytes, polychlorinated biphenyls (PCBs), and metals. In addition, an area of low pH groundwater has been identified in the southern portion of the peninsula. The Project Site is listed by the Massachusetts Department of Environmental Protection (MassDEP) as RTN 313341. The sources of contamination at the Project Site include past industrial operations, leakage from a former above-ground storage tank (AST), and the placement of contaminated fill. According to historic reports, the Project Site was occupied by the Cochrane Chemical Company, Merrimac Chemical Company, and the Monsanto Chemical Company from the late 1800s until the late 1960s. The buildings on the property were razed in the 1970s. The property has been used primarily as a material storage and staging yard since the mid1990s, when rock and low-permeability muck (tunnel muck) from the construction of the Deer Island Outfall project was stockpiled on it. In 1999, the muck was spread across the Project Site forming a 1- to 7-foot thick layer. Impacts to soil were observed in samples collected from across the Project Site, but were generally limited to the fill beneath the tunnel muck. The source of the fill may have been waste material generated from the chemical production and manufacturing processes at the Project Site and at the former chemical manufacturing facility on the adjacent property (currently occupied by the Gateway Center). Major filling at the Project Site occurred under the Cochran and Merrimac Chemical Companies operation and ownership; more limited filling also likely took place during Monsanto's operation of the Site. Red and green colors observed in the fill may have been related to the storage of sulfur and the production of sulfuric acid by Merrimac and Monsanto. Available information suggests that a material

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used to dry sulfur for the former sulfuric acid production contained arsenic and was most likely used as fill on the Monsanto property. Dissolved metals contamination in shallow groundwater is also present across the Site. The highest concentrations of lead in groundwater were measured in monitoring wells located on the southwest portion of the Project Site, corresponding to areas with low groundwater pH. This portion of the Project Site is associated with the historical storage and processing of ferric sulfate and sulfuric acid by Monsanto. Elevated concentrations of arsenic in soil and groundwater have been observed in the northeastern portion of the peninsula. Historic maps identify a 5,000-gallon above-ground storage tank (AST) used to store acid in this area; however, it is unclear whether the AST is related to the elevated arsenic concentrations. The more likely source of elevated arsenic concentrations is historic filling of the area. Petroleum-related contamination identified in the central portion of the Project Site is most likely the result of a localized release of crude oil from an 80,000-gallon AST used by the Merrimac and Monsanto companies. The source of the elevated PAHs in soil is likely contaminated fill containing ash and cinders, or residual contamination resulting from the former storage of crude oil at the Site. Contaminated sediments have been identified along the banks of the Site and in the cove in the southeast portion of the Site. Based on the decreasing concentrations detected in sediment samples collected at the outer edge of the cove, towards the center of the Mystic River, the extent of sediment contamination attributable to the Project Site likely does not extend beyond the cove. The highest sediment contamination concentrations were measured in the cove, which was historically used for loading and unloading materials. A surface water investigation conducted in 2006 indicated that the Project Site had not significantly or negatively impacted surface water with respect to temperature, conductivity, dissolved oxygen, or pH. Assessment activities under the Massachusetts Contingency Plan (MCP) are ongoing. Contaminants at the Project Site will not interfere with or preclude the proposed uses, the Project Site will be cleaned up prior to and/or in conjunction with construction of the Project, and the MCP process will be followed to achieve appropriate site closure.

6.7

GREENHOUSE GAS ANALYSIS

A greenhouse gas (GHG) emissions analysis was performed for the Project, consistent with the Executive Office of Energy and Environmental Affairs (EOEEA) Greenhouse Gas Emissions Policy and Protocol (May 5, 2010). The development consists of approximately 1.2 million square feet (sf) of inhabited space, including a 19-story hotel, an entertainment facility including a casino, meeting space, restaurants, retail uses and a winter garden facing south on the Mystic River. There will be separate parking structures for patrons and employees. This GHG analysis conforms to the EOEEA Policy, and the proposed Project is consistent with the Commonwealths Sustainable Development Principles.

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The GHG Policy requires a project to quantify CO2 emissions and identify measures to avoid, minimize, or mitigate such emissions, quantifying the effect of proposed mitigation in terms of emissions reduction and energy savings. The GHG Emissions Policy and Protocol requires quantification of GHG emissions from three sources: direct emissions from on-site stationary sources, indirect emissions from energy generated off-site (electricity), and traffic generated by the Project. CO2 emissions were quantified for: (1) the Base Case corresponding to the 8th Edition of the MA Building Code that includes the 2009 IECC with MA amendments, and (2) the Mitigation Alternative, which includes all energy saving measures. To provide creative energy mitigation, the Project has adopted the following Energy Efficiency Measures (EEMs): Cool roofs Central chiller plant with better efficiency than Code Demand Control Ventilation (DCV) for the casino, public entertainment, and retail areas Energy Recovery Ventilation (ERV) to reduce chiller energy use Building envelopes with roof and window insulation better than Code Skylights over the entry atrium, along the retail promenade and as part of the glass-enclosure for the Winter Garden at the south end of the building and daylighting controls will be tied to this extensive system of skylights Lower light power density better than Code for the high-rise hotel Low-energy Electronic Gaming Machines (EGMs) Metal halide lighting for all parking structures Demand Control Exhaust Ventilation (DCEV) with variable frequency drive (VFD) fans for enclosed parking structures Kitchen and restaurant refrigeration energy efficiency design to reduce energy use Energy-STAR appliances Occupancy controls for non-occupied or infrequently occupied spaces

The potential for alternative and renewable energy sources to be incorporated into the Project will be examined. The Project is only at an early conceptual level of design. Thus, the ability to realistically evaluate certain energy efficiency technologies does not exist at this time. For this reason, the analysis identifies the following additional EEMs that the Project will continue to study: Combined heat and electric power generation (cogeneration) Ground-source heat pumps for the hotel high-rise building Photo-voltaic (PV) panel installation Environmental Effects 6-8

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Expanded Environmental Notification Form Anaerobic digestion of source-separated organics (SSO) to derive fuel gas

These additional innovative measures will be studied further for adoption as the design progresses. The Project team will consult with MassDOER and MassDEP regarding these energy efficiency measures. The Project will commit to a comprehensive list of EEMs in the Mitigation Alternative for which total direct and indirect stationary source energy use is reduced 19.1% and CO2 emissions are reduced 20.6% compared to the Base Case. The Project, however, retains the flexibility to achieve these goals using energy efficiency measures to be refined at the time of detailed design. Transportation Demand Management (TDM) measures for this project are proposed to reduce Project-related motor vehicle CO2 emissions by 5.0%. The proposed reduction of the Projects total CO2 emissions (stationary source, plus transportation) is 18.1% compared to the Base Case. Following the completion of construction and in accordance with the MEPA GHG Emissions Policy and Protocol, the Project will provide a certification to the MEPA Office signed by an appropriate professional stating that all transportation and non-transportation greenhouse gas mitigation measures described in this EENF and subsequent MEPA submissions, or measures providing comparable mitigation, have been incorporated into the Project.

6.8

SUSTAINABLE DEVELOPMENT
Wynn Resorts has a high level corporate commitment to sustainable development and sustainable operations which is expressed throughout its worldwide resort holdings. Recognizing that its corporate and private customers value protection of the environment, sustainability is a core corporate value. Wynn is committed to incorporating sustainability into the Project from its inception through construction and into operations. To achieve this goal, Wynn will incorporate the following measures, which are described in more detail in the following sections: Design the building to be certifiable under the Green Building Council Leadership in Energy and Environmental Design (LEED) rating of Gold or higher Reduce greenhouse gas emissions through a targeted program of measures which will assist the Commonwealth in achieving their goals for GHG reductions by 2020 Reduced water and electricity consumption from existing code requirements Plan for and account for the potential effects of sea level rise by elevating the proposed structures to a level of a minimum of 3.35 feet above the 100 year flood level Environmental Effects 6-9

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Expanded Environmental Notification Form Explore the feasibility of incorporating combined heat and power generation within the resort complex to provide efficient power generation and emergency backup power

6.8.1

CLIMATE CHANGE Climate change is a reality which must be dealt with, particularly in coastal locations. The changing weather patterns, temperature variations, and storm conditions need to be considered in the project design. The Project will be designed with climate change in mind. The building designs will incorporate state- of-the-art design criteria to account for periods of heavier rainfall, higher peak temperatures during heat waves, and the potential for seal level rise.

6.8.2

SEA LEVEL RISE The Proponent recognizes that constructing a building on a waterfront site must take into account the potential for future sea level rise. The recent report by The Boston Harbor Association (TBHA) makes clear the impact of sea level rise on the harbors edge environment. The Project has adopted the most aggressive scenario considered in the report, which is sea level rise of 7.5 feet above current higher high water (or Elevation 12.35 NAVD88), and will place all habitable floors above this level. The Project will be in line with Spaulding Rehabilitation Hospital, which is the only project to date on Boston Harbor to fully take into account the potential for sea level rise in the future. Parking garage entrances and other openings into below grade spaces will be elevated above this level as well, or sufficiently flood proofed to avoid damage from coastal storms. The Proponent will consider other measures appropriate during the course of a major storm event during the design of the project. Due to its protected location upriver from much of the harbor, wind driven waves are not considered to be an important factor in site design.

6.8.3

LEED CONSTRUCTION COMMITMENTS The Project is committed to providing energy efficient building design and enhancing its environmental sustainability. Accordingly, the Project will be designed to comply with the certification standards of the LEED NC 2009 system at the LEED Gold level, and potentially at a higher level. It is still early in the planning process and consideration will be given to advancing the level of LEED certifiability as the project moves through the design process. A LEED Checklist of proposed sustainability measures is included in Appendix F, LEED Checklist. A total of 65 points have been identified with a potential additional 33 possible points. Based on current analysis, achieving Platinum appears to be possible only with enhanced

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Expanded Environmental Notification Form energy measures, such as on-site renewable energy or combined heat and power facilities. Sustainable Sites The Project has identified 20 potential points in this category; credits are derived from the redevelopment of a brownfields site for mixed use project, which has access to a variety of basic services. The Project Site is proximate to two (2) transit stations and will provide shuttle service between the stations and the Project Site. Further, the Project Site is located along a roadway with existing fixed-route bus service and includes the establishment of a bus stop at the Project Site entrance. In addition, pedestrian and bicycle use will be encouraged with bicycle lanes and paths, with secure bike parking, and shower and changing facilities. These amenities include an extension of the Mystic River Parkway trail system to and within the Project Site, connecting to the pedestrian and bicycle infrastructure along Broadway and Alford Street. Preferential parking will be provided within the parking garage for car/vanpools, alternative fuel, and low emissions vehicles, with electric vehicle charging stations provided in the parking garage. The Project will incorporate advanced stormwater design to achieve quantity and quality goals. Water Efficiency The Project will reduce water use for irrigation to 0% by using rainwater harvesting or gray water reuse. Water use will be reduced by 30% from a base case through water conserving technologies. Energy and Atmosphere The project will meet the prerequisites and earn 9 points by achieving an energy reduction of 28% from baseline. Credits will also be earned for enhanced commissioning, enhanced refrigerant management, and measurement and verification. Potential credits include the use of on-site renewable energy. Materials and Resources As there are no existing buildings on the Site to reuse the project has identified only 4 potential points relating to recycling of construction materials, and use of recycled and regional materials. Indoor Environmental Quality The project will achieve 9 potential points through the use of low emitting materials, monitoring of outdoor air intake, and system controls.

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Innovation and Design Process The project will achieve all 6 potential points through exemplary performance in a number of categories and the engagement of LEED AP professionals on the design team. Regional Priority Credits The project has identified 4 potential regional priority credits through onsite renewable energy, heat island effect, stormwater design, and brownfields redevelopment. 6.8.4 LEED OPERATIONAL PRACTICES Site Maintenance Establish and adopt a building exterior and hardscape management plan that implements best practices. Establish and adopt an environmentally conscious integrated pest management (IPM) control plan which includes animal and vegetation pest control IPM best practices. Survey and monitor regular occupant commuting (such as employee and contractor) practices in an effort to reduce the number of round trips using single occupant, conventionally powered and fueled vehicles. Promote the use of mass transit, carpools, and low-emitting, fuel efficient or alternative fuel vehicles, as well as bicycles and walking. Address stormwater quantity control by reducing impervious cover and increasing on-site infiltration with the purpose of reducing or eliminating runoff and contaminants. Water Efficiency Limit or eliminate the use of potable water for irrigation by using rainwater harvesting, reuse of gray water, and installing alternatives to natural turf landscaping. Reduce the consumption of potable water for cooling tower equipment through effective water management, which includes chemical treatment, bleed-off, biological control, and staff training related to tower maintenance.

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Wynn Everett Energy Efficiency

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Establish energy efficiency best management practices for planning, documentation, and opportunity assessment to promote continuity of information. Ensure that energy efficient operating strategies are maintained to support system analysis and training. Develop a systematic process to understand the operation of the propertys major energy using systems, which enable the development of options for optimizing energy performance and a plan to achieve energy savings. Implement an ongoing program to address minor improvements and identify capital projects to ensure that the propertys major energy using systems are repaired, operated and maintained effectively to optimize energy performance. Enable performance measurement of the propertys building automation system allowing information to support accountability, optimization of energy performance, and identification of additional energy investments. Atmosphere Maintain zero use of chlorofluorocarbon based refrigerants in heating, ventilating, and refrigeration base building systems. Support compliance with the Montreal Protocol while minimizing direct contributions to global climate change. Materials & Resources Establish and adopt a sustainable purchasing policy to reduce the environmental impacts of materials purchased for use in operations, maintenance, and upgrades of the property. Maintain a sustainable purchasing program covering materials with a low cost per item that are regularly used and replaced through the course of business. Maintain a sustainable purchasing program covering electric or electronic items that are at a higher cost per unit and are replaced infrequently and/or are purchased under a capital program outlay. Establish and adopt a solid waste management policy to facilitate the reduction of waste generated by the propertys regular occupants and guests that is hauled to and disposed of in landfills. Establish a baseline using the results of a waste audit and ongoing waste diversion vendor reports to identify opportunities for increased recycling and diversion.

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Expanded Environmental Notification Form Maintain a waste reduction and recycling program that addresses materials with a low per unit cost that are regularly used and replaced through the course of business. These items are cardboard, paper products, printer and copier toner cartridges, glass, plastics, metals, and food waste. Maintain a waste reduction and recycling program that addresses durable goods that are replaced infrequently and/or may require a capital program outlay. These items include office equipment such as computers, monitors, copiers, printers, scanners and fax machines. Also, appliances, cleaning equipment and audio visual equipment. Indoor Environmental Quality Establish minimum indoor air quality performance to enhance indoor air quality in the property and mitigate the air quality affected by tobacco smoke. Maintain each outside air intake, air supply fan, and/or ventilation distribution system to supply at least the outdoor air ventilation rate required by ASHRAE standard 62.1 Ventilation Rate Procedure under all normal operating conditions. Develop and adopt a green cleaning policy for the Project and Site addressing the following: Establish and adopt an indoor air quality management program to prevent the development of indoor air quality problems in the property, correcting indoor air quality problems when they occur, and maintaining the well being of regular occupants and guests; Install permanent monitoring systems that provide feedback on demand regarding ventilation system performance to ensure that ventilation systems maintain minimum outdoor and airflow rates under all operating conditions; Establish and adopt an indoor air quality management plan for facility additions and alterations to prevent any issues resulting from construction or renovation projects and help sustain the comfort and well being of construction workers, regular occupants, and guests; Survey and monitor at least 30% of regular occupants comments related to thermal comfort, acoustics, indoor air quality, lighting levels, and propertys cleanliness to identify and correct any issues; Provide a high level of lighting system control to at least 50% of regular individual occupants and groups in multi-occupant spaces to promote productivity and comfort;

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Expanded Environmental Notification Form Track and optimize systems that regulate indoor comfort and conditions such as air temperature, humidity, air speed, and radiant temperature to meet desired comfort criteria as determined by ASHRAE Standard 55-2004; Provide regular occupants and guests with a connection between indoor spaces and the outdoors through the introduction of daylight and views into regularly occupied areas of the property; Reduce exposure of regular occupants and guests to potentially hazardous chemical, biological, and particulate contaminants through a high performance green cleaning program; Implement a program for the use of janitorial equipment that reduces building contaminants and minimizes environmental impact.

