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Meeting Minutes: Planning Board

Meeting Date: October 17, 2023

Governing Body: Planning Board

Type of Meeting: Regular Meeting

Attendees:

• Mary Flynn (Chair)
• Tom Sieniewicz (Vice Chair)
• Carolyn Zern
• Mary Lydecker
• Ted Cohen
• Ashley Tan
• Diego Macias
• Joy Jackson (Associate Planning Board Member)
• Dan Anderson (Associate Planning Board Member)

Executive Summary:

The Planning Board convened to discuss several key items, including a petition for a zoning text amendment regarding accessory dwelling units (ADUs), a request for a special permit for a new building at 130 Bishop Allen Drive, and a special permit application for a new building at 2072 Massachusetts Avenue. The Board voted to recommend approval of the ADU zoning text amendment to the City Council, with specific conditions. The special permit for 130 Bishop Allen Drive was approved with conditions, and the special permit for 2072 Massachusetts Avenue was also approved with conditions.

I. Public Hearing: Zoning Text Amendment - Accessory Dwelling Units (ADUs)

Discussion:

• The Board considered a petition for a zoning text amendment to allow accessory dwelling units (ADUs) by right in all residential districts.
• Mary Flynn highlighted the importance of increasing housing options and affordability within the city.
• Carolyn Zern expressed concerns about potential impacts on neighborhood character and parking, suggesting a cap on the number of ADUs per lot.
• Ted Cohen emphasized the need for clear guidelines to prevent misuse and ensure safety.
• Mary Lydecker noted the potential for ADUs to provide housing for caregivers and extended family.
• Tom Sieniewicz discussed the proposed changes to setback requirements and lot coverage.

Public Comment:

• John Smith, a resident of Ward 6, spoke in favor of the amendment, stating, "ADUs offer a flexible and affordable housing solution for many families in Cambridge." He emphasized the potential for ADUs to support aging in place.
• Sarah Jones, representing the Cambridge Neighborhood Association, expressed concerns about increased density and parking strain. She suggested a requirement for owner occupancy.
• David Lee, a local developer, supported the amendment, highlighting its potential to stimulate housing production.

Motion:

• Mary Flynn moved to recommend approval of the zoning text amendment for Accessory Dwelling Units to the City Council, with the following conditions:
  • The ADU must be owner-occupied for at least 6 months of the year.
  • A maximum of one ADU per lot is permitted.
  • The ADU shall not exceed 900 square feet or 50% of the principal dwelling unit's gross floor area, whichever is less.
  • The ADU must comply with all applicable building and fire codes.

Vote:

• For: Mary Flynn, Tom Sieniewicz, Carolyn Zern, Mary Lydecker, Ted Cohen, Ashley Tan, Diego Macias
• Against: None
• Abstentions: None
• Outcome: Motion passed (7-0-0).

II. Public Hearing: Special Permit Application - 130 Bishop Allen Drive

Discussion:

• The Board reviewed a special permit application for the construction of a new four-story mixed-use building at 130 Bishop Allen Drive.
• The proposed building includes 12 residential units and 2,500 square feet of ground-floor commercial space.
• Mary Flynn inquired about the proposed parking plan and bicycle storage.
• Ted Cohen raised questions regarding the building's architectural design and its integration with the surrounding neighborhood.
• Carolyn Zern asked about the provision of affordable housing units within the development. The applicant confirmed that 2 of the 12 units (16.7%) would be designated as affordable.
• Mary Lydecker discussed the proposed landscaping and open space elements.

Public Comment:

• Maria Rodriguez, a resident of the neighborhood, expressed support for the project, noting, "The new commercial space will bring much-needed amenities to our area."
• Robert Johnson, representing the Bishop Allen Drive Neighborhood Association, raised concerns about potential traffic impacts and requested a traffic study.

Motion:

• Tom Sieniewicz moved to approve the special permit application for 130 Bishop Allen Drive, subject to the following conditions:
  • The applicant shall provide a minimum of 10 bicycle parking spaces.
  • The applicant shall contribute \$25,000 to the city's affordable housing trust.
  • The applicant shall conduct a traffic impact study and implement any recommended mitigation measures.
  • The building's exterior materials shall be consistent with the submitted architectural plans.

Vote:

• For: Mary Flynn, Tom Sieniewicz, Carolyn Zern, Mary Lydecker, Ted Cohen, Ashley Tan, Diego Macias
• Against: None
• Abstentions: None
• Outcome: Motion passed (7-0-0).

III. Public Hearing: Special Permit Application - 2072 Massachusetts Avenue

Discussion:

• The Board considered a special permit application for the construction of a new five-story residential building with 20 units at 2072 Massachusetts Avenue.
• Mary Flynn asked about the proposed unit mix and the provision of open space.
• Ted Cohen inquired about the building's height and its compliance with zoning regulations.
• Carolyn Zern discussed the proposed stormwater management plan.
• Mary Lydecker raised questions about the accessibility features of the building.
• The applicant confirmed that 4 of the 20 units (20%) would be designated as affordable.

Public Comment:

• Eleanor Green, a resident living near the proposed development, expressed concerns about increased shadow impacts on her property.
• Michael Brown, representing the Massachusetts Avenue Business Association, supported the project, stating, "This development will bring new residents and vitality to the commercial corridor."

Motion:

• Carolyn Zern moved to approve the special permit application for 2072 Massachusetts Avenue, subject to the following conditions:
  • The applicant shall provide a minimum of 15 bicycle parking spaces.
  • The applicant shall contribute \$50,000 to the city's open space fund.
  • The applicant shall implement a comprehensive stormwater management plan as reviewed and approved by the Department of Public Works.
  • The building shall comply with all applicable accessibility standards.

Vote:

• For: Mary Flynn, Tom Sieniewicz, Carolyn Zern, Mary Lydecker, Ted Cohen, Ashley Tan, Diego Macias
• Against: None
• Abstentions: None
• Outcome: Motion passed (7-0-0).