AMAZON AT UNION POINT Creating the City of the Future in Greater Boston, Together. R E S P O N S E TO R E Q U E ST FO R P R O P OSA L O C TO B E R 1 9, 2 01 7 This response to request for proposals contains proprietary and confidential information intended solely for the use of Amazon and is not intended to be distributed to third parties. If you are not the intended recipient, use, disclosure, copying, or distribution of this information is strictly prohibited. CONTENTS Executive Summary 01 Welcome to Union Point 07 Amazon + Union Point 13 Site Details & Infrastructure 19 Incentives 27 Labor Pool Details 31 Education Landscape 35 Travel, Transit & Connectivity 41 Community Snapshot 47 Collaborators & Testimonials 51 AMAZON HQ2 RFP UNION POINT 3 EXECUTIVE SUMMARY We are pleased to present our response to Amazon’s Request for Proposals for its HQ2. Our proposed site is Union Point, a 1,550-acre former Naval Air Station located 12 miles south of Downtown Boston. It is our strong conviction that Union Point presents the very best location for Amazon’s HQ2 for the following reasons: UNION POINT IDEALS Welcome to Union Point, a new city rising in Greater Boston with the mission of enhancing the human experience. Located at the point where the towns of Weymouth, Rockland and Abington, Mass. unite, Union Point offers on-site access to public transportation, 10 million sq. ft. of commercial space, more than 4,000 units of affordably priced housing, and 1,000 acres of open space. Union Point has undergone a complete rezoning and redesign that created the vision of a new smart city, including commercial, residential, entertainment, and recreation uses on one site. Being developed as a smart city with a focus on technology, sustainability and architectural beauty, Union Point is redefining typical smart city methodology by placing equal importance on education, creative arts and culture, and inclusivity. Amazon will have the unique opportunity to work with a developer – LStar Ventures – whose vision and values align with yours. 4 AMAZON HQ2 RFP UNION POINT HN SUSTAINABILITY C TE O OL GY IN CL US IV ITY CREATIVE ARTS & CULTURE 1 WE’RE SMART, WITH HEART ENHANCING THE HUMAN EXPERIENCE AR CH IT EC T BE URA AU L TY ED UC I AT ON 2 WE THINK BIG – EXCEEDING EXPECTATIONS Union Point meets or exceeds every Core Preference, Key Preference, and Decision Driver outlined in your RFP. The site is pad ready. Zoning is in place. More than $200 million has been spent on infrastructure to date and another $100 million will be spent over the next two years. Amazon will have the opportunity to work collaboratively with LStar to adapt the current design to meet your specific needs. SITE REQUIREMENTS 8 million sq. ft 500,000 sq. ft. building by 2019 100 pad-ready acres 30 miles to population center 45 minutes to international airport UNION POINT 3 SPEED MATTERS FAST-TRACK PERMITTING In 2015-16 the three towns in which Union Point is located unanimously approved policy changes to allow for a process that provides site plan approval within 30 days of application. This means Amazon’s first building at Union Point can be exactly what you envision and that it can be delivered within the timeline required. At Union Point you have the best of both worlds: the ability to break ground right away, with the master plan and space to expand your vision and presence over the next few decades. 10 million+ sq. ft. THE UNION POINT APPROVAL PROCESS 30-day site plan approval 100 acres pad-ready (18% of development capacity) 12 miles to Boston 21 miles (~30 minutes) to Logan International Airport 1-2 miles to major hwy/road - 1 mile to Rte 3 with easy access to major highways On-site mass transit station On-site commuter rail with quick access to Downtown Boston 1 File for Site Plan Approval 2 30 DAYS Site Plan Approval 3 35 DAYS Decision Final ADDITIONAL ATTRIBUTES 1 million sq. ft. of retail, entertainment and sports 40 restaurants and bars 4,000+ residential units 50 miles of hiking/biking trails and 1,000 acres of open space Amazon community impact incentives A community impact incentive program Redefining smart city development AMAZON HQ2 RFP UNION POINT 5 4 PARTNERING TO REDEFINE CITY MAKING 5 PRICELESS IMPACT WITH A UNIQUE INCENTIVE We’ve teamed up with established leaders and cutting-edge upstarts to create the city of the future. In addition to state incentives, the three towns, in partnership with LStar, are proposing combined incentives that could exceed $500 million. GE is leveraging Union Point as a living laboratory for smart city technologies and sustainability solutions, with a focus on improving the lives of the people who will live, work and visit the area. CONFIDENTIAL Optimus Ride is an MIT spinoff that develops self‑driving technologies to enable safe, sustainable, and equitable mobility solutions. They are working with us to enable autonomous vehicles to transport people throughout Union Point. Prodrive is a Dutch robotics company that is building its U.S. headquarters at Union Point. They expect to grow to 1.5 million sq. ft. over the next 10 years. The company is exploring an education partnership with the MIT Robotics Program. Arup is a world class engineering firm partnering with Union Point to research, plan, and implement advanced infrastructure solutions. CBRE is the world’s largest real estate services firm and is helping Union Point cultivate a dynamic mix of retail, entertainment and commercial partners. 6 AMAZON HQ2 RFP UNION POINT A unique element of this package is LStar’s proposal to provide Amazon with 100 acres of pad-ready, developable land at a deeply discounted - potentially free - cost, in exchange for investing in community initiatives that are important to you. You encouraged RFP responders to think big and creatively, so we’ve created an opportunity for you to obtain valuable land, reinforce your long-term commitment to the community, and work together with us to reprise your role as City Maker in the Greater Boston area. WELCOME TO UNION POINT UNION POINT MASTER PLAN 550 Acres of Unlimited Opportunity Balanced with 1,000 Acres of Open Space AMAZON HQ2 RFP UNION POINT 9 OVERVIEW Union Point is a 1,550-acre smart city located 12 miles from Downtown Boston that is pad-ready and zoned for 10 million sq. ft. of commercial space and 4,000 residential units. With an on-site commuter rail station and more than $200 million in infrastructure in place (with another $100 million being invested over the next two years), this community is ready for large-scale development. In fact, the HQ2 requirements represent just 18% of Union Point’s developable area. After more than two years of intense architectural and urban planning, this new city has been segmented into several unique districts that are beneficial to residents and employers: Union Point is owned entirely by LStar Ventures. Since our inception in 2007, LStar Ventures has built more than 65 financially successful and environmentally sensitive communities in 15 states. Independent, inventive and invested in the future, we are a privately held real estate development firm that owns many of the finest masterplanned communities in the country. 10 AMAZON HQ2 RFP UNION POINT Hangar Square, the cultural heart of Union Point, is situated adjacent to the original aircraft hangar in the heart of the Downtown District. This neighborhood comprises a wide spectrum of housing options (workforce, apartments, senior housing and condos) as well as a medical office, a cinema, diverse collegiate curriculum, a grocer, a day care center, and ground-floor retail. The Union Point Hangar will be the home of a European food hall, with as many as 12 diverse restaurants and bars. We also envision concerts, theater/dance performances, and art galleries/maker space in this culturally vibrant neighborhood. This district is located one block from the western edge of the HQ2 site, and we envision buildings as tall as 30 stories in this area. The Entertainment District is located south of the parkway along the eastern edge of the new lake (construction begins in March 2018). This district concentrates most of the housing on the western edge (1/4 mile from the T Station), while the balance of this vibrant neighborhood comprises hotels, restaurants, retail, bars, the Union Point Performing Arts Center, office buildings and professional sports stadiums. We expect large crowds to attend concerts, sporting events and other entertainment opportunities to populate this lively neighborhood. Unity Park, which bisects this neighborhood, is an art-centric pedestrian corridor that connects this district to HQ2. Buildings as tall as 25 stories are envisioned in this area. The Neighborhood District is located on the northern tip of the community, closest to the existing residential neighborhoods. The composition of this district is primarily residential (single family, townhouses, condos and senior housing), but it is also home to the new $25 million Union Point Recreation Complex, which is one of the finest amateur recreation facilities in the Northeast. Buildings will range in height from 1-8 stories in this neighborhood. The Discovery District is the home to major commercial development at Union Point. This neighborhood will comprise housing, hotels, restaurants, bars, ground-floor retail and millions of square feet of high-density office/R&D. We envision buildings as tall as 30 stories in this district. With unparalleled site plan approval timing (30 days), the most flexible zoning in the Northeast, and complete control over the built environment, Union Point provides an affordable, sustainable and beautiful urban environment that exceeds 100% of Amazon’s HQ2 requirements. Union Point is building - from the ground up a flexible and pedestrian-oriented network of streets, parks and pathways to connect the city districts to each other and to the surrounding natural landscape. A pedestrian and biking path we call Freedom Lane has been conceived as a community connecting spine that links the residential communities and the discovery districts through the downtown of Union Point, Hangar Square. This important pathway for Union Point runs through the heart of the campus to fully engage and integrate Amazon with Union Point as both grow together in the coming years. Union Point Master Plan by district AMAZON HQ2 RFP UNION POINT 11 ?I'll-L AMAZON UNION POINT AMAZON AT UNION POINT WE INVITE AMAZON TO JOIN US AND BECOME A CORNERSTONE OF THE BEAUTIFUL, SUSTAINABLE CITY WE’RE CREATING. IMAGINE A VIBRANT CAMPUS, WOVEN INTO THE FABRIC OF AN EMERGING CITY, GROWING IN CONCERT WITH GREATER BOSTON’S WORLDLEADING BUSINESS, ECONOMIC, EDUCATION AND CULTURAL POSSIBILITIES. Long before Amazon announced plans for HQ2, we partnered with state political leaders and the three surrounding towns to conceive Union Point. Designed with the vision and master plan to thrive for the next 100 years, Union Point went to great lengths to create harmony between developed areas and open spaces, align sustainable principles and aspirational design, and balance technological advancement with environmental and social consciousness. In fact, we’ve invested more than $200 million in infrastructure and another $100 million is being invested over the next two years to ensure that we’re ready to take advantage of opportunities just like this one. This new, urban center will provide Amazon with easy access to Boston - one of the greatest cities in the world - while alleviating many of the challenges associated with it, including high housing costs, long commutes and lengthy permitting timelines. Union Point can meet your immediate needs while allowing for Amazon’s exponential growth over the next several decades. It’s not about selling Amazon a building or piece of land, it’s about partnering to create a vision and presence in the Boston area that will inspire your business. AMAZON HQ2 RFP UNION POINT 15 AMAZON’S CAMPUS AT UNION POINT Within Union Point, there is flexibility to provide Amazon with a contiguous series of parcels or non-contiguous groupings of parcels. The following scenario illustrates parcels, acreage and hypothetical massing of a 100-acre, contiguous campus, reflecting the full build-out of the campus. We are in the process of designing a 500,000 sq. ft. class A office building, which was intended for multiple users, but could serve as Amazon’s first building, operational in 2019. Amazon 100 Contiguous Acres 16 AMAZON HQ2 RFP UNION POINT PHASING OF THE CAMPUS The diagram at left shows one possible scenario for how an Amazon campus could evolve according to the phasing goals outlined in the RFP. We have shown the maximum building square footage by phase, including phase 4, which would increase the size of your campus to over 8 million sq. ft. Your projection of long-range planning goals will be adjusted as your HQ2 campus grows to meet your changing demands. Union Point has the flexible infrastructure of streets and district planning to accommodate your changing campus interests and Amazon community desires. This conceptual campus plan was built to adapt to the changing dynamics of mobility choices, including the advent of autonomous vehicles and the evolution of personal and public transit. AMAZON HQ2 RFP UNION POINT 17 i I i i i AMAZON HQZ RFP I UNION POINT SITE DETAILS 8: INFRASTRUCTURE FAST TRACK PERMITTING THE UNION POINT APPROVAL PROCESS 1 File for Site Plan Approval 2 30 DAYS 3 Site Plan Approval 35 DAYS Decision Final ZONING AND SITE PLAN APPROVALS In 2015-16 the three towns surrounding Union Point unanimously voted to amend the zoning for the project to implement the new vision for the site. The flexible zoning allowed for the creation of the Neighborhood District which primarily focuses on residential uses. A mixed-use Town Center District surrounds the existing hangar and planned town square. And the Discovery District focuses on high-density commercial development with no limits on yield. Under the project Union Point is physically located in three separate towns. The Massachusetts legislature created a special entity, the Southfield Redevelopment Agency (“SRA”), to act as a one-stop permitting agency as Planning Board, Zoning Board of Appeals and Conservation Commission. Under existing zoning, most commercial uses are included as “Allowable Uses” and only require site plan approval from the SRA. “Allowable Uses” that are of- zoning, most commercial uses are specifically allowed as-of-right. Generally, in the Town Center District and Discovery District the height limit for buildings is 100 feet and 120 feet, respectively, though taller buildings are possible with a special use permit. This allows the development of Union Point to truly be an urban project. right include office, restaurant, stadium, hotel, bar, performing art center, light industrial, research and development, and educational uses. The SRA has streamlined the development approval process where site plan approval can be approved in as few as 28 days. AMAZON HQ2 RFP UNION POINT 21 PHASE 1 DEVELOPMENT TIMELINE At Union Point we have the site flexibility to develop a build-to-suit solution for Amazon’s phase 1 needs for 500,000+ sq. ft. Targeting early 2018 for project parameters for your desired building program, Amazon could achieve a Ql 2019 occupancy with the accelerated approvals and a fast track delivery approach already in place. At Union Point, speed matters. A phase 1 development snapshot is provided. As a solution to a tighter schedule that precludes Amazon designing and building their phase 1 building to meet a 2019 occupancy, Union Point is currently in preliminary planning and design of a 500,000 sq. ft. office building at the Option 1 location. This scenario could allow Union Point to provide Amazon with a build-to-suit solution to meet your 2019 opening goal. 22 AMAZON HQ2 RFP UNION POINT INFRASTRUCTURE & SUSTAINABILITY Union Point is being developed as a LEED ND Platinum designed smart city with sustainability as a primary focus. As an undeveloped site, Union Point is uniquely positioned to create an environment that can easily adapt and integrate future technology advancements. The community is working with a world-class team to develop the city of tomorrow designed to be a climateresilient, equitable, resource-efficient community that incorporates today’s innovations, but remains flexible for integrating future technology shifts. Imagine that Union Point’s microgrid under the streets and The team, which includes Arup and GE, will build on their experience of developing smart cities around the world. sidewalks are like the central nervous system in your body. Union Point is transforming into a smart community that will be completely interconnected as it evolves, reducing the friction of daily life, giving back time to its occupants, reducing energy consumption and carbon emissions, and providing eco-friendly infrastructure and utilities. AMAZON HQ2 RFP UNION POINT 23 ENERGY • Site-wide energy building performance specifications and guidelines to radically reduce energy use. • Centralized thermal and power distribution incorporating a microgrid to provide low-carbon, efficient and resilient power, heating and cooling. The thermal power will incorporate a condenser loop to maximize heat recovery between buildings and the microgrid will provide resilient power to buildings. • Roof and ground-mounted solar will be incorporated to supply significant on-site renewable power. This will be augmented by battery storage. • Smart energy technology will be deployed across the energy infrastructure with metering and sensors integrated into buildings to the energy centers to match supply with demand and demand management in real time. WATER Union Point will be a leader in demonstrating water efficiency. We will do this by: • On-site Waste Water Treatment Center (WWTC) will treat and recirculate water within Union Point and significantly reduce potable water needs by up to 60%. • Meet 100% of non-potable water demands with alternative water supplies delivered through a separate ‘purple pipe’ system. • Water demand reduction strategies including smart metering, low flow fixtures, minimal irrigation plantings, and incorporating rainwater harvesting throughout the site. • Green infrastructure across the site to manage stormwater, reduce heat island effect and minimize grey infrastructure. • Union Point’s microgrid will tie into the existing high-pressure gas main on-site. This will ensure secure and reliable power that is redundant to the external National Grid network. WASTE • Constructed with reduce, reuse, and recycle principles to minimize waste. • Automated waste collection system across the development to efficiently and hygienically collect waste. In the longer term, we will review the potential for using the WWTC waste streams with the solid organic waste to create energy. 24 AMAZON HQ2 RFP UNION POINT Example Waste and Water Management Facility Represents cell towers from four major carriers: AT&T, Verizon, T-Mobile and Sprint. Source: CellReception.com DIGITAL INFRASTRUCTURE Union Point will be a globally renowned smart city with a data rich and open environment, from the digital infrastructure to the services and experiences these enable. Union Point is in a unique position – building a human-centered community in which to live, work and play, providing challenges and opportunities to approach urban innovation from a new perspective. We plan to exceed state-of-the-art standards as it relates to digital infrastructure today by enabling technology and building upon the following principles. 1. Connectivity: Includes site-wide fiber infrastructure, cellular coverage, Wi-Fi, as well as local area networks (LANs) and the metropolitan area network (MAN), which ties systems and technology together. This will be built on the core principles of redundancy, diversity, speed and adaptability of services, as well as an open and competitive environment for service partners. 2. Systems: Consists of all the different systems throughout each building to the overall site, including building HVAC systems, district energy systems, differential GPS for AV and digital signage. 3. Data: Union Point will use data to inform decisions, reduce costs, and improve the experience for the site’s users. It will also be used to inform new services. 4. Services: Technology will transform the way in which services are delivered, and Union Point will be a test bed for new, innovative services and opportunities. 5. Experience: A user-centered design approach will be incorporated into Union Point with the end user experience in mind, implementing technology that solves real issues. Within the site there will be dual entry points and a matrixed fiber optic distribution, so that the combination of physical and logical redundancy can provide unparalleled availability. In addition, it is the intent of the development to utilize a single infrastructure to support all telecommunication services across the site in order to provide flexible, sustainable, and extensible connectivity. Within this framework, accommodation will be made for major technology tenants who require enhanced and secure infrastructure. AMAZON HQ2 RFP UNION POINT 25 ,m?qu?ivv. wwumr .5 4 ., :7 ,1 2 RFPIUNION POI- - . INCENTIVES A UNIQUE, CUSTOM INCENTIVE PROGRAM BENEFITS Our motto is “Do the right thing, and do it with passion.” It’s important to us that Amazon’s presence not only benefits our work together, but enhances the community and people around us for years to come. We also understand that building strong, local relationships and community engagement play key roles in establishing a positive presence for Amazon. You encouraged RFP responders to think big and to be creative. We took that challenge to heart and have fashioned a custom incentive program for you that is separate and apart from (yet complementary to) incentives offered by local and state government. The concept of our proposal is simple: For every dollar that Amazon pledges over the next decade to charities or community organizations in the region that serve our most vulnerable populations (the homeless, the disabled, local schools, veterans, opioid addiction, job training, etc.), we will credit two dollars toward the purchase price of the land at Union Point. This incentive program allows Amazon to secure 100 acres of pad-ready, developable land (valued at $400 million) at a deeply discounted-potentially free-cost. Our incentive program allows Amazon to positively impact very important elements of our community, address key social issues and immediately demonstrate your civic responsibility to the region. We look forward to working closely with the CSR team at Amazon to craft a program to provide the greatest impact to the community. 1. Financial: The potential to secure 100 acres at Union Point - valued at $400 million – potentially free of charge. 2. Community Engagement: This is an opportunity to start building relationships with local organizations and demonstrate Amazon’s commitment to the area right from the start, helping build rapport with key stakeholders. 3. Employee Engagement: As your organization looks to locate new and existing employees to the Boston area, having a local CSR program in place from the outset will allow you to quickly become a part of the ecosystem here, creating healthier, happier, more productive team members. 4. Local Expertise: Our team based at Union Point will collaborate with you to create a program structure that aligns with Amazon’s business and philanthropic goals, and is streamlined. In fact, we would help offset Amazon’s internal operational costs associated with the program. AMAZON HQ2 RFP UNION POINT 29 STATE & GREATER BOSTON INCENTIVES The three towns of jurisdiction recognize that the total investment required by this development is very beneficial to our employment base, economic development and quality of life objectives. Accordingly, we are prepared to offer municipal incentives commensurate with this benefit, and in partnership with Massachusetts and LStar, provide a substantial package of developer benefits. In fact, the combined incentives from the local communities (as described below) and LStar incentives could exceed $500 million. The greatest source of revenue to municipalities in Massachusetts by far is property tax levied as a percentage of overall value. There is no municipal income or earnings tax in the State. The town of Weymouth has, for example, discounted this property tax rate to recognize short- and long-term economic and employment benefits, doing so for a robotics manufacturer in late 2016. That agreement was valued as an aggregate 25% discount of the Weymouth ad valorem tax rate of $21.11 per $1,000 over 20 years. A similar methodology applied to Amazon, presuming an approximate full build out assessed value of $2 billion, would result in a Weymouth tax incentive value of about $288 million. Weymouth’s city form of government provides for a quick and efficient negotiation and approval process. An incentive proposal is developed by the Mayor through discussions with Amazon and then forwarded to the Town Council as a measure. The Town Council (which meets every two weeks) then refers the measure to committee for consideration and a public hearing and action. This process does not exceed 30 days from start to finish. The towns consider Amazon’s HQ2 an unprecedented opportunity, and are eager to work with Amazon to perfect a municipal incentive package. 30 AMAZON HQ2 RFP UNION POINT LABOR POOL DETAILS LABOR POOL DETAILS Union Point is located on the South Shore of Massachusetts in the Greater Boston area. In this location, Amazon will have access to Boston’s unparalleled workforce and highly educated labor pool. According to an August 2017 report from the Massachusetts Budget and Policy Center, half of Massachusetts’ workforce has a bachelor’s degree, making us both the first state in the nation to reach that threshold, and the most educated state in the country. As seen in our letter from the Association of Independent Colleges and Universities of Massachusetts, which includes some of the most prominent institutions of higher education in the world, they stand ready to provide and expand such programs and curricula. Massachusetts can address any under-supply of tech labor with a concerted effort on the part of the college/university community to provide and expand programs, curricula, and degrees that directly address the skills and expertise needed at Amazon. These will vary from PhD.s to Master’s, BA’s, and Associate’s degrees. AMAZON HQ2 RFP UNION POINT 33 TECH LABOR According to the Mass Technology Leadership Council’s (MassTLC) annual State of the Technology Economy report, the tech sector in Massachusetts added 9,400 jobs in 2016. Massachusetts’ high tech sector is directly or indirectly responsible for: • 35 percent of all jobs in the state • 46 percent of the state’s total payroll • 31 percent of the state’s gross state product With tremendous growth in the sector, one challenge seen in recent years is meeting demand. To further strengthen the qualified pool of creative, responsible, curious tech workers graduating from local institutions, we are developing two buildings at Union Point that will house programs from multiple public and private colleges and universities, bringing the educational power of Cambridge, Boston and the surrounding areas right to our property. Each institution will teach different but complementary courses and curricula in a collaborative fashion. Our targeted concentrations include technology, health care, and financial services, with the understanding that programs would be added according to the needs of major industries and companies locating at Union Point. With Amazon at Union Point, we could work side by side with you to build a set of programs around your workforce needs. This will allow Amazon to hire new, highly skilled employees from a location just down the street and allow existing employees to further enhance their skills without having to leave the neighborhood. The economic strength of Massachusetts’ high tech sector is unquestioned when compared to peer states. We are first for concentration of jobs and talent, first in technology manufacturing, second in technology services, and fourth both in terms of tech firms and tech jobs added. 34 AMAZON HQ2 RFP UNION POINT EDUCATION LANDSCAPE EDUCATION Assumption College Babson College Bay State College Bentley University Berklee College of Music Boston Architectural College Boston College Boston University Brandeis University Bridgewater State University Bristol Community College Bunker Hill Community College Cape Cod Community College Clark University College of the Holy Cross Curry College Emerson College Emmanuel College Endicott College Framingham State University Franklin W. Olin College of Engineering Harvard Universithy Lasell College Lesley University Massachusetts Bay Community College Massachusetts College of Art and Design Massachusetts Institute of Technology Massachusetts Maritime Academy Massasoit Community College Merrimack College Middlesex Community College Mount Ida College North Shore Community College Northeastern University Pine Manor College Quincy College Regis College Roxbury Community College Salem State University Simmons College Stonehill College Suffolk University Tufts University University of Massachusetts Boston University of Massachusetts Dartmouth University of Massachusetts Lowell University of Massachusetts Medical School Wellesley College Wentworth Institute of Technology Wheaton College Wheelock College Worcester Polytechnic Institute Worcester State University Brown University Bryant University Johnson 8: Wales University Providence College Rhode Island School of Design Roger Williams University . COLLEGES UNIVERSITIES Vertical Colleges 1 and 2 HIGHER EDUCATION Massachusetts schools and universities, both public and private, are the best in the country with Massachusetts schools ranked number one nationally in overall academic proficiency. At Union Point, Amazon will have access to one of the highest concentrations of top research institutions in the world, including colleges and universities like Harvard, MIT, Boston University, and the University of Massachusetts. Brown University in Providence, R.I., is also in easy proximity. 41 institutions in the Boston Metro Area grant baccalaureate degrees comprising of approximately 220,000 students. Including community colleges and associate degree granting organizations, this number exceeds 50 institutions with over 300,000 students representing a continual supply of highly-educated workforce members which will help Amazon to grow and prosper well into the future. Union Point is exploring partnerships with many of the top institutions in the region to offer innovative curriculum through a Vertical College concept. 38 AMAZON HQ2 RFP UNION POINT Our own collaborative university concept, known as Vertical Colleges 1 and 2 discussed in the previous section, will target the specific needs of companies with a presence at Union Point. REGIONAL K-12 EDUCATION Massachusetts public schools are the top in the nation, including students’ math and reading scores rating the best in the country. In addition, we boast a strong network of private schools with four nearby private high schools ranked among the top 50 in the state. Rating the best in the country. The state follows high standards to help students develop technology literacy skills, including its Digital Literacy and Computer Science (DLCS) Curriculum Framework. The DLCS Framework includes the following standards: • Address core concepts in four key domains (Computing and Society, Digital Tools and Collaboration, Computing Systems, Computational Thinking) • Integrate practices necessary to successfully act in a technological world. • Present coherent progressions of core concepts and practices from grades K-12. • Complement other Massachusetts Curriculum Frameworks. Every school district within the 20-mile radius of Union Point has published a comprehensive Technology Plan for their students, faculty, and parents, ensuring technology is incorporated in all classrooms throughout a student’s entire learning experience. At the grade school level, students are introduced to age appropriate technologies and applications, and begin Internet use for research and critical thinking. At the middle school level, an emphasis is placed on four key concepts of Computer Science and students learn to integrate practices necessary to successfully act in a technological world. Students at the high school level learn to incorporate technology into real world skills – for academia, workforce, and domestic purposes. At many of the high schools within the region students can take courses in Graphic Design, Graphic Arts, Power Technology, Technical Drawing among many other courses. Since 2008, US News & World Report has ranked Massachusetts No. 1 in their annual educational rankings. The Commonwealth has made it a priority to invest in our students’ education and as a result our students are the most prepared in the nation to enter an ever-evolving workforce. AMAZON HQ2 RFP UNION POINT 39 v, Hr-?v- Ha)- 5. AMAZON H02 RFP I UNION POINT TRAVEL, TRANSIT 8: CONNECTIVITY HARVARD SQUARE (43 MIN) KENDALL / MIT (37 MIN) SOUTH STATION (26 MIN) WATER TAXI TO LOGAN AIRPORT (45 MIN) WATER TAXI TO BOSTON/ LONG WHARF (25 MIN) QUINCY CENTER (15 MIN) BRAINTREE BRAINTREE (8 MIN) SHUTTLE (23 MIN) SHUTTLE (14 MIN) SHUTTLE (19 MIN) UNION POINT GREENBUSH (45 MIN) SHUTTLE (9 MIN) 24 ABINGTON (6 MIN) WHITMAN (10 MIN) 10 HANSON (15 MIN) M IL ES HALIFAX (20 MIN) 495 PLYMOUTH (32 MIN) 20 M 495 IL E S 24 MIDDLEBOROUGH (36 MIN) 30 M 495 IL E S AMAZON HQ2 RFP UNION POINT 43 TRAVEL, TRANSIT & CONNECTIVITY Union Point’s location affords a variety of transit options that provide convenient access to a world class city, an international airport, colleges and universities, cultural institutions and numerous communities that are home to talented, highly educated labor pools. It is an exciting time for dramatic shifts in mobility within Massachusetts and Greater Boston, which are thriving at the intersection of technology, innovation and mobility. Beyond substantial recent investments in the existing transportation infrastructure, Massachusetts is aggressively pursuing innovative solutions to improve mobility, safety and resiliency for all modes of travel as well as considering adaptation of future trends in transportation. Union Point is 35 minutes from Logan International Airport, which has daily non-stop flights to Seattle, San Francisco and Europe, and hourly flights to Washington, DC and New York. The site is less than a mile from a major highway corridor that directly connects to Boston. Located on-site, the commuter rail service provides quick access to Downtown Boston. 7 CAMBRIDGE 2 WATERTOWN HARVARD SQUARE (43 MIN) 9 WESTON BOSTON 8 NEWTON KENDALL / MIT (37 MIN) 6 1 5 3 4 BOSTON BROOKLINE WELLESLEY JFK/UMASS JFK/UMASS (20 MIN) SOUTH STATION (26 MIN) WATER TAXI TO LOGAN AIRPORT (45 MIN) BOSTON HARBOR 10 15 M IL E S WATER TAXI TO BOSTON/ LONG WHARF NEEDHAM (25 MIN) QUINCY DEDHAM QUINCY CENTER QUINCY CENTER (13 MIN) SHUTTLE (23 MIN) 7. MILTON HARVARD UNIVERSITY 3 BOSTON UNIVERSITY 4 NORTHEASTERN UNIVERSITY 5 EMERSON COLLEGE 6 SUFFOLK UNIVERSITY 7 TUFTS UNIVERSITY 8 BOSTON COLLEGE 9 BRANDEIS UNIVERSITY 10 UNIVERSITY OF MASSACHUSETTS BOSTON SHUTTLE (14 MIN) HINGHAM SHUTTLE (19 MIN) SCITUATE WEYMOUTH BRAINTREE GREENBUSH (45 MIN) NORWELL UNION POINT MBTA RED LINE SHUTTLE (9 MIN) HOLBROOK MBTA GREEN LINE MBTA SILVER LINE S 2 BRAINTREE BRAINTREE (8 MIN) E MASSACHUSETTS INSTITUTE OF TECHNOLOGY COHASSET M IL 1 5 ROCKLAND STOUGHTON HANOVER MARSHFIELD ABINGTON HALIFAX (20 MIN) MBTA COMMUTER RAIL WATER TAXI 44 ABINGTON (6 MIN) SHUTTLE LOGAN INTERNATIONAL AIRPORT BROCKTON WHITMAN WHITMAN (10 MIN) PEMBROKE PLYMOUTH (32 MIN) TO BR TRAVEL, TRANSIT & CONNECTIVITY AIN TR EE /IN TE RM OD AL Proposed on-site shuttle loop Union Point will also lead the evolution of alternative mobility choices. We’d like to encourage the reduction of car ownership in the future and promote the use of mass transit options such as autonomous vehicles, ride sharing, commuter rail and ferry taxis. Local and regional shuttle, bus and rail services as well as a robust pedestrian and biking network will become the backbone of the mobility spectrum. TO WATER TAXI / PARK & RIDE (BOSTON/LOGAN AIRPORT) MIT spinoff Optimus Ride delivered its first autonomous vehicle to Union Point in September and will begin testing AV shuttle services on-site this year. CONFIDENTIAL AMAZON HQ2 RFP UNION POINT 45 -. *i?hu"gm IE. ?ilk-?II?: 3le 553:" in .- ll! ,a mm. COMMUNITY SNAPSHOT COMMUNITY SNAPSHOT We’ve talked about the benefits Union Point offers your business. Now let’s explore the benefits it will provide your employees. From affordable housing costs, to entertainment galore, to miles and miles of natural beauty, the surrounding area provides a mecca of sites, experiences and culture with broad demographic appeal. Union Point offers Amazon a uniquely positioned, urban destination surrounded by all that the Greater Boston area has to offer. Easy access to some of the world’s most beautiful beaches? Check. A thriving nightlife and professional sports scene? Check, check. An international city with multiple influences on food, culture, art and music? You bet. The Greater Boston area offers a diverse blend of the contemporary and the historical. From Plymouth Rock and Old North Church, to some of the world’s most renowned higher education, technology and medical institutions, the area offers old world charm and new world innovations that your employees will experience every day. From Union Point, your employees are in close proximity to the following: • 10 minutes to boating and whale watching from our beautiful South Shore beaches • 15 minutes from history-making Plymouth Rock • 20 minutes to Downtown Boston • 30 minutes from the quaint villages of Cape Cod • 40 minutes from your Amazon distribution center in Fall River • 45 minutes from Providence’s art and education scene Union Point offers access to the ocean, recreational amenities, the highest quality schools systems and universities and 1,000 acres of open space. The quality of life at Union Point is second to none in the Northeast. AMAZON HQ2 RFP UNION POINT 49 COMMUNITY SNAPSHOT Provided is an overview of the communities surrounding Union Point. These communities are eager to welcome Amazon to Union Point and stand ready to support a partnership between the two entities. Details Population Median Income Median Home Price Average Rent Weymouth Rockland Abington Cohasset Hingham Norwell 55,957 17,832 16,227 8,393 23,120 10,984 $73,063 $70,748 $79,211 $113,843 $116,187 $116,128 $363,750 $202,609 $331,000 $805,200 $828,308 $583,030 $2,150 $1,858 $1,995 $2,443 $2,507 $1,263 Crime Rate Details The region surrounding Union Point offers a safe, stable environment for all levels of Amazon employees. In fact, burglaries, larcenies and motor vehicle thefts have been trending down in recent years, with the South Shore experiencing record low crime rates in 2016, according to the FBI. In the towns surrounding Union Point crime rates are at or below average for all communities in America. 50 AMAZON HQ2 RFP UNION POINT CDLLABDRATDRS 8: TESTIMONIALS OUR COLLABORATORS WE LOOK FOR LIKE-MINDED PARTNERS AT UNION POINT As we choose our partners at Union Point, we seek firms whose ideals reflect ours: 1. Are they committed to creating environments that encourage diversity and inclusivity, that embrace people from all walks of life? 2. Are they aligned with our new and more expansive vision of a smart city that celebrates innovation, technology, beautiful architecture, education, creative arts and culture, and inclusivity, with a special focus on how those ideals benefit the way in which people live, work and connect? 3. Are they environmentally conscious and truly committed to sustainability? 4. Are they willing to create spaces and places DEVELOPMENT PARTNER SNAPSHOT that meet our high design standards, where function and form work in harmony to create • Elkus Manfredi Architects - Global pioneers and leaders in the planning and design of mixed-use environments. • Sasaki Associates - Landscape architecture firm that pioneered the LEED system of sustainable, eco-friendly building standards. • Tocci Building Companies - Combines over 90 years of building experience with a collaborative process to optimize the beautiful and enjoyable environments? 5. Are they grounded in a strong sense of humanity and excited to partner with us to enhance the human experience at Union Point? cost, design, and assembly of buildings. AMAZON HQ2 RFP UNION POINT 53 TESTIMONIALS On the following pages you will find statements of support from a range of organizations, including businesses, higher education institutions and our project partners. We are happy to connect you directly to these organizations if you would like additional information. Additional letters of support can also be found on the digital RFP portal at UNIONPOINTMA.COM/AMAZON. “Prodrive has long outgrown the opportunities of its home in Holland and is eager to place its new roots in the thriving technological ecosystem of Greater Boston. We are excited to watch Union Point grow from the sprawling field of possibilities that it is, into the hub of industry and culture that we are confident it will become.” 54 “Union Point offers a singular opportunity to locate HQ2 close to many academic talent-aggregators, with affordable nearby housing and adjacency to a landmark cultural center. It’s an opportunity to shape a new campus that combines rapid mass transit, with plentiful forest and green space. And because the site is entirely designed and developed by a single developer, you and we get to design the environment and community together.” HANS VERHAGEN DAVID ROSE Founder and CEO Researcher and Instructor City Science Group MIT Media Lab AMAZON HQ2 RFP UNION POINT “This is an exciting and transformative project that we believe to be worthy of Amazon’s consideration. GE and LStar have entered into a unique partnership for the Union Point Development. The partnership will enable both organizations to innovate, test and implement next generation digital, energy, lighting, transportation, healthcare and water infrastructure technology solutions that reduce environmental impact while driving better business outcomes. It is unique in that the collaboration will enable experimentation and testing of multiple initiatives across many platforms including microgrid technology, lighting controls, power solutions and new business models all at one site to support a future vision for innovative, sustainable and inclusive cities. Having Amazon as an anchor in this truly unique development would certainly take the vision to another level of creativity and success.” “I think the Union Point proposal has tremendous potential for Weymouth and the region and am fully committed to supporting Union Point’s and the Town of Weymouth’s success in this venture. I am confident that Union Point exceeds the requirements and expectations of Amazon’s leadership and fully endorse the Union Point Amazon proposal.” DEB FRODL CONGRESSMAN STEPHEN F. LYNCH Global Executive Director GE Ecomagination 8th District of Massachusetts 1 of 1 AMAZON HQ2 RFP UNION POINT 55 AMAZON H02 RFP UNION POINT ?3 The Towns of POINT Abington Rockland Weymouth \5 Massachusetts South?eld Redevelopment Authority October 17, 2017 Amazon Office of Economic Development c/o Site Manager Golden 2121 7th Avenue Seattle, WA 98121 Dear Amazon: Welcome to Union Point, we?ve been expecting you! With the big vision and ingenuity of our master developer, LStar Ventures, we have created an unequaled opportunity for Amazon's H02 within a culturally rich, talent-filled, easily accessible, walkable, urban environment within Greater Boston. Union Point not only meets or exceeds every criteria set for ideal site and building requirements, in fact we believe you won?t find a better location with development and business-friendly structures in place to build a celebrated and transformational workplace and campus of the future for your new family of future employees. Union Point?s established zoning and thirty-day permitting process makes the expeditious commencement of construction a proven reality. As the leaders of Union Point and its invested communities, we are committed to partnering with Amazon, LStar and state officials to develop, support and pass an incentive package that reflects and enhances the economic and community impact HQZ will have on our region and residents. Everything that has gone into the creation of Union Point has been done with a ?think big, re- invent the status quo, move forward creatively? zeal. We are already building it. Now we welcome and invite you, Amazon, to join us in partnership on your HQZ quest as a member of our Greater Boston community and experience the difference of Union Point. Thank you for the opportunity and your consideration. We look forward to becoming your HQZ community partners. Sincerely?yd? I Ed ar F. Kenneth Coyle Robert L. Hedlund Iyndsey Kruzer Abington Rockland Weymouth Southfield Board of Selectmen Board of Selectmen Mayor Redevelopment Authority STEPHEN BTH DISTRICT, MASSACHUSETTS COMMITTEE ON SUBCOMMITTEE ON CAPITAL MARKETS, SECURITIES, AND INVESTMENTS 0N TERRORISM AND ILLICIT FINANCE COMMITTEE ON OVERSIGHT AND GOVERNMENT REFORM RANKING MEMBER, SUBCOMMETTEE on NATIONAL SECURITY SUBCOMMITTEE on GOVERNMENT OPERATIONS ASSISTANT DEMOCRATIC WHIP Giungreas nfthe Mitzi! gutter; ?rms}: at I?Repreaente?uw mashingtnu, act; ems-awe 22GB RAYBURN HOUSE WASHINGTON, DC 20515 202-225-8273 202-225?3984 1 HARBOR STREET 304 BOSTON, MA 02210 817-428-2000 617-428-2011 FAX 37 BELMONT STREET SUITE 3 MA 02301 508438675555 508"580-4692 FAX 1245 HANCOCK STREET 41 Oumcv, MA 02169' 817-557-6305 617-773-0995 FAX October 16, 2017 Mayor Robert Hedlund Weymouth Town Hall 75 Middle Street Weymouth, MA 02189 Dear Mayor Hedlund: It was good to speak with you recently regarding the Union Point proposal to become the home of Amazon?s H02 io?cation. Again, I think the proposal has tremendous potential for Weymouth and the region, and I am fully committed to supporting Union Point?s and the Town of Weymouth?s success in this venture. As you know, I have had the opportunity to visit the Union Point development on many occasions as you have pursued your mandate to create jobs and redevelop the former Weymouth Navai Air Station into a viable community. While I am confident that Union Point exceeds the requirements and expectations of Amazon?s I leadership, I will be pleased to assist you and our constituents in Weymouth to manage the complexities of this undertaking in a way that minimizes the disruptions and maximizes the benefits to the Town of Weymouth. I fully endorse the Union Point Amazon proposal, and I look forward to working with you and our colleagues on the Weymouth Town Council as the process moves forward. 5 EPHEN F. LYN Congressman at? District Massachusetts THE: GENERAL. COURT OF MASSACHUSETTS . . . . It is our belief that Union Pornt in Weymouth, Massachusetts is an ideal candidate for Amazonis HQZ. We look forward to further discussions about the future of this development. Should you have any further questions, please contact me Via phone at 617-722-2575 or by email at STATE HOUSE, BOSTON 0213311053 James .Murphy@maho use. gov. . . . Sincerely, {3 October 16 2017 . 2/1 r? Wm, i ?e i. if?, KW - \i \?iiew, Amazon . State Representative James M. Murphy State Senator Patrick M. O?Connor Office of Economic Development . 4th Norfolk District Plymouth Norfolk District c/o Site Manager Golden Weymouth Hingham 2121 7th Ave Seattle, WA 98121 Dear Site Manager Golden, We write to you today in support of Union Point in Weymouth, Massachusetts as the site for Amazon?s HQZ. This former Naval Air Station, located 12 miles from Boston, perfectly ?ts the unique needs of your corporation for this project. Union Point is a rare opportunity for a large development in the Boston metropolitan area. With over 1,000 acres of open space available, this location would allow your corporation to build and design a campus speci?c to your needs. There is an MBTA Commuter Rail station on site, which allows for direct transit access to and from Boston. Additionally, direct access to major highway corridors are less than 1 mile from Union Point with Logan International Airport less than 35 minutes away. The close proximity to the State?s population center, the large open acreage available, and the convenient access to multiple channels of transit are all distinct bene?ts offered at this location. Another differentiating advantage of this site is the area?s strong labor market. Boston is quickly emerging as a global hub for innovation and technology. It is home to some of the most revered colleges and universities in the world. This gives Amazon a unique opportunity; the ability to hire highly skilled employees in the short term while forming partnerships and programs with these notable institutions moving forward. The site?s developer, LStar Ventures, has made accelerative progress toward the shared long term Vision of Union Point; creating a vibrant and exciting city to work, live, and play. An abundance of new housing, along with plans for retail development, ensures that this will be an environment with convenient amenities for employers. Signi?cant investments at state and local levels of government have funded critical infrastructure projects. Most importantly, the land is pad ready and all permitting is in place; giving your corporation the ability to begin construction almost immediately. GE Power Devon Manz General Manager, North America Distributed Power 1 River Road Schenectady, NY 12345 +1 518 698 8586 October 12, 2017 Dear Union Point Team, Reliable 8: sustainable power is critical to the world and to General Electric (GE). GE is a leading supplier of the equipment that powers the world. Today, GE technology delivers 1/3 of the planet?s electricity, and each day GE adds enough power capacity to support 100,000 people around the world. For more than 80 years, GE has been recognized as a manufacturer in the development and production of gas engines for the efficient generation of power and heat. We have delivered over 35,000 engines into more than 170 countries. Our team is working with Union Point to develop a world-class combined heat and power installation. As one of the leaders in combined heat and power technology, our installations can achieve as high as 95% total energy efficiency, utilizing the fuel for both power 8: heat to maximize customer economics, sustainability 8: resiliency. Some of the potential advantages of combined heat 8: power include: 1. Saving money consume less fuel for the energy you need, and reduce thermal and electrical costs 2. Saving energy Realize energy savings of up to 40% using the energy from the engine 3. Increasing predictability protect against grid power price volatility and supply uncertainty for better financial planning 4. Increasing reliability Achieve 98% or more reliability, and as much as 99.999% reliability with redundant installations 5. Increasing environmental benefit Benefit from green energy incentives and reduce emissions by up to 30% We look forward to working with Union Point and your partners in developing a world-class combined heat and power installation that helps to increase your sustainability footprint, reliability and resiliency. Regards, ?My Devon Manz General Manager, North America /dm AMAZON HGZ RFP UNION POINT Dear Jeff and the HQ2 team, As a member of the City Science group at MIT, I’m writing to invite you to consider partnering with us to develop a new campus outside of Boston. Union Point, the location of an old Naval base and airport, is a community that will reap the Boston talent and become a hothouse for creativity and innovation, while leveraging the best design principles of smart urbanism. As you may remember, Jeff, I’m a researcher at MIT in the City Science group, where we try to characterize and quantify what makes an ideal urban space that encourages innovation. I’ve enjoyed presenting at the Amazon MARS conference over last two years. Those incredible experiences interacting with you and your team gave me some understanding of your approach to decision making, your curiosity about nearly everything, and your ability to bring together the most compelling minds in the world to imagine the future. I’m still recovering from Top Flight aerobatics school. In the City Science group at the Media Lab, we study cities around the world to learn how density, diversity, proximity, and sustainability impact people, their behaviors, productivity, health and happiness. We’re currently using these models and insights to help Union Point become a new vibrant location ideal for Amazon’s HQ2. Imagine how the Media Lab and Amazon could collaborate to implement a community that will lead the way in prototyping the future. Union Point is a greenfield development uniquely committed to creating a urban development that delivers all of the City Science values that we study at MIT. 60 AMAZON HQ2 RFP UNION POINT Alan Macdonald Chairman Cameron Synder Immediate Past Chair George Toma George Washington Toma TV 8: Appliance First Vice Chair Peter Forman President CEO Chairman ?5 Partners Eastern Bank LStar Management RBS Citizens NA. Santander South Shore Health System The Patriot Ledger President's Partners A. W. Perry Blue Cross Blue Shield Cambridge Savings Bank Curry College EMD Serono Health Serwces MountainOne Bank Murphy, Hesse, Toomey Lehane, LLP Quincy Mutual Group Randolph Savings Bank Rockland Trust Company South Shore Bank Sullivan Tire Company South Shore Chamber of Commerce October 16, 2017 The South Shore Chamber of Commerce is excited to welcome Amazon?s consideration of Union Point in the Greater Boston area as a possible location for its ?second" headquarters. Union Point is the largest development project in New England and one of the most transformative development opportunities In the country. As an economic development site it combines the advantages of ?being in Boston" with the metro?ring advantages of significant new housing opportunities, talent recruitment and a wider range of lifestyle/community options. More importantly though is the opportunity for a major development project to help re-define future cities and communities. The Chamber has been preparing for new models of economic and community development starting with Union Point but extending to the entire region and beyond. An economic development blueprint adopted by the Chamber two years ago is built on a strategy of strong communities will attract a stronger workforce that in turn creates and attracts diversified businesses. This was followed by a housing strategy adopted last month that calls for a significant increase in housing throughout the region that is more attractive to younger professionals, families and "baby-boomers" downsizing out of their current homes. The Chamber has had a very close relationship with Union Point. Their development strategy dovetails with our mission in two important ways. The first is to create one of the first ?communities of the future?. The second is that goal can?t fully succeed if it is an island. Surrounding communities need to be prepared to exploit Union Point?s growth for their own community development. The Chamber is currently working with developers and local communities to expand infrastructure capacity in that area as well as housing. Beyond the unique development opportunity within Union Point itselfthe South Shore region of Boston offers strong advantages to prospective businesses, including: A strong and experienced workforce that resides in the area but commutes long distances to skilled jobs. Much of the workforce employed in the Boston market actually lives in the South Shore and would readily shift employment to something more local. 1050 Hingham Street, Rockland, MA 02370 781.421.3900 Fax: 617.479.9274 Strong local political leadership throughout the municipalities that comprise the South Shore. Most of the leadership welcomes economic growth and supports policies and services that promote growth. A strong education system throughout the region with highly ranked public and private A strong housing stock that is on average more affordable than the Boston market. In spite of this the Chamber is pushing for even greater housing production over the next decade. Engaged business leadership that has consistently supported not-for-profit missions, local community development and regional policy for over 25 years. A thriving healthcare network that includes strong local hospitals, physician networks and specialized services. An incredible mix of recreational and lifestyle opportunities within or near the region. Located between the city of Boston and beaches of Cape Cod the South Shore itself includes communities that offer busy neighborhoods to rural horse pastures, oceanfront living to heavily wooded state and local parks, new walkable developments to quintessential New England town centers. What isn?t on the South Shore can be found within a couple of hours in any direction. A strong and vibrant not-for?profit community that provides important services for those in need and a rich cultural offering in the arts. The South Shore Chamber of Commerce is the largest business organization in the region, covering approximately 25 communities. I can assure you that that the Chamber looks forward to making sure the selection of Union Point is a success for Amazon and the entire region. Peter Forman President CEO AMAZON HGZ RFP UNION POINT TO TAKE A TOUR OF UNION POINT GO TO: CONFIDENTIAL UNIONPOINTMA.COM/AMAZON To ensure confidentiality, login credentials will be provided via email. TO FIND OUT MORE, CONTACT: KYLE CORKUM CONFIDENTIAL P: 617.249.1105 E: kyle@lvnt.com