Planning Board - Planning Board Meeting

June 10, 2025
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Meeting Minutes: Cambridge Planning Board

Meeting Date: June 10th, 2025 Governing Body: Cambridge Planning Board Type of Meeting: Regular Meeting

Attendees:

  • Planning Board Members: Mary Flynn (Chair), Ted Cohen, Mary Lydecker, Diego Macias, Tom Sieniewicz, Ashley Tan, Carolyn Zern
  • Associate Planning Board Members: Dan Anderson, Joy Jackson
  • City Staff: Jeff Roberts (Director of Zoning and Development, CDD), Swathi Joseph (Zoning and Development, CDD), Kathy Watkins (Commissioner of Public Works), Rich Holley (Manager of Distribution, Water Department), Nikhil Nadkarni (Office of Sustainability)
  • Eversource Representatives: Jason Wright (Community Relations Specialist), Mark Rooney (Energy Efficiency), Sophia Zang (Advanced Forecasting), Juan Martinez (System Planning)
  • Vicinity Energy Representatives: Matt O'Malley (Chief Sustainability Officer), Dawn Sylvia (VP for Regional Operations), Rick Smith (Regional VP for Development), Patrick Haswell (Director of Business Development and Public Affairs), Jessica Rodriguez (Senior Policy and Gov Affairs Specialist)

Executive Summary

The Cambridge Planning Board convened on June 10th, 2025, for a regular meeting. Key discussions included updates on zoning petitions, approval of past meeting minutes, and a request for an extension of time for Planning Board Case PB315. The primary focus of the meeting was a comprehensive report on utility planning from the Cambridge Department of Public Works (DPW), Cambridge Water Department, Eversource Gas and Electric Utility, and Vicinity Energy, highlighting infrastructure improvements, decarbonization efforts, and future planning to address climate change and increased demand.

I. Attendance and Verification

  • Roll Call:
    • Ted Cohen: Present, visible, and audible.
    • Mary Lydecker: Present, visible, and audible.
    • Diego Macias: Present, visible, and audible.
    • Tom Sieniewicz: Present, visible, and audible.
    • Ashley Tan: Present, visible, and audible.
    • Carolyn Zern: Present, visible, and audible.
    • Dan Anderson (Associate Member): Present, visible, and audible.
    • Joy Jackson (Associate Member): Present, visible, and audible.
    • Mary Flynn (Chair): Visible and audible.
  • All seven planning board members and two associate members were present.

II. Community Development Department (CDD) Update

  • Presenter: Jeff Roberts, Director of Zoning and Development, CDD.
  • Staff Present: Swathi Joseph (Zoning and Development), Kathy Watkins (Commissioner of Public Works), Nikhil Nadkarni (Office of Sustainability).
  • Upcoming Meetings: No further Planning Board meetings scheduled for June. Meetings likely mid-to-late July.
  • Zoning Petitions Adopted by City Council:
    • Affordable Housing Overlay (AHO) Heights Zoning Amendment: Adopted, clarifying height limits.
    • Floodplain Zoning Update: Adopted, incorporating new mapping and data effective July 8th.
    • Cannabis Retail Stores and Packaging Zoning Petition: Adopted.
  • Zoning Petitions in Progress:
    • Biomed Realty Zoning Petition (320 Charles Street): Passed to a second reading; potential vote late June (June 30th) or early August.
    • Residents Petition related to Religious Uses: Ordinance Committee hearing scheduled for June 18th; continued hearing at Planning Board to be scheduled pending legal opinion from City's Law Department.

III. Approval of Meeting Minutes

  • Transcripts Reviewed: Certified transcripts for meetings held on March 18th and March 25th, 2025.
  • Motion to Accept: Tom Sieniewicz moved to accept the transcripts as the meeting minutes.
  • Second: Mary Lydecker seconded the motion.
  • Roll Call Vote:
    • Ted Cohen: Yes
    • Mary Lydecker: Yes
    • Diego Macias: Yes
    • Tom Sieniewicz: Yes
    • Ashley Tan: Yes
    • Carolyn Zern: Yes (noted she was not present at the meeting but voted to accept)
    • Mary Flynn: Yes
  • Outcome: All members present voted in favor. Motion passed (7-0).

IV. Request for Extension of Time: Planning Board Case PB315

  • Case Number: PB315
  • Applicant: Boston Properties Limited Partnership
  • Request: Major amendment to modify the infield development concept plan for the MXD zoning district.
  • Presenter: Swathi Joseph, CDD.
  • Discussion: The major amendment request was first heard on March 25th, 2025. The applicant is working through issues raised by board members and staff.
  • Waiver: The applicant provided a waiver of the statutory time for hearing and decision.
  • Extension Requested: Until September 30th, 2025.
  • Recusal: Tom Sieniewicz recused himself from this matter.
  • Associate Member Appointment: Dan Anderson was appointed to vote on this motion.
  • Motion to Agree to Extension: Ted Cohen moved to agree to the extension of time.
  • Second: Ashley Tan seconded the motion.
  • Roll Call Vote:
    • Ted Cohen: Yes
    • Mary Lydecker: Yes
    • Diego Macias: Yes
    • Ashley Tan: Yes
    • Carolyn Zern: Yes
    • Dan Anderson: Yes
    • Mary Flynn: Yes
  • Outcome: All seven appointed members voted in favor. Motion passed (7-0).

V. Report on Utility Planning

A. Cambridge Department of Public Works (DPW) and Cambridge Water Department

  • Presenters: Kathy Watkins (Commissioner of Public Works), Rich Holley (Manager of Distribution, Water Department).
  • DPW Presentation Highlights (Kathy Watkins):
    • Holistic Approach: DPW employs a 5-year and 10-year plan for utilities, focusing on complete streets, Vision Zero, and public safety.
    • Sidewalk Inventory: Updated inventory of all city sidewalks, pedestrian ramps, and crosswalks.
      • Condition Assessment: 43% good, 49% fair, 7% poor.
      • Accessibility: Over 3,000 non-compliant ramps (too steep, lacking truncated domes). Plans for contracts to address ramp compliance.
    • Pavement Management System: Updated system scores every roadway (0-100) to prioritize projects.
    • Sewer and Drain System (10-year plan):
      • Drainage Areas: Left of dark blue line (eastern part of city) drains to Alewife Brook; right side drains to Charles River.
      • Combined vs. Separated Sewers: Blue areas are separated (better); yellow areas are not separated.
      • Combined Sewer Overflows (CSOs):
        • Combined sewers carry both rain and sewage. Heavy rain can overwhelm pipes, leading to CSOs into Charles River or Alewife Brook.
        • Significant reduction in overflows: 85% into Alewife Brook, 98% into Charles River over 30 years.
        • CSO Control Plan: Ongoing project with Somerville and MWRA.
          • Next community meeting: Fall 2025.
          • Draft plan: End of 2025.
          • Finalized plan: January 2027.
        • Climate Change Integration: First CSO control plan in the country to effectively incorporate climate change, accounting for increased precipitation intensity.
        • Strategies: Sewer separation, green stormwater infrastructure, inflow/infiltration reduction, storage facilities (e.g., large storage tunnels), and conveyance improvements.
        • Project Examples:
          • Tobin School: 100,000-gallon bio-retention area and 1.25 million-gallon stormwater tank under construction to reduce flooding.
    • Sea Level Rise and Storm Surge: Regional project with other communities to enhance Charles River Dam and Amelia Earhart Dam to prevent seawater intrusion.
      • Flooding from sea level rise can be 2-4 feet higher than rainfall flooding, significantly impacting development.
    • Electrical Division: Moved into DPW a year ago, providing more support and funding.
      • Projects: Replacement of decorative poles at Lechmere Canal Park (Shepherd's Crook style), 3-4 year plan for light pole replacement, maintenance of PV systems at city buildings.
  • Water Department Presentation Highlights (Rich Holley):
    • Water Main Replacement Rationale:
      • Aging infrastructure (some mains date to 1864).
      • Leakage history and water conservation.
      • Maintaining fire flows (Cambridge has high percentage of active fire hydrants).
      • Improving water quality (preventing stagnant water).
      • Supporting current and future development.
    • Coordination with DPW: Water main replacements are coordinated with DPW street and sidewalk reconstruction projects to avoid future breaks on new infrastructure.
    • Current Projects (Chapter 90 Contract 25):
      • Maple Ave (2018, in-house): 1,500 ft of 8-inch ductile iron pipe installed. Fire flows increased from 900 GPM to 1,900 GPM. 10 lead services replaced.
      • Montgomery Street (2017, in-house): Transferred water services from old 6-inch cast iron (1870) to 12-inch cleaned and lined main (1933). Fire flows increased from 965 GPM to 1,600 GPM. 7 lead services replaced.
      • Dana Street (Newport Construction): Replacing 10-inch cast iron (1896) with 8-inch ductile iron pipe. Hydraulic modeling showed increased fire flows and water quality due to smoother pipe.
      • Sharapa Street (Fall start): Replacing 2,000 ft of 6-inch cast iron (1896) with 8-inch pipe. Fire flows expected to almost triple. 22 lead services to be removed.
    • Mass Ave Partial Construction Project (Bike Lanes): Replacing old cast iron mains (8-20 inches) at intersections with floating bus stops. 1,900 ft of pipe replacement, increased valving for better isolation.
    • Future Projects (Chapter 90 Contract 26, possible 2025 start):
      • Avon Hill Street (in-house): Replaced old 6-inch main, significantly increased water flows and pressure at the city's highest point.
      • Hillside Ave: 400 ft of 6-inch (1871) to be replaced with 8-inch.
      • Chetwin Road: Old 6-inch cast iron to be replaced for shared street project.
      • Gray Street: 200 ft of 6-inch to be replaced with 8-inch.
      • Kirkland Road: Dead end, old main replacement.
      • Norfolk Street: 1,500 ft of old 6-inch to be replaced with 8-inch ductile iron pipe.
      • Haskell Street (J&J Sacca): Mass Ave to Rindge Ave section, addressing poor fire flows.
    • Total Proposed 2025 Replacements: 1.28 miles of new water main.
  • Board Questions for DPW/Water Department:
    • Funding: Mostly city funding (tax revenue, bonds). State Chapter 90 funds also used. Federal funds pursued for specific projects (e.g., $2.4M grant for Fitchburg Rail Line bike/ped bridge design).
    • Green Infrastructure Measurement: City tracks green infrastructure (bio-basins, infiltrating catch basins) through O&M plans and regular inspections for private developments.
    • Permeability and ADA: DPW balances ADA requirements with permeability by using larger tree pits, deep paving projects, and pervious brick pavers in non-primary walking surfaces. Infiltrating catch basins are preferred over porous paving due to maintenance issues.
    • CSO and Backflow: Kathy Watkins clarified that backflow issues are not directly related to CSOs but can occur when any sewer system is overwhelmed. Lower-level fixtures require backflow devices per plumbing code. The city has seen significantly reduced flooding events over 30 years due to extensive system maintenance and understanding.
    • Full Stormwater/Sewer Separation: Full separation is not realistic in a 30-year timeframe due to cost and complexity. The CSO control plan prioritizes projects with the biggest benefits and co-benefits.
    • Melissa Peters: Jeff Roberts announced Melissa Peters has been named permanent Assistant City Manager for Community Development.

B. Eversource Gas and Electric Utility

  • Presenters: Jason Wright (Community Relations Specialist), Mark Rooney (Energy Efficiency), Sophia Zang (Advanced Forecasting), Juan Martinez (System Planning).
  • Eversource Presentation Highlights (Jason Wright):
    • Sustainability: 2024 sustainability report highlights initiatives, climate adaptation and mitigation plan (CAMP), and new biodiversity commitment.
    • Energy Efficiency (Mark Rooney):
      • Historic Data (2022-2024): Presented annual electric usage, kilowatt-hour savings, and incentives distributed across residential, low-income, large commercial/industrial, and small business sectors in Cambridge.
      • Heat Pump Installations: 163 in 2022, 291 in 2023.
      • Current 3-Year Plan (2025-2027): Four main pillars:
        1. Reduced GHG Emissions: Driving electrification (87,000 heat pumps statewide), weatherization (164,000 homes/small businesses), decarbonization planning for C&I customers.
        2. Enhanced Program Access: Expanding access for low/moderate-income customers, renters, and designated equity communities.
        3. Improved Customer Experience: Multilingual support, timely rebate processing, improved electrification experience.
        4. Strengthened/Diversified Workforce: Collaborating with MassCEC, increasing funding ($24M/year), broadening supplier pool (15% diverse suppliers), strengthening heat pump installer network.
    • Electric Sector Modernization Plan (ESMP) (Jason Wright):
      • Purpose: Proactively upgrade distribution/transmission systems to meet climate goals, improve reliability, accommodate transportation/building electrification.
      • Key Drivers: Step loads (sudden load changes). Winter peak expected by 2035 due to EV and heat pump adoption.
    • Advanced Forecasting and Modeling (Sophia Zang):
      • Forecast Horizons: 10-year near-term (capital projects triggered), long-range (until 2050) for policy objectives.
      • Demand Drivers in Cambridge: New commercial building development (especially biotech) is the key driver. EV charging has slowed.
      • Concentration: Fresh Pond, Alewife, Boylston Yards, Union Square (Somerville).
      • Growth Rate: 1.9% year-on-year growth to peak loads for the next 10 years.
      • Economic Monitoring: Closely monitoring economic trends; some project delays/cancellations observed (6% decrease in total load projects over 2 years).
    • System Planning (Juan Martinez):
      • Regional Projects: New substations proposed in Somerville/Charlestown and Boston (Austin Fenway Brookline, downtown, South End).
      • Cambridge Specific Projects:
        • Greater Cambridge Energy Program: Largest underground substation in the country (35,000 sq ft) in Kendall Square. Interconnects with Somerville, East Cambridge, Allston Brighton.
          • Addresses increased demand, enhances resiliency, ensures flexible grid.
          • Work began in 2025, initial energization in 2029.
          • Focus on coordinating with other projects and installing vaults (underground rooms for electrical equipment). Six vaults installed along Galileo, Linsky, Volpe parcel; two more along Ames.
        • Underground Cable Modernization Program (UCMP): Phasing out old high-pressure fluid-filled (HPFF) cables with new cross-linked polyethylene (XLPE) cables.
          • XLPE carries higher loads, is more environmentally friendly (solid vs. fluid-filled).
          • Routes: Mystic to North Cambridge, North Cambridge to Woburn.
          • Line Routing Process: Defines study area, filters routes based on constraints, compares candidate routes, and scores them (reliability, environmental, cost, community impacts).
          • Timeline: Goal to begin construction on these lines in 2028.
      • Overall Electric System Plan:
        • Near-term: Solutions to address substation capacity constraints (transferring loads).
        • Mid-term: Interim solutions (Somerville Station 402).
        • Long-term: Greater Energy Cambridge program (new substation) to relieve existing substations.
    • Distribution (Jason Wright):
      • Transmission vs. Distribution: Transmission (superhighway, high voltage) vs. Distribution (utility poles, lower voltage to homes).
      • Work Categories: Capital work (replacing aging equipment), customer work (new service/upgrades), system maintenance (emergent/corrective).
    • Advanced Metering Infrastructure (AMI) / Smart Meter Project:
      • Implementation: Began January 2025 in western MA; 3-year plan to upgrade all meters.
      • Benefits: Near real-time usage data, energy reports, high usage alerts, automatic outage reporting, remote move-in/out.
      • Cambridge Timeline: Network devices installed Q4 2025/Q1 2026; smart meter installation mid-2027.
    • Gas System Enhancement Program: Replacing vintage pipe materials (cast iron, steel) with state-of-the-art materials to reduce leaks and improve capacity.
  • Board Questions for Eversource:
    • Alewife Substation: Expected to be at capacity in the 10-year planning horizon (by 2027). Near-term solutions are being developed until a long-term solution (e.g., additional transformer capacity) can be established.
    • Substation Elimination: Existing substations will continue to operate; the new substation will deload them, allowing them to address more load growth within their boundaries.
    • Microgrids: Eversource focuses on transmission system upgrades to bring clean energy from outside the city to the metro area, stepping up voltage to reduce losses.

C. Vicinity Energy

  • Presenters: Matt O'Malley (Chief Sustainability Officer), Dawn Sylvia (VP for Regional Operations).
  • Vicinity Energy Presentation Highlights (Matt O'Malley):
    • District Energy Overview: Centralized thermal energy production distributed via underground pipes. Evolved from coal to oil, natural gas, CHP, and now electrification.
    • Vicinity Operations: In 12 US cities; Boston/Cambridge is a major market. 26 miles of underground pipe (4.1 miles in Cambridge).
    • Kendall Square Plant: Largest energy producing facility locally, houses the largest CHP baseload.
    • Decarbonization Plan (3-pronged approach):
      1. Electric Boilers:
        • 42 MW electric boiler installed and operational in Kendall Square since November 2024.
        • Direct connection to grid allows wholesale energy procurement, enabling use of renewables and cost-competitive decarbonized product.
        • Compliant with Birdo (Boston) and Butoh (Cambridge) regulations.
        • Surplus solar events have allowed more frequent operation than anticipated, lowering emissions and fostering more renewables.
        • Can go from 0 to 100% load in 10 minutes, allowing "valley surfing" to take advantage of low power prices.
      2. Heat Pumps:
        • Water-based heat pump leveraging energy from the Charles River.
        • Will be the first city-scale heat pump of its kind in an American city.
        • Coefficient of Performance (COP) of 2.0-2.5 (Gen 1), with Gen 2 potentially exceeding 3.0.
        • Returns water to Charles River 4-7 degrees cooler.
        • Supported by HEAT, Charles River Watershed Association, Charles River Conservancy, Conservation Law Foundation.
        • Will displace a fossil fuel boiler at Kendall station within 6-8 months.
        • Expected to be fully operational by 2028.
      3. Thermal Storage:
        • Farthest out technology, hoped to be operational by end of decade (2029-2030).
        • Captures wind energy (abundant late at night) by heating hot rocks/substrate.
        • Shifts peak demand by using stored energy during high-demand times (e.g., 6-8 AM).
        • Aims to offer decarbonized product at competitive rates and spur renewable development.
    • Modernization Examples:
      • Upgrade and relocation of distribution system near MXD site to enable Eversource substation construction.
      • 585 Kendall: Interconnection completed within last month; building on schedule to take energy by Spring 2026. Involved moving a gas transfer station and upgrading Vicinity's system.
  • Board Questions for Vicinity Energy:
    • Heat Pump Efