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  • Meeting Title: Planning Board - Planning Board Meeting
  • City: Cambridge, MA
  • Date Published: 2025-08-19
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Meeting Minutes of the Cambridge Planning Board

Governing Body: Cambridge Planning Board Meeting Type: Regular Meeting Meeting Date: August 19, 2025 Attendees: * Planning Board Members: Ted Cohen (Acting Chair), Mary Lydecker, Ashley Tan, Carolyn Zern * Associate Planning Board Members (appointed for specific cases): Dan Anderson, Joy Jackson * Cambridge Redevelopment Authority (CRA) Board Members (for joint meeting): Conrad Crawford (Chair), Kathleen Bourne, Joe Camillus, Philo Castore, Aviva Rothman-Shore * Staff: Jeff Roberts (Director of Zoning and Development, CDD), Swathi Joseph (Zoning and Development, CDD), Eric Thorkelson (Urban Design, CDD), Tom Evans (Executive Director, CRA), Cecilia Cobb (CRA), Alex Levering (CRA), Adam Schulman (Department of Transportation) * Proponent Team (Boston Properties Limited Partnership - BXP): Jeff Lohnberg, Catalina Pidea, Mo Gomez (Sasaki), Steve Engler (Sasaki), Kelly Perrell (Sasaki), Grasoldi (MBBJ), Nicole Chin (Stantec)

Executive Summary

The Cambridge Planning Board, in a joint meeting with the Cambridge Redevelopment Authority (CRA) Board, addressed two primary items related to Boston Properties' Kendall Square urban redevelopment area. The Board approved a special permit amendment (PB 294 and PB 315) allowing the sharing of 150 long-term bicycle parking spaces between 88 Ames Street and 325 Main Street, finding it to be a minor amendment. Subsequently, the Board received a design update on the Center Plaza and East-West Connector, part of the MXD zoning district's infill development concept plan (PB 315). Discussions focused on the children's play area design, with the Board providing feedback on two proposed options ("Bird's Nest" and "Beehive"), emphasizing scale, thematic coherence, and integration with the substation's context. The Board also granted an extension of time until December 31, 2025, for a pending major amendment application related to PB 315.

I. Call to Order and Attendance

  • Acting Chair Ted Cohen called the meeting to order.
  • Attendance Roll Call (Planning Board):
    • Mary Lydecker: Present, visible, audible.
    • Diego Macias: Absent.
    • Tom Sieniewicz: Absent.
    • Ashley Tan: Present, visible, audible.
    • Carolyn Zern: Present, visible, audible.
    • Mary Flynn: Absent.
    • Associate Members:
      • Dan Anderson: Present, visible, audible.
      • Joy Jackson: Present, visible, audible.
    • H. Theodore Cohen: Visible, audible.
  • Four Planning Board members and two associate members were present.

II. Community Development Department (CDD) Update

  • Jeff Roberts, Director of Zoning and Development, introduced CDD staff present: Swathi Joseph (Zoning and Development) and Eric Thorkelson (Urban Design).
  • Upcoming Events:
    • September 30: Public hearing on a resident voter-led zoning petition regarding open space zoning districts (tentative).
  • City Council Updates:
    • August 27: Public hearing on short-term rental zoning petition (Planning Board previously gave a positive recommendation).
    • August 14 (Neighborhood, Long Term and Long Term Planning Committee): Discussion on limitations for dwelling unit size, continuing from multifamily zoning amendments.
    • September 16 (Health and Environment Committee): Meeting to discuss impacts on solar access, specifically for rooftop solar energy systems, continuing from multifamily zoning amendments.

III. Approval of Meeting Minutes

  • The Board received certified transcripts for meetings held on April 29, May 6, May 13, and May 20, 2025.
  • Motion: Mary Lydecker moved to accept the transcripts as the meeting minutes.
  • Second: Ashley Tan seconded the motion.
  • Vote (Roll Call):
    • Mary Lydecker: Yes
    • Ashley Tan: Yes
    • Carolyn Zern: Yes
    • Ted Cohen: Yes
  • Outcome: The motion passed unanimously (4-0).

IV. Public Hearing: Special Permit Amendments (PB 294 and PB 315)

  • Subject: Request by PB Cambridge Center Residential LLC and Boston Properties Limited Partnership to share 150 long-term bicycle parking spaces at 88 Ames Street with 325 Main Street.
  • Purpose: Modification of bicycle parking requirements pursuant to Section 6.108.
  • Joint Meeting: Held jointly with the Cambridge Redevelopment Authority (CRA) Board.

A. CRA Board Call to Order and Attendance

  • CRA Chair Conrad Crawford called the CRA meeting to order.
  • Attendance Roll Call (CRA Board):
    • Kathleen Bourne: Present, audible.
    • Joe Camillus: Present, audible.
    • Philo Castore: Present, audible.
    • Aviva Rothman-Shore: Present, audible (joined late).
    • Tom Evans (Executive Director): Present, audible.

B. Applicant Agreement to Proceed

  • Note: Only six Planning Board members were present, requiring five votes for approval.
  • Jeff Lohnberg (BXP) confirmed the applicant's agreement to proceed with six Planning Board members.

C. CDD Staff Summary

  • Jeff Roberts (CDD) summarized the request:
    • Does not involve new construction or changes to existing development.
    • Focuses on a use-related issue: making existing bicycle parking spaces at 88 Ames Street (Proto Apartments, permitted under PB 294) available for users at 325 Main Street (permitted under PB 315).
    • Requires amending both special permits.
    • For PB 294 (Project Review Special Permit), the Board needs to grant/deny based on general findings.
    • For PB 315 (PUD Special Permit), the owner requested approval as a minor amendment to the infill development concept plan.
    • CDD staff memos provide findings and comments, including input from the Transportation Department.

D. CRA Staff Introduction

  • Tom Evans (CRA) stated that the CRA Board does not need to take an active vote unless there's a significant change.
  • Background:
    • 325 Main Street initially had bike parking in the basement and short-term retail parking on the plaza.
    • Google, a tenant at 325 Main Street, requested more bike parking.
    • 88 Ames Street bike parking has been underutilized.
    • CRA previously approved revisions to bike parking distribution for 88 Ames and 325 Main, utilizing a shared parking requirement.

E. Proponent Presentation

  • Jeff Lohnberg (BXP) presented, accompanied by Catalina Pidea (BXP).
  • Project Context:
    • PB 294: Special permit for 88 Ames Street (Proto Apartments), approved 2015, occupied 2018 (280 units).
    • PB 315: Infill Development Concept Plan (IDCP), original approval for 145 Broadway. Subsequent amendment included 325 Main Street (approved 2019, occupied 2022). A second amendment included Eversource Substation, 250/290 Binney, and 121 Broadway.
    • The current request for PB 315 only involves 325 Main Street.
  • Site Adjacencies: 88 Ames Street (residential) and 325 Main Street (commercial) are very close. The proposed shared bike shed is within 50 feet of 325 Main Street's entrance.
  • Existing Bike Parking at 88 Ames Street:
    • Total 295 long-term spaces.
    • 150 spaces in a three-level bike shed (54 ground, 48 second, 48 third floor).
    • 113 spaces on the fifth level of the garage (connected to residential building, preferred by residents).
    • 32 spaces within the green garage.
    • 42 additional short-term spaces (primarily on Ames Street).
  • Utilization Data (88 Ames Street):
    • Apartment occupancy: 90%+ since 2019.
    • Bike parking utilization: Max 48 bikes (18%) out of 295 available spaces.
    • Reasons for low utilization: Blue bike stations, T access, residents storing bikes in units.
  • Requested Changes:
    • PB 294 (88 Ames Street):
      • Level 5 garage spaces (113) remain 100% for 88 Ames Street.
      • 150 spaces in the three-level bike shed to be shared between Proto and 325 Main Street.
      • Ground floor of the bike shed to be used for short-term parking for 325 Main Street, open to Proto residents, 325 Main employees, and the public.
    • PB 315 (325 Main Street):
      • 108 long-term bicycle spaces required by zoning.
      • Requesting that shared spaces in the bike shed (levels 2 and 3) be counted as long-term bike parking for 325 Main Street to maintain zoning compliance.
      • 47 short-term spaces to be located within the ground floor of the bike shed (within 50 feet of 325 Main entrance), replacing previously proposed locations on Main Street, Kendall Plaza, etc.
  • Goal: Better utilize existing bike parking facilities and balance demand/supply.

F. Public Comment

  • No public comments were received. Adam Schulman (Department of Transportation) was present for questions.

G. Board Discussion and Action (PB 294)

  • Associate Members Appointed: Dan Anderson and Joy Jackson were appointed to act on this matter.
  • Discussion:
    • Dan Anderson: Found the proposal "eminently reasonable" and supportive. Asked about access to the bike shed from Ames Street (curb cut, shared with vehicular traffic). Proponent confirmed primary access via curb cut, with a loading dock and an exit-only garage exit. Noted a public corridor from the plaza (Pioneer Way) for walking bikes.
  • Findings Required for Special Permit Grant (PB 294):
    • Consistent with purposes of Section 6.100.
    • Bicycle parking plan proposes quantity, design, and arrangements that sufficiently serve bicycle users comparable to requirements of Section 6.100.
    • Bicycle parking plan satisfactorily serves needs of all expected users based on evidence.
    • Meets general special permit criteria in Section 10.43.
  • Motion: Carolyn Zern moved to grant the special permit (PB 294) subject to the conditions set forth in the CDD memo (general conditions of continuing review and review of further changes).
  • Second: Dan Anderson seconded the motion.
  • Vote (Roll Call):
    • Mary Lydecker: Yes
    • Ashley Tan: Yes
    • Carolyn Zern: Yes
    • Dan Anderson: Yes
    • Joy Jackson: Yes
    • Ted Cohen: Yes
  • Outcome: The motion passed unanimously (6-0).

H. Board Discussion and Action (PB 315)

  • Associate Members Appointed: Dan Anderson and Joy Jackson were appointed to act on this matter.
  • Determination: Whether the proposed changes constitute a minor or major amendment.
    • Minor Amendment: Changes that do not alter the concept of the PUD (density, FAR, land use, height, open space, physical relationship of elements). Includes small changes in location of buildings, open space, parking, or minor street realignment.
    • Major Amendment: Would require two hearings.
  • Motion: Mary Lydecker moved to determine that the proposed changes constitute a minor amendment and can be approved by a written determination.
  • Second: Ashley Tan seconded the motion.
  • Vote (Roll Call):
    • Mary Lydecker: Yes
    • Ashley Tan: Yes
    • Carolyn Zern: Yes
    • Dan Anderson: Yes
    • Joy Jackson: Yes
    • Ted Cohen: Yes
  • Outcome: The motion passed unanimously (6-0).

I. CRA Board Action

  • Tom Evans (CRA) confirmed the CRA Board did not need to take any action at this time.

V. Design Update: Center Plaza and East-West Connector (PB 315)

  • Subject: Design update on previously granted special permit and part of the Infill Development Concept Plan for the MXD zoning district by Boston Properties Limited Partnership.
  • Purpose: Provide comments and feedback on design updates for the Center Plaza and East-West Connector. This is a continuing design review, not an approval/denial.

A. CDD Staff Summary

  • Jeff Roberts (CDD) introduced the item, noting it's under PB 315 (MXD district infill development concept plan).
  • The update concerns the design of two elements:
    • Center Plaza: Primary public open space on top of the electrical substation vault.
    • East-West Connector: Pathway connecting to the open space.
  • The Planning Board had requested to see these designs as they evolved.
  • Eric Thorkelson (Urban Design, CDD) and the CRA's Design Review Committee (including Planning Board member representatives) are engaged in this review.

B. Proponent Presentation

  • Jeff Lohnberg (BXP) presented, introducing team members: Catalina Pidea (BXP), Mo Gomez (Sasaki), Steve Engler (Sasaki), Kelly Perrell (Sasaki), Grasoldi (MBBJ), Nicole Chin (Stantec).
  • Timeline & Process:
    • Last appeared before Joint CRA/Planning Board in December 2024, receiving conceptual design approval for Center Plaza.
    • Condition of approval: Planning Board involvement in updates.
    • Ongoing design review through CRA's Design Review Committee (members: Barry Zevin, Cathy Born, Philo Castori from CRA; Mary Lydecker, Ashley Tan from Planning Board; Eric Thorkelson from CDD).
    • 50% Design Development (DD) issued to DRC, reviewed April 2, 2025.
    • 100% DD submitted to DRC, reviewed June 4, 2025.
    • Key Unresolved Area: Children's play area design, with two options presented for feedback.
1. Center Plaza Update (Mo Gomez, Sasaki)
  • Previous Plan (Illustrative): Showed general layout from November presentation.
  • Key Updates based on feedback:
    • Nooks/Seating: Updates to various seating conditions.
    • Swing Elements: Added swings to the west area under the trellis.
    • Planters/Planting: More robust and varied planting, increased green space. Views updated to reflect intended plants.
    • Pathways: Adjustments and alignment tweaks, including a cant in the walkway to gain more room for planting and play area. Unique textures for paving.
  • Visuals: Bird's eye views, views from Beacon building, lawn, west service drive, east service drive.
  • Playground Options (seeking feedback):
    • Option 1: Bird's Nest
      • Theme: Birds, bird features.
      • Elements: Two bird elements at entrance, leaf climbing structures, taller structure for older children (5-12 years) with slide/climbing, undulating ground plane.
      • Toddler area (2-5 years): Bird features, leaf climbing, stepping logs.
      • Periphery: Wood features, sensory play boards (mirrors, concave/convex), educational panels about birds.
      • Access: Gated option shown.
    • Option 2: Beehive
      • Theme: Bees, honeycomb structure.
      • Elements: Bee climbing structure at entrance, hex forms in ground plane and as climbing features.
      • Larger feature (5-12 years): Hex-like structure with nets, slide, bouncing elements.
      • Toddler area (2-5 years): Bee climbing structure, bee springer, beehive climber.
      • Periphery: Hex-like forms with sensory play, narrative features about bees.
      • Access: More open option shown.
    • Common Features: Allocated elements for 2-5 and 5-12 age ranges, sensory play, educational panels, adequate lighting/durability.
2. East-West Connector Update (Steve Engler, Sasaki)
  • Context: Previously included a children's play area, which has been moved to the Center Plaza. This update reimagines the connector without the play area.
  • Timeline: Part of 121 Broadway design review and approval (2022 IDC Amendment). Delivery tied to 121 Broadway occupancy (Q2/Q3 2027).
  • Previous Design: Showed play structures between 105 Broadway and 115 Broadway, connecting to 6th Street Connector and Kitty Knox Bikeway.
  • Existing Conditions:
    • Connection across East Service Drive to Center Plaza.
    • Existing bridge connection between 105 and 115 Broadway.
    • Enclosed fence for Biogen gas storage tank (remains).
    • Five mature trees (remain).
    • Underground stormwater detention system for 115 Broadway (remains).
  • New Design:
    • Continues crosswalk connection from Center Plaza.
    • Follows existing path width (approx. 6 feet) to the north of existing trees.
    • New seating area on the south side of trees (former Turner construction trailer site).
    • Paving: Different color pavers (precast concrete) to differentiate quiet seating from circulation, matching Center Plaza design. Pervious paving used for tree roots.
    • Bench seating areas.
    • New trees (7) on the north side of the path, replacing non-surviving trees. Woody shrubs in planters.
    • Service connection to 115 Broadway maintained.
  • Lighting: Remove existing Pollard lighting, replace with new pedestrian poles and taller poles with spot lighting, matching poles at 145 Broadway connector.
  • Renderings: Views from below pedestrian bridge, bird's eye view towards Center Plaza, on connector path looking west.
  • Material Palette: Matches Fennel Plaza (yellow books), metal planters, trash receptacles.

C. Staff Comments

  • CRA Staff (Cecilia Cobb & Alex Levering):
    • Thanked BXP and design team for responding to feedback.
    • Changes to Center Plaza moved towards a more cohesive, attractive, welcoming design, providing a different open space experience.
    • Appreciated changes to nooks, primary walking paths, increased and robust planting (especially near trellis/swing area).
    • Appreciated accessible walkways and varied seating.
    • Children's Play Area: Still feels somewhat unresolved but moving closer to resolution. Goal: iconic character, identity, draw for families.
    • Appreciated increased play equipment variety, educational play panels (accessibility).
    • Suggested linking themes (birds/bees) to the substation's impact and narrative (e.g., underground substation vs. environmental elements).
    • Alex Levering: Suggested reviewing furnishing plans to ensure 290 retail can be a thriving space and activate the plaza.
  • CDD Staff (Eric Thorkelson):
    • Agreed design continues to improve.
    • Play area is more interesting, has more identity; no preference between options.
    • More vegetation, taller (but small) trees are feasible.
    • Geometry of lawn, paths, and slight bend in diagonal path are much nicer.
    • Addressed handicapped access, less pavement.
    • Suggestions for Play Area: More vegetation, more varied topography, more complex interior side of perimeter (nooks), more play equipment (height, movement), combining structures (like Lincoln Park in Somerville).
    • Consider adult recreation/exercise equipment.
    • More vegetation throughout, including plants in containers (e.g., on top of hatch).
    • More benches, especially on the diagonal path south of the hatch.
    • Make area between 290 and exhaust tower more inviting/intriguing.
    • Suggestions for West Side: More trees behind drop-off area (extend double-wide trees as single line). Trees in containers on sidewalks. Vines on trellises.
    • Chamfer southeast corner of the beacon to avoid intruding into path.
    • East-West Connector Comments: Improved. Consider how ends connect to adjacent areas (Volpe, 6th Street walkway). Coordinate with city for smooth connection.
    • Additional trees (e.g., northwest corner, south side where no underground storage).
    • Furniture/benches/trash containers: Should be consistent with other areas (VASA, Volpe Center).

D. Planning Board Discussion

  • Mary Lydecker:
    • Appreciated two play options.
    • Previous pollinator garden equipment felt "precious" in context of large infrastructure. Play should be sculptural, stand up to intake/exhaust structures.
    • Preference: Leans towards "Bird's Nest" due to elements holding up better to scale.
    • Concerned about themes being too literal/random; suggested play should pull from substation context (e.g., "what's up with the substation down below?").
    • Referenced Domino Park (NYC) for sculptural, artistic, colorful play.
    • Referenced Peabody School Playground (Cambridge) for taller, tech-oriented metal/vinyl/netting structures.
    • Agreed with Eric's idea of undulating edges for play area to create nooks.
    • Suggested musical elements (Gorick, Danahy Playground).
    • Praised cant in walkway and increased green space.
    • Curious about the "deck" feel.
    • East-West Connector: Questioned need for so much pathway/seating, preferring more softscape.
    • Hoped for coherence in site furnishings with Center Plaza.
    • Planting: Pallette seemed heavy on perennials, light on woody shrubs (winter appearance). Many "native" plants listed were not truly native (e.g., Chinese witch hazel, barrenwort, Hakonechloa). Suggested consulting ecologist for native/adapted palette, especially for shady corridor.
  • Ashley Tan:
    • Thanked team for efforts to make space interesting despite substation.
    • Liked increased height of plantings/planters.
    • Emphasized embracing the substation (educational signage, murals).
    • Importance of play area scale (not lost in the area).
    • East-West Connector: Questioned anticipated bike traffic and safety for pedestrians, given connection to bike path.
  • Dan Anderson:
    • Found project "fantastic," path/nooks a great improvement.
    • Appreciated planting against the beacon, but still questions about detail of engagement with pavement/planting.
    • Lighting is critical for both schemes; questions about plaza lighting.
    • Agreed with Mary on scale; opportunity for sculptural element (large tree with height/volume/motion).
    • Agreed with Eric on undulating edges for play area (less like a "corral").
    • Noted previous East-West connector play area had vibrant blues/whites; current schemes feel muted. Suggested more vibrant color.
    • East-West Connector: Suggested lower-level lighting under benches. Pushing benches back 18 inches for comfort.
    • Noted a 50% set with two paths that broke up trees differently, potentially allowing more planting.
    • Applauded breadth of team's work.
  • Eric Thorkelson:
    • Suggested adding medium-height, spindly trees (e.g., striped maple) in the zone between play area and east drive for scale and visual interest.
    • Agreed with Mary's comments on thematicism vs. scale.
  • Carolyn Zern:
    • Appreciated work by all teams.
    • Preference: Leans towards "Bird's Nest" due to less literal theme, allowing more interpretation/imagination.
    • Agreed with Mary on structure playing off intake/exhaust.
    • Supported educational panels about substation (more graphics, less narrative).
    • Supported sensory panels and undulating design.
  • Joy Jackson:
    • Echoed comments on integrating substation context.
    • Agreed with Dan on integrating color into play area (East-West connector's original blue rendering).
    • Found other board members' comments thorough.
  • Ted Cohen (Acting Chair):
    • Appreciated work by proponent, CRA, design team.
    • Echoed colleagues' comments.
    • Concerned about too much hardscape in the plaza; suggested more grass.
    • Preference: "Bird's Nest" scheme, as climbing structure echoes intake/exhaust, leading to questions about underground substation and educational panels.
  • CRA Board Discussion (Conrad Crawford):
    • Agreed with Planning Board comments.
    • Emphasized interpretation for substation use (Museum of Science discovery room as example).
    • Mentioned 6th Street Canal's historical presence in the area; suggested reminding people of the landscape's story.
    • Endorsed an "exploratory" or "reveal" strategy for the limited space.
    • Appreciated "habitat" theme.
    • Consistency: Suggested differentiating paths at Kitty Knox bike path/East-West connector intersection (e.g., stone dust on one side for slowing down).
    • Nine-year-old's feedback: Compelled by Beehive climbing structure, Bird's Nest theme.