6.9

HISTORIC AND ARCHAEOLOGICAL RESOURCES

Overall, there are no historic resources on the Project Site that are anticipated to be impacted by this project because there are no historic structures or features on the Site. There are also no archaeological resources that will be impacted by the Project due to the fact that the majority of the Site is fill and has been substantially disturbed. In addition, while historic resources (described in Section 6.9.1) are present in the vicinity (within approximately one-quarter mile of the site), it is not anticipated that the Project will have any significant impact on historic resources in the vicinity of the Project Site. No demolition of historic resources is anticipated in association with the Project, anticipated new shadow would not fall on any historic resources listed in the Commonwealths Inventory of Historic and Archaeological Assets, and no major sightlines to historic resources would be impacted by the Project within the Project Site. There are no historic resources on the Site that would be impacted by the Project. The mostly-vacant property contains only an approximately 5,200 square foot (sf) modular building located in the northeast corner near Horizon Way, and two small wood sheds and a high-tension electric tower in the northwest corner. The relatively flat property is covered by a mix of gravel and pavement. Along the approximately 1,650-foot shoreline, there is a mix of seawalls, loose gravel and boulders, and wood sheet piles. Remnants of timber piers and pilings are scattered within the watersheet along portions of the shoreline. Prior to any detectible human alteration of the Site and its environs, the Project Site and the surrounding land originally consisted of low-lying upland, marshes, and tidal flats along and within the Mystic River. The location included a former island, consistently identified as White Island in maps dating from the 1770s through most of the nineteenth century. Portions of the land within and near the Project Site were subsequently, beginning in the mid-1800s, developed in stages for a variety of uses associated with chemical Environmental Effects 6-15

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manufacturing. Most notably, from 1929 to 1983, it contained facilities associated with the Monsanto Chemical Factory. From 1995 until recently, the property has had various owners and uses including infrastructure project construction staging. 6.9.1 HISTORIC RESOURCES IN THE VICINITY OF THE PROJECT SITE Table 6-2 shows properties, including historic resources listed on the Commonwealths Inventory, in the vicinity of the Project Site (within approximately one quarter mile). Only a portion of one property, the Revere Beach Parkway (Route 16 through Everett) is listed on the State and National Registers. See Figure 6-8. The area (roughly 7.5 acres) that lies between the branching railroad tracks and Broadway, just south of Route 16, is partially located within 0.25 miles of the Project Site. The area is comprised of varied collection of industrial and associated warehouse buildings constructed between 1895 through the mid-twentieth century. Many of the buildings were originally owned by the Everett Factories and Terminal Corporation (EFTC). As a collection, the buildings tell the story of the industrialization of this area in the late-nineteenth and early twentieth century due largely to its excellent transportation access. The inventory form for this area, dating from 2000, notes that all buildings have been altered, some substantially, and additional alterations and demolitions have taken place since the time of the survey. Three of the buildings north of Bowdoin Street, which also shared the address of 210 Broadway at the time of the survey, identified in the survey as EFTC Loft No. 3 and the engine house and workshop (which are attached and effectively function as one building) and EFTC Loft No. 2, now 43 Charlton Street, have been renovated as the Charleston Lofts, a condominium development. Another building, set back along the railroad tracks, surveyed as 7-41 Charlton Street, but now identified as 27-24 Charlton Street, is under renovation as the next phase of the condominium development. Also north of Bowdoin Street, several buildings identified in the survey have been demolished, most notably EFTC Loft No. 1, which at one time wrapped around the southern and western portions of the condominium building that is now 210 Broadway. The majority of the buildings to the south of Bowdoin Street appear to remain in use for warehouse and/or light industrial activity. However, a more detailed survey would be needed to confirm this due to the difficulty of differentiating between original buildings and additions. Overall, due to alterations and maintenance issues, many of these buildings appear to lack the historic integrity needed to make a strong case for preservation. The original Mystic River Railroad Bridge (known as Draw 7) was constructed in 1894 and listed on the Inventory of Historic and Archaeological Resources and in the 2009 Mystic River Master Plan, but has been demolished. The bridge was last Environmental Effects 6-16

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Expanded Environmental Notification Form known example of a jackknife draw bridge of the eight that were built along the Charles and Mystic Rivers when it was replaced in 1989. Table 6-2 Individual Historic Resources in the Vicinity of the Project Site Name Revere Beach Parkway Address Route 16 Listing/Designation State and National Register of Historic Places Inventory of Historic and Archaeological Assets of the Commonwealth Broadway/Charlton Street Area Everett Station Garage Alford Street Bridge Boston Elevated Railway Yard Properties N/A 145 Broadway N/A 80 Broadway Inventory of Historic and Archaeological Assets of the Commonwealth Inventory of Historic and Archaeological Assets of the Commonwealth Inventory of Historic and Archaeological Assets of the Commonwealth Inventory of Historic and Archaeological Assets of the Commonwealth

6.9.2

ARCHAEOLOGICAL RESOURCES WITHIN THE PROJECT SITE There is no evidence that the Project Site is likely to contain significant archaeological resources. Due to previous uses, the Project Site has been substantially disturbed and a significant portion of it is located on fill.

6.9.3

UNDERWATER ARCHAEOLOGICAL RESOURCES Current plans for the Project should not result in underwater excavations that would disturb potential underwater archaeological resources. However, the Massachusetts Board of Underwater Archaeological Resources will be notified of the planned work and consulted with prior to construction.

6.10 INFRASTRUCTURE
This section describes the existing wastewater, water, stormwater drainage, energy, and telecommunication systems surrounding the Project Site that will support the Project. The systems discussed below include those owned or managed by the City of Everett, private

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utility companies, and on-site infrastructure systems. There will continue to be close coordination with these entities as the Project progresses. See Figure 6-9 and Figure 6-10. 6.10.1 ENERGY The electrical, space heating and energy systems for the Project have not yet been designed. The Proponent will investigate the installation of energy efficient lighting, heating and cooling systems in the design for the building. The Proponent will continue to work with the utility companies as the design progresses. Gas Service National Grid owns and maintains the natural gas distribution system in the vicinity of the Site. It maintains a 6-inch, 22 pound line in Route 99, which it anticipates will be able to support the development. Final commitment from National Grid will be made once an approved site plan with the location of the gas service notated and a gas load letter is presented and approved by its engineering department. Electrical Service National Grid owns and maintains the electrical distribution system in the area. Transmission mains are available near the Site in Route 99. The distribution system in this area is serviced by National Grids Thorndike substation. See Figure 6-9, Locus Map. An underground 23-kilovolt (kV) service distribution line from Route 99 runs under Horizon Way, through the Project Site, and under the MBTA commuter rail tracks via a utility tunnel to the Gateway Shopping Center located northwest of the Site. This utility tunnel is expected to be relocated as part of the project. National Grid also owns and maintains a transmission tower and overhead transmission lines in the far northeast corner of the Site. A 115 kV high voltage underground transmission line runs from Route 99, under Horizon Way, and continues within the Site diagonally along the northern property line abutting MBTA property to the transmission tower. The overhead transmission lines from the tower cross over the commuter rail tracks and proceed north, providing power to the North Shore. Based on input from National Grid representatives, it is anticipated that a development of this size will have a power requirement in excess of 10 megawatts (mW). In comparison, the nearby Gateway Center has a power use of about 2 mW. The existing substation will need to be upgraded to support the development. Due to limited real estate at the substation, it is possible that National Grid will need to construct a new substation on-site or feed the development from its larger substation to the north near the Everett/Medford jurisdiction line.

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Verizon has infrastructure on the pole in Horizon Way and underground in Route 99. Verizons infrastructure goes underground after the last pole on Horizon Way and continues northwesterly under the MBTA commuter rail track to the Gateway Center. Verizon indicated that the MBTA has a utility tunnel within this same path. Similar to the Gateway Centers electrical service, these utility tunnels may be relocated on-site to accommodate the proposed buildings. The Project will likely be fed from the Route 99 underground system, which has both copper and fiber optic cables. Verizon can provide telephone service and internet services including high speed ethernet. Upon selection of a provider or providers, the Proponent will coordinate service connection locations and obtain appropriate approvals. 6.10.3 WASTEWATER Existing Sanitary Sewer System The City of Everett has separate systems for the sanitary sewers and storm drains. Sewer service and treatment for the City of Everett are provided by the Massachusetts Water Resources Authority (MWRA) with treatment at the Deer Island Treatment Plant. Record plans from the City of Everetts Engineering Division show an existing MWRA owned 6-0x6-8 sewer in Bow Street that continues in a southwest direction onto the east side of Route 99 past Horizon Way. There is also an existing city-owned 32x36 sewer main in Route 99 north of Horizon Way. The sewer main in Route 99 makes two 45-degree bends running across Bow Street, continues along Mystic Street, and therefore does not continue past Horizon Way. Plans also show two separate 10-inch sanitary sewers in Route 99 that run from Horizon Way and most likely connect into the 32x36 sewer main. A 6-inch sanitary sewer on the north side Horizon Way approximately 200 feet in length ties into one of the 10-inch sanitary sewers in Route 99. A 4-inch sanitary sewer from the direction of the northern MBTA property ties into a manhole at the upstream end of the 6-inch sanitary sewer. The information on the 4-inch, 6-inch, and 10-inch sanitary sewers is limited and whether or not they are currently active is unknown. See Figure 6-10, Existing Infrastructure Systems. Proposed Sanitary Sewer System Connection and Generation Wastewater flows were calculated for the proposed resort using the preliminary facility program. The facility program describes the respective number of seats, number of hotel rooms, and square footage of facility areas. From these descriptions and quantities, unit wastewater flows in gallons per day per unit are assigned based on 314 CMR 7.00: Sewer System Extension and Connection Permit Program, engineering practice, and comparisons to similar facilities. The estimated peak Environmental Effects 6-19

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Expanded Environmental Notification Form wastewater flows can found in Table 6-1. The Project will generate an estimated 357,000 gallons per day (gpd) of wastewater. A sanitary sewer connection permit will be filed with the Massachusetts Department of Environmental Protection (MassDEP) pursuant to 314 CMR 7.09. Grease traps for the kitchen flow will be installed and maintained prior to combining with other wastewater. Oil and sand separators will treat flow from the parking structure floor drains prior to connection into the sanitary sewer system. See Figure 6-11, Existing Conditions Survey. Table 6-3 Estimated Wastewater Flow Use Quantity Unit Flow Rate Estimated Maximum Daily Flow 63,000 gpd 126,000 gpd 23,070 gpd 60,610 gpd 800 gpd 23,550 gpd 20,000 gpd 6,850 gpd 33,250 gpd Total 357,110 gpd

Table Games Slot Machines Front of House and Back of House Hotel Rooms Health Club/Spa Ballroom/ Conference Rooms Nightclub/Lounge Retail Restaurants/Bars

1,800 seats 3,600 seats 307,600 sf 551 rooms 40 people 1,570 seats 2,000 people 137,000 sf 950 seats

35 35 75 gpd/1,000 sf 110 gpd/room 20 gpd/person 15 gpd/seat 10 gpd/person 50 gpd/1,000 sf 35 gpd/seat

The City of Everett is expected to provide sanitary sewer service to the resort. The City of Everetts Engineering Division reviews and approves all plans to construct, extend, or connect to the municipal sanitary sewer system within the City of Everett. Further investigation into the existing sanitary sewers in the vicinity of the Site will be required to determine the connection of the sanitary sewer lateral from the resort to the citys system. The existing 6-inch sanitary sewer in Horizon Way will not have the capacity to support the development. The existing 32x36 sewer main in Route 99 should have adequate capacity to support the development. Direct connection to the 6-0x6-8 MWRA sewer may also be an option. It is more likely that one of the existing 10-inch sanitary sewers in Route 99, which connects into Everetts 32x36 sewer main, will need to be replaced with a larger sewer with adequate capacity for the sanitary sewer lateral connection from the resort and any Environmental Effects 6-20

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Expanded Environmental Notification Form pre-existing lateral connections from surrounding properties. This sewer main extension and upgrade in Route 99 would be approximately 220 feet in length. Proposed Sanitary Sewer System Mitigation To help conserve water and reduce the amount of wastewater generated by the Project, the Proponent will investigate the use of water conservation devices such as low-flow toilets and flow-restricting faucets.

6.10.4 WATER Existing Water Supply System The City of Everetts water is provided by the MWRA from the Quabbin and Wachusett reservoirs with treatment at the John J. Carroll Water Treatment Plant. City of Everetts water distribution system services the public. Record plans obtained from the City of Everetts Engineering Division show potable water for the facilities along Horizon Way (a.k.a. Chemical Lane) is provided by service connections to an existing 24-inch public water main owned by the City of Everett in Route 99. The plans show 6-inch, 8-inch, and 14-inch lines in Horizon Way within Everett jurisdiction. The current condition and existence of these service laterals is unknown. In 2001, a private 16-inch water main connected to the 24-inch public water main was installed in Horizon Lane and runs through the Project Site to service the Gateway Center located north of the MBTA commuter rail tracks. See Figure 6-10, Existing Infrastructure Systems. Proposed Water Supply Demand and Connection The domestic water demands are calculated from the estimated wastewater flows. It is assumed that 10% of water used is lost to consumption and other factors and does not become part of the wastewater flow. The maximum daily water demand is estimated to be 392,700 gpd. The City of Everett will provide potable water to the resort. The City of Everetts Engineering Division reviews and approves all plans to construct, extend, or connect to the municipal water system. Water service can be provided from the existing 24-inch water main in Route 99, which should have adequate capacity to support the development. It is likely a new water service connection to the existing 24-inch water main will be required for the Projects domestic and fire protection services. Proposed Water Supply Conservation and Mitigation Measures The Proponent will investigate the use of low consumption plumbing fixtures. It is expected that low-flow water closets and showers will be used. Lavatories are expected to have aerated faucets to reduce water usage. Environmental Effects 6-21

Wynn Everett

Expanded Environmental Notification Form Extensive landscaping including a four-season winter garden is planned. Therefore, drip irrigation, tension meters, rain gardens, and rainwater harvesting may be implemented to reduce potable water usage.

6.10.5 STORMWATER Existing Stormwater Management The City of Everett has separate systems for the sanitary sewers and storm drains. An existing 12-inch reinforced concrete pipe (RCP) collects storm water runoff from the street inlets in Broadway at Horizon Way (aka Chemical Lane) and conveys the storm water to an 18-inch RCP in Mystic Street. Stormwater runoff from the City of Everett ultimately discharges to the Lower Mystic River Watershed. There is an ongoing effort by Environmental Protection Agency (EPA), MassDEP, and the Mystic River Watershed Association to improve the water quality conditions of the Mystic River. See Figure 6-10, Existing Infrastructure Systems. The Project Site is primarily covered with compacted gravel and broken bituminous pavement. The majority of the Sites stormwater appears to travel via sheet flow into the Mystic River. Information on the existing stormwater controls for the Site is limited. A plan entitled Compiled Plan of Land, Horizon Way/Broadway, Everett/Boston, Mass. prepared by Feldman Professional Land Surveyors in March 2013 shows an existing storm inlet at the end of Horizon Way tying into a 36-inch storm drain running parallel to existing railroad track in a southeast direction and discharging at the existing wood bulkhead along Mystic River. See Figure 6-11, Existing Conditions Survey. According to the survey, an easement of an unknown width gave Boston Elevated Railway Company, now known as MBTA, the right to construct and maintain the 36-inch storm drain. The survey also shows three (3) additional pipes connecting into the existing storm inlet. The origin of the pipes and their storm water discharge is unknown. The functionality and condition of the existing 36-inch storm drain is also unknown. Proposed Stormwater Management Redevelopment projects such as the Project must comply with local, state and federal regulations relating to stormwater management, including the requirements set forth in the City of Everetts Zoning Ordinance and the Standards of the Massachusetts Storm Water Management Policy (as codified in DEP regulations, 310 CMR 10.05(6)(k)). In general, the Massachusetts Stormwater Standards (Standards) require treatment of stormwater runoff prior to discharge, post-development peak rates at or below pre-development peak rates, and recharge of groundwater through use of infiltration measures. Redevelopment projects must meet the Standards to the maximum extent practicable. If it is not practicable to meet all the Standards, new storm water management systems must be designed to improve existing conditions. Environmental Effects 6-22

Wynn Everett

Expanded Environmental Notification Form The historic use of the Site was for chemical production. Environmental investigations have identified contamination in soil, groundwater, and sediment. It is unlikely that recharge of the groundwater through use of infiltration stormwater best management practices (BMPs) will be permissible. Therefore, a comprehensive stormwater management system will be designed to treat the developments stormwater prior to discharge. BMPs such as pavement sweeping, deep sump, hooded catch basins, and water quality structures would be employed to achieve water quality in accordance with the Standards. Due to its size and capacity, connection to the existing municipal storm drain system in Broadway is not feasible. The stormwater will discharge to the Mystic River. Reuse of the existing 36-inch storm drain, depending on its condition, current use, capacity, and easement ownership may be possible. Alternatively, a new outfall(s) will need to be constructed, which will require regulatory agency permits. The standard requiring post-development peak storm water runoff rates at or below pre-development peak rates may be waived for discharges to land subject to coastal storm flowage. Water Quality Improvement The Project will not impair the water quality of nearby water bodies. Erosion and sediment control measures will be implemented during construction to control pollution. During construction, such controls as catch basins filters, silt fence, hay bales, and crushed stone will be used to provide for sediment removal from runoff. These controls will be inspected and maintained throughout the construction phase until all areas of disturbance have been stabilized through the placement of pavement, structure, or vegetative cover. Stormwater management controls will be established in compliance with the Standards of the Massachusetts Storm Water Management Policy, and the Project will reduce stormwater pollutants, or sediments that would potentially impact Mystic River. Once construction is complete, the stormwater management system and a comprehensive source control program, which includes regular pavement sweeping and catch basin cleaning as well as stormwater treatment as discussed above, will have a positive impact on the quality of the stormwater runoff from the Site. Compliance with DEP Stormwater Management As discussed above, stormwater management controls will be established in compliance with the Standards of the Massachusetts Storm Water Management Policy, and the Project will reduce stormwater pollutants, or sediments that would potentially impact the Mystic River. Environmental Effects 6-23

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6.11 CONSTRUCTION MANAGEMENT

6.11.1 AIR QUALITY Ongoing construction activities have the potential to generate fugitive dust. Fugitive dust emissions during construction activities can be associated with land clearing, stockpiling, drilling and blasting, ground excavation, cut and fill operations (i.e., earth moving), or traffic on temporary paved and unpaved roads and construction areas. Emissions from a construction site can be expected (1) to have a definable beginning and end, and (2) to vary substantially over different phases of the construction process. This is in contrast to most other fugitive dust sources where emissions are either relatively steady, or follow a discernible annual cycle. Construction site dust control measures are readily available and well known. In the present case, the contractors will implement dust control measures during active construction. The selection of specific dust control measures will be activitydependent, but the following types of control measures will be considered: Road and construction area watering Chemical stabilization Sand fencing wind speed control Perimeter sprinklers Tire washing stations On-site speed controls Vegetating stockpiles

If on-site material crushing activities will take place, appropriate notifications will be made at least 30 days prior to the commencement of such activities to local officials and to MassDEP in accordance with 310 CMR 16.05(3)(e)(6). The DEIR for the project will include a fugitive dust control plan specific to the redevelopment plan. Elements of the plan will include recordkeeping, inspections and monitoring of fugitive dust conditions, and proper operation of emission reduction controls.

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The Proponent is committed to making every reasonable effort to minimize the impacts of noise during construction activities. Construction work will comply with MassDEP Noise Control Regulations, 310 CMR 7.10 and the City of Everett ordinances. Mitigation measures may include: Instituting a program that includes allowable construction timeframes to ensure compliance with the local requirements; Locating stationary noise sources, including staging areas, as far from noise-sensitive receptors as possible; Constructing artificial or using natural barriers to shield construction noise; Combining noisy operations to occur in the same time period. The total noise level produced will not be substantially greater than the level produced if the operations were performed separately; Using properly maintained equipment mufflers and providing enclosures on equipment operating continuously; Turning off idling equipment; Using quieter alternatives for equipment where feasible; Selecting a quieter construction operation and technique where feasible; and Monitoring noise levels during the construction period to demonstrate compliance.

6.11.3 WATER QUALITY AND STORMWATER Stormwater discharges from construction activities that disturb one or more acres are regulated under the National Pollutant Discharge Elimination System (NPDES) stormwater program. Prior to discharging stormwater, the Proponent must obtain coverage under the Construction General Permit (CGP) administered by EPA. A Stormwater Pollution Prevention Plan (SWPPP) will be developed and a Notice of Intent (NOI) will be submitted for the Project.

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Expanded Environmental Notification Form The SWPPP will include the implementation of best management practices (BMPs) to address all pollutants and their sources, including erosion, sedimentation, and other pollutant sources during construction. Both structural and non-structural BMPs for use during construction and after construction are included. It will outline the site maintenance and inspection procedures as well as the record keeping. Stormwater pollution prevention measures will include good housekeeping such as properly storing materials, spill prevention and response plans, and proper storage and disposal of solid wastes. Erosion and sediment controls will be used during construction until the Site is stabilized. Controls may include silt socks, silt fence, and catch basin filters. The Contractor will also be responsible for preventing the tracking of sediments beyond the construction site and for controlling dust by using stabilized construction exits, street sweeping, and watering if necessary. Additionally, temporary construction dewatering discharges will be appropriately controlled and discharged in accordance with the NPDES state and local dewatering standards.

6.11.4 INFRASTRUCTURE PROTECTION The Proponent will continue to work and coordinate with the utility companies in the Project area. Existing public and private infrastructure located within the public right-of-way will be protected during construction. Existing infrastructure within easements on the Project Site will be protected or relocated with the coordination of the utility companies prior to the start of construction. The contractor will notify utility companies and call Dig Safe prior to excavation. The contractor will be required to coordinate all protection measures, temporary supports, and temporary shutdowns of all utilities with the appropriate utility owners and/or agencies. The contractor will also be required to provide adequate notification to the utility owner prior to any work commencing on their utility. In addition, in the event a utility cannot be maintained in service during switch over to a temporary or permanent system, the contractor will be required to coordinate the shutdown with the utility owners and project abutters to minimize impacts and inconveniences. 6.11.5 CONSTRUCTION AND DEMOLITION MATERIALS MANAGEMENT Solid waste generated by construction will consist of debris from the demolition of the existing pavement, structures, and utilities; soil generated from the excavation for the foundation construction of the new buildings; and packaging and scrap materials associated with new construction. Environmental investigations conducted between 1995 and 2013 have identified contamination in soil, groundwater, and sediment. The proposed approach to site remediation is discussed in Section 6.6. Environmental Effects 6-26

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Expanded Environmental Notification Form Solid and hazardous wastes for the Project Site are discussed in detail in Section 6.6. Removal of any hazardous materials will be treated as special waste in accordance with MassDEP guidelines, addressed, and disposed of accordingly.