E. Board Action

  • Associate Members Appointed: Joy Jackson and Dan Anderson were appointed to vote on this matter.
  • Motion: Dan Anderson moved to conclude the design update.
  • Second: Mary Lydecker seconded the motion.
  • Vote (Roll Call):
    • Mary Lydecker: Yes
    • Ashley Tan: Yes
    • Carolyn Zern: Yes
    • Dan Anderson: Yes
    • Joy Jackson: Yes
    • Ted Cohen: Yes
  • Outcome: The motion passed unanimously (6-0).

F. CRA Board Adjournment

  • Tom Evans (CRA) confirmed no further action needed from CRA.
  • Motion: Kathy Bourne moved to adjourn the joint meeting of the Planning Board and CRA Board.
  • Second: Joe Camillus seconded the motion.
  • Vote (Roll Call):
    • Kathy Bourne: Yes
    • Joe Camillus: Yes
    • Philo Castore: Yes
    • Conrad Crawford: Yes
    • Aviva Rothman-Shore: Yes
  • Outcome: The motion passed unanimously (5-0). The CRA Board adjourned.

VI. Request for Extension of Time: PB315 Major Amendment

  • Subject: Application for major amendment to modify the IDCP for the NMXD zoning district by Boston Properties Limited Partnership.
  • Background: This is a pending major amendment application (heard March 25, 2025) concerning shifting land use within the site. The applicant is working on feedback from the Planning Board and CRA.
  • Previous Extension: Planning Board granted an extension until September in June.
  • Current Request: Applicant requested an additional extension until December 31, 2025.

A. CDD Staff Update

  • Jeff Roberts (CDD) provided the update, confirming the request for extension to December 31, 2025.

B. Board Discussion and Action

  • No questions from Board members.
  • Associate Members Appointed: Joy Jackson and Dan Anderson were appointed to vote on this matter.
  • Motion: Carolyn Zern moved to agree to the extension of time until December 31, 2025.
  • Second: Ashley Tan seconded the motion.
  • Vote (Roll Call):
    • Mary Lydecker: Yes
    • Ashley Tan: Yes
    • Carolyn Zern: Yes
    • Dan Anderson: Yes
    • Joy Jackson: Yes
    • Ted Cohen: Yes
  • Outcome: The motion passed unanimously (6-0).

VII. Adjournment

  • Jeff Roberts (CDD) noted a break for the rest of August, with meetings resuming in September.
  • No additional comments from Board members.
  • Acting Chair Ted Cohen adjourned the meeting.
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