6.11.6 RECYCLING PROGRAMS Construction waste material from demolition and new construction will be recycled when possible. The disposal contract will include specific requirements that will ensure that construction procedures allow for the sufficient space for the necessary segregation, reprocessing, reuse, and recycling of materials. For those materials that cannot be recycled, solid waste will be transported in covered trucks to an approved solid waste facility, per MassDEP's Regulations for Solid Waste Facilities, 310 CMR 16.00. This requirement will be specified in the disposal contract. 6.11.7 CONSTRUCTION MANAGEMENT PLAN A site-specific Construction Management Plan (CMP) will be prepared for the Project. The CMP will include measures to control and mitigate potential impacts during construction. The construction activity schedule including work hours, parameters for worker parking, designation of truck routes for deliveries, location and sizing of construction staging areas, protection of pedestrian walkways, and interim traffic management are typically addressed in the CMP. Measures addressing construction air quality and noise will be included in the CMP. During construction, a safe environment for both pedestrians and vehicles that travel on the surrounding public ways will be maintained. Secured fencing and barricades will be used to isolate construction areas on the Site from pedestrian and vehicle traffic. Information regarding the construction conditions and impact mitigation will be distributed to the Project abutters. The general contractor will post a sign, on-site, that includes the name of the construction company (general contractor) and phone number. This information will be clearly visible to the public so that they will be able to call with any questions or concerns.

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AnnualWinds (Calm:2.1%)

WindSpeed(mph) SummerWinds(Jul Sept) (Calm:2.5%) >30 0 30 WinterWinds(Jan Mar) (Calm:1.7%)

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Figure6.1.1 Figure 6-1 Roses for Boston Logan Airport (1981 - 2011) WindRosesforBostonLoganAirport(1981Wind 2011) Source: Novus Environmental, 2013

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Figure6.1.2

Computer Wind Analysis 3D Model

Figure 6-2

Source: Novus Environmental, 2013

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SUMMERWINDCOMFORTZONES

WINTERWINDCOMFORTZONES

COMFORTLEGEND
Sitting Standing LeisurelyWalking FastWalking Uncomfortable Unsafe

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Figure6.1.3 Figure 6-3 Predicted Wind Comfort Zones - Summer and Winter PredictedWindComfortZones Summerand Winter Source: Novus Environmental, 2013

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300 tower

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9am

noon

June 21, Summer Solstice

3pm

6pm

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Shadow Study: Summer Solstice (June 21)

Figure 6-4

Source: ICON Architecture, Inc., 2013

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9am

noon

March 21, Spring Equinox

3pm

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Shadow Study: Vernal Equinox (March 21)

Figure 6-5

Source: ICON Architecture, Inc., 2013

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9am

noon

September 21, Autumn Equinox

3pm

6pm

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Shadow Study: Autumnal Equinox (September 21)

Figure 6-6

Source: ICON Architecture, Inc., 2013

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9am

noon

December 21, Winter Equinox

3pm

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Shadow Study: Winter Solstice (December 21)

Figure 6-7

Source: ICON Architecture, Inc., 2013

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Medford
MBTA Wellington Station

Route 16 Bridge

Properties on the Inventory of Historical and Archaeological Assets of the Commonwealth

1
Gateway Pa rk

Broadway/Charlton Street Area Everett Station Garage

145 Broadway

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Revere Beach Parkway

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Somerville

1,000 feet 200m

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Historic and Archaeological Resources

Figure 6-8

Source: MACRIS, 2013; MHC, 2013

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Expanded Environmental Notifica

GATEWAY CENTER MBTA FACILITY

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Source: Howard/Stein-Hudson Associates, Inc., 2013

Locus Map

Figure 6-9

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RO UT E9 9

Storm Drain Sanitary Sewer Water

City of Boston City of Everett

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Source: Howard/Stein-Hudson Associates, Inc., 2013

12

Existing Infrastructure Systems

Figure 6-10

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BO

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GATEWAY CENTER

T YS

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PROJECT SITE _ AREA = 32.4 ACRES +

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ALFORD STREET

BROADWAY
BOW STREET

Not to scale.

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Figure 6-11
Source: Feldman Professional Land Surveyors, 2013

Everett, Massachusetts

Existing Conditions Survey

Chapter 7 SUMMARY OF MITIGATION MEASURES

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CHAPTER 7: MEASURES

SUMMARY OF MITIGATION

The Project as described has incorporated numerous mitigation measures to respond to potential impacts related to transportation, community resources, greenhouse gas emissions and public access to waterfront resources. Mitigation measures include: substantial transportation improvements, sustainable development features, support for enhanced public transportation, pedestrian and bicycle access, a proposed harborwalk and water transportation facilities, and substantial contamination remediation. Proposed mitigation measures are described in more detail below:

7.1

TRANSPORTATION IMPROVEMENTS
As described in detail in Chapter 4, significant improvements to the local and regional transportation network will be realized with the construction and operation of the Project. Improvements to the layout, function, and signalization of Route 16, Route 99 (Broadway) and other local roads, as well as pedestrian, transit, and water transportation accommodations are proposed. Specific transportation mitigation measures in the form of a transportation improvement program are outlined below:

7.1.1 RECOMMENDATIONS
A preliminary transportation improvement program has been developed for the Project with specific regard to Project access, off-site improvement strategies at intersections proximate to the Project Site, and Transportation Demand Management (TDM) strategies. These measures have been developed as an initial framework for the improvements that will be advanced as a part of the Project and which will be refined and expanded as a part of the subsequent Draft EIR to be prepared in support of the Project. Project Access Access to the Project Site will be provided by way of a boulevard-type driveway that will intersect the west side of Lower Broadway opposite Mystic Street and will be placed under traffic signal control. Secondary access for deliveries and employees will be provided by way of a driveway that will also intersect the west side of Lower Broadway north of the primary Project Site driveway. It is envisioned that the secondary driveway will also be placed under traffic signal control. The following general recommendations are offered with respect to the design and operation of the Project Site driveways.

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Expanded Environmental Notification Form The primary Project Site driveway will be designed and constructed as a signature entrance to the Project Site consisting of a four (4) lane boulevard (two (2) lanes in each direction) with a landscaped island, marquee sign, period lighting, sidewalks, and bicycle accommodations. Additional turning lanes will be provided for traffic exiting the Project Site at Lower Broadway. Lower Broadway will be widened approaching the primary Project Site driveway to accommodate two (2) right-turn lanes to enter the Project, bicycle lanes and sidewalks, while maintaining two (2) through travel lanes per direction. Left turns will be accommodated either through the widening of Broadway to accommodate dedicated turn lanes or through the use of Bow Street in a signalized, off-set, jug-handle type configuration. Under the Bow Street alternative, a traffic signal would be installed at the Lower Broadway/Thorndike Street intersection in order to facilitate traffic turning left from Bow Street and onto Lower Broadway southbound. The primary Project Site driveway will be placed under traffic signal control and will be interconnected and coordinated with the adjacent traffic signals along Lower Broadway. An additional service/delivery drive will be developed for the Project that will intersect Lower Broadway north of the primary Project access. This driveway will also be placed under traffic signal control subject to meeting the necessary criteria to support such an installation. Subject to the approval of the DCR and the MBTA, a pedestrian and bicycle connection to the Project Site will be provided beneath the MBTA Commuter Rail allowing for an extension of access from the Harborwalk along the Project frontage to the linear park system along the Mystic River and to the pedestrian and bicycle facilities along Broadway.

Off-Site Improvements Lower Broadway Lower Broadway will be reconstructed between Revere Beach Parkway (Route 16) and the primary Project driveway in the context of a Complete Streets design to provide a general four (4) lane cross-section (two (2) travel lanes per direction) with additional turning lanes provided at major intersections, sidewalks along both sides and bicycle lanes. A landscaped median and street trees will be provided where sufficient right-of-way is afforded. Existing traffic signals along the corridor will be reconstructed to include ornamental (period) poles, mast arms, lighting and appurtenances, and will include pedestrian and bicycle accommodations. Summary of Mitigation Measures 7-2

Wynn Everett Other Off-Site Improvements

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In addition, specific improvements are proposed for: Revere Beach Parkway at Santilli Highway and Mystic View Road (aka Santilli Circle) Route 16 at Broadway (Route 99) and Main Street (aka Sweetser Circle) Route 99 at Beacham Street Route 99 at Main Street, Sever Street and Cambridge Street (aka Sullivan Square) Lower Broadway Truck Route

Transportation Demand Management Measures Overall, the Projects impact on the transportation infrastructure is expected to be adequately mitigated through the planned transportation infrastructure improvements that will be completed in conjunction with the Project; however, the following pedestrian and bicycle improvements/accommodations, Transportation Demand Management (TDM) measures, and trip reduction strategies are proposed with the goal of further minimizing the Projects overall impact. Pedestrian Improvements As part of the Project, the Proponent will define and enhance pedestrian facilities as follows: Sidewalks and pedestrian promenade areas will be provided within the Project Site that will connect to the sidewalk infrastructure along Lower Broadway. Full handicapped access will be provided within the Project Site and along proposed internal circulating roadways, including ramps for barrier-free access where appropriate; pedestrian crosswalks, pushbuttons and phasing will be provided at all signalized intersections constructed or modified in conjunction with the Project where sidewalks and crosswalks are provided; and crosswalks and associated pedestrian crossing warning signs will be installed at and in advance of pedestrian crossing locations as appropriate,

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Expanded Environmental Notification Form and will be designed and installed in accordance with the Manual on Uniform Traffic Control Devices (MUTCD). 1 Existing pedestrian traffic signal equipment (pushbuttons and indications) will be upgraded/replaced at all signalized intersections to be modified in conjunction with the Project in order to meet current design standards for accessibility. Pedestrian phase timing will be reviewed and adjusted as may be necessary to meet current MUTCD design standards at all signalized intersections within the study area where such accommodations are present. The City/DCR Mystic River Parkway trail system will be extended to the Project Site to allow pedestrian and bicycle access to and from Wellington Station on the MBTA Orange Line subway system. These accommodations are consistent with those that will be constructed as a part of MassDOTs reconstruction of the Woods Memorial Bridge over the Malden River, which includes a pedestrian and bicycle connection over the Malden River parallel to Route 16.

Bicycle Accommodation The Project will include the installation of bicycle racks or storage areas within the secure parking garage for use by resort guests and employees. Signs will be provided within the Project Site that will direct bicyclists to the bicycle parking area and to both the multi-use path and the Lower Broadway bicycle route that are to be constructed as a part of the Project. The Project Site driveways and circulating roadways within the Project Site will provide sufficient width to accommodate bicycle travel in a shared travelled-way configuration. All traffic signals to be constructed or physically modified in conjunction with the Project will include bicycle detection and associated signs and pavement markings, if and to the extent feasible and appropriate. In addition, the multi-use pathway system constructed as a part of the DCR Mystic River Parkway will be extended to the Project Site and will link to the planned bicycle lanes to be constructed along Lower Broadway as a part of the Project. These facilities will be complemented by the bicycle accommodations that are planned as a part of MassDOTs reconstruction of the Woods Memorial Bridge, which includes bicycle lanes and will allow

Manual on Uniform Traffic Control Devices (MUTCD); Federal Highway Administration; Washington, DC; 2009.

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Expanded Environmental Notification Form for continuous bicycle access between Lower Broadway, Wellington Station, and the northern portion of the Mystic River Parkway. Traffic Reduction Strategies In order to reduce single occupant vehicle (SOV) travel to the Project Site and encourage the use of alternative modes of transportation, the Project proponent will make available to employees and resort guests information on several traffic reduction strategies. The core of successful traffic reduction strategies are ridesharing, public transportation, bicycling, and pedestrian travel, and are discussed below. Ridesharing Programs - Ridesharing refers to encouraging commuters to ride in vehicles with other commuters rather than drive alone to work. The most common forms of ridesharing are carpools and vanpools. The programs could include the following elements: Carpool/vanpool matching programs; dissemination of promotional materials; newsletters about the program; and coordination with MassRIDES which provides administrative and organizational assistance, provide electric vehicle charging stations within the proposed parking garage, coordinate with Zipcar to provide car sharing services, provide preferential parking for car/vanpools and alternatively fueled vehicles and offer a Guaranteed-Ride-Home to all employees that commute to the Project by means other than private automobile. Transit Use - The Project will implement a number of programs to encourage the use of public transit by employees, visitors and guests. Among the measures to be considered are Fixed-route shuttle bus service will be provided to and from the Project Site and the MBTA Orange Line stations at Wellington Station and at Sullivan Square. This service may be expanded to include service to Logan International Airport, North Station, South Station, and other major transportation hubs, and will be coordinated with the city and the MBTA. MBTA bus stops will be provided along Lower Broadway at the primary driveway. A full-time Transportation Coordinator will be assigned for the Project; Provide on-site sale of Charlie Cards for employees and for guests of the resort; Make available to employees and resort guests information regarding public transportation services, maps, schedules, and fare information; Summary of Mitigation Measures 7-5

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Expanded Environmental Notification Form Promote the use of public transportation to resort guests in website based materials including links to the appropriate homepages of the MBTA, MassRIDES and Massport; Participate in the MBTA Corporate Pass Program to the extent practical and as allowable pursuant to commercial tenant lease requirements; Encourage employees to participate in MassRIDES NuRide program which rewards employees that choose to walk, bicycle, carpool, vanpool, or use public transportation; In addition, the Proponent will explore with the City and the MBTA provision of a stop on the MBTA Commuter Rail system to serve both the City and the Project.

Annual Monitoring and Reporting Program The Project proponent will conduct a post-development traffic monitoring and employee survey program in order to evaluate the success and to refine the elements of the TDM program. Water Transportation Opportunities The Project Site appears to have potential for passenger services connecting to Inner Harbor ferry terminal locations. By linking the Project Site in Everett by water to key central harbor landings such as Long Wharf or Rowes Wharf on the downtown waterfront, and World Trade Center in South Boston, a coordinated water shuttle service could provide an attractive and efficient option for visitors and employees arriving and departing the site. Water shuttle service to the Project Site is being evaluated and would be provided either through expansion of the MBTA water shuttle program or a private service. A water shuttle terminal will be provided as a part of the Project to include a waiting area. Such services can also benefit the City of Everett including the nearby neighborhoods and work destinations.

7.2

PUBLIC BENEFITS
As described in Chapter 3, significant and substantial public benefits will be realized with the construction and operation of the Project. As outlined in the Host Community Agreement, the Project will provide millions of dollars in short term and long term revenues, construction as well as permanent jobs and public realm improvements to the City of Everett and the regional economy. These benefits include, but are by no means limited to: Summary of Mitigation Measures 7-6

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Community Enhancement Fee: The Proponent will, prior to opening, provide the City with payments totaling Thirty Million Dollars ($30,000,000) to be used for capital improvements projects identified by the city. New Real and Personal Property Tax Revenue: The Proponent will, after opening, provide the City with payments for real estate taxes starting at Twenty Million Dollars ($20,000,000) which shall increase by two and one-half percent (2.5%) annually. Community Impact Fee: The Proponent will, after opening, provide the City with annual community impact payments starting at Five Million Dollars ($5,000,000) which shall increase by two and one-half percent (2.5%) annually. Everett Citizens Foundation: The Proponent will, after commencing construction, fund an Everett Citizens Foundation with annual payments starting at Two Hundred Fifty Thousand Dollars ($250,000) which shall increase by two and one-half percent (2.5%) annually. The Everett Citizens Foundation will provide additional community benefits (e.g., inclusion of local vendors) relevant to Project impacts and to generally benefit Everett and its residents. Single Phase Construction: The Proponent will construct the Project and open in a single phase ensuring the City of Everett and the state that they will get the complete development Project that has been promised, eliminating the risk promised phases are delayed or never delivered. Tax Revenues: The Project will generate significant new tax revenue at the state and local levels in the form of sales taxes, hotel taxes, food and beverage taxes, as well as taxes on gross gaming revenues. New Jobs: Approximately 4,000 construction jobs and approximately 4,000 permanent resort jobs, the latter of which will encompass job categories such as hotel/resort personnel, facility employees, food and beverage, gaming, and management and operational areas and will include full job training, benefits and opportunities for career advancement. Support for Local Businesses: The Proponent will make a good faith effort to use local contractors and suppliers for both construction and future operations, including actively soliciting bids from Everett based vendors and coordination with the Everett Chamber of Commerce. The Proponent will also purchase and issue at least $50,000 in vouchers and gift certificates annually for Everett businesses outside the Project Site. The Proponent also intends to partner with Everett and Boston area hotels, restaurants, entertainment venues and tourism organizations to attract visitors and boost the local economy. Roadway Improvements: The Project will provide significant transportation improvements to the surrounding roadway network that would improve existing conditions and accommodate the additional Project-generated trips.

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Expanded Environmental Notification Form

Environmental Remediation: Historic use of the Project Site as a chemical manufacturing plant has resulted in significant environmental contamination and impediment to development, leaving this large waterfront parcel critical to the citys development plans blighted and vacant. The Proponent will diligently pursue a multi-million dollar remediation of the existing environmental contamination in accordance with the Massachusetts Contingency Plan. Open Space and Waterfront Access: The Proponent will include a significant open space component to the Project along the waters edge which will promote and protect the Projects waterfront for public access, use and enjoyment, opening the previously inaccessible Lower Broadway waterfront area and creating a valuable community resource. Improvements will create useable open space from a contaminated, blighted and vacant parcel, and extend the existing waterfront trail, creating pedestrian and bicycle access connecting the Gateway Center to Lower Broadway. Sustainable Design/Green Building: The Proponent will set a new standard of excellence in sustainable design for gaming development projects. Striving for LEED Gold, the Project will be sustainably designed, energy efficient, environmentally conscious, and healthy for its employees and visitors. Innovative technologies are currently being explored to determine what works best with the Project as well as what might set a visible example for those visiting the Site. City of Everett Infrastructure Improvements: Provision to the City of Everett of a concept plan for streetscape, lighting, planting, and other infrastructure improvements. Water Quality Improvements: Improved stormwater management on the Project Site, which will lead to enhanced water quality in the City of Everett. Support for Local Arts. The Proponent will include features or programs in the Project for the benefit of the arts and local artists, which may include periodically hosting or providing space for community shows, exhibits, concerts, and other local cultural and arts programs.

7.3

WETLANDS AND WATERWAYS

As described in Chapter 5, a number of measures will be incorporated into the Project which will contribute to improved water quality, clean-up and restoration of bulkheads and piers, overall trash and litter removal, reduction in sediments from the Project Site, and inclusion of public access areas in a currently inaccessible waterfront location in the City of Everett. The key wetlands mitigation measures include: Redevelopment of a brownfield site which is currently a source of contaminants to the Mystic River and Boston Harbor. Site redevelopment will reduce erosion, soil runoff and leachate from the site. Summary of Mitigation Measures 7-8

Wynn Everett

Expanded Environmental Notification Form Stabilization of existing shorelines to prevent further erosion and to provide a reduction in leachate into the harbor. Dredging to remove contaminated sediments from the harbor bottom and to provide improved navigational access for water transportation and recreational use. Removal of invasive vegetation emerging on the site. A Stormwater Pollution Prevention Plan (SWPPP) will be prepared in support of a Notice of Intent (NOI) filing with the EPA for coverage under the National Pollution Discharge Elimination System (NPDES) Construction General Permit (CGP). The SWPPP will include stormwater mitigation measures to be implemented both during and after construction to improve water quality.

As further described in Chapter 5, the Project will include a number of mitigation measures related to work in tidelands jurisdiction. The key mitigation measures related to tidelands include: Construction of high quality landscaped open space along the edge of the Mystic River, opening this site to public access for the first time. Creation of a harborwalk along the water's edge, linking under the MBTA rail line through to the DCR's Gateway Park to the west along the Mystic River and also connecting from the site east out to Lower Broadway. Provision of a fully accessible, public water transportation dock designed to support future water transportation service to Downtown Boston. Inclusion of a four-season winter garden open to the public at the southern end of the peninsula overlooking the Mystic River. Creating a public destination on the waterfront for the entire public, with more than 500,000 sf of Facilities of Public Accommodation open to the general public.

7.4

SUSTAINABILITY
The Proponent is committed to developing and operating the Project in an environmentally sustainable manner. Accordingly, commitments have been made to the following mitigation measures designed to reduce the environmental impacts associated with the Project. The measures relating to Greenhouse Gases include: Summary of Mitigation Measures 7-9

Wynn Everett

Expanded Environmental Notification Form Achieving a 20% reduction in Greenhouse Gas Emissions from building energy sources Use of cool roofs, A central chiller plant with better efficiency than Code, Demand Control Ventilation (DCV) for the casino, public entertainment, and retail areas, Energy Recovery Ventilation (ERV) to reduce chiller energy use, Building envelopes with roof and window insulation better than Code, Skylights over the entry atrium, along the retail promenade and as part of the glass-enclosure for the Winter Garden at the south end of the building with daylighting controls tied to this extensive system of skylights, Lower light power density better than Code for the high-rise hotel, Low-energy Electronic Gaming Machines (EGMs), Metal halide lighting for all parking structures, Demand Control Exhaust Ventilation (DCEV) with variable frequency drive (VFD) fans for enclosed parking structures, Kitchen and restaurant refrigeration energy efficiency design to reduce energy use, Energy-STAR appliances, and Occupancy controls for non-occupied or infrequently occupied spaces.

Additional measures relating to alternative and on site sources of energy will be explored as the Project progresses. These measures include: Combined heat and electric power generation (cogeneration), Ground-source heat pumps for the hotel high-rise building, Photo-voltaic (PV) panel installation, and Anaerobic digestion of source-separated organics (SSO) to derive fuel gas.

Summary of Mitigation Measures 7-10

Wynn Everett

Expanded Environmental Notification Form

Transportation Demand Management measures listed above in Section 7.1 are projected to reduce motor vehicle CO2 emissions by 5.0% The Project buildings will be designed to be certifiable under the Green Building Council Leadership in Energy and Environmental Design (LEED) rating of Gold or higher. The Project will be operated utilizing a series of best operating practices consistent with LEED principles to maintain the energy use, water efficiency, atmospheric, materials and resources use, and indoor air quality goals. The Project will plan for and account for the effects of Sea Level Rise by elevating the proposed structures to a minimum of 3.35 feet above the 100 year flood level. Building design will take into account anticipated impacts of climate change by using stateof-the-art design criteria to account for periods of heavier rainfall, higher peak temperatures during heat waves and sea level rise.

Summary of Mitigation Measures 7-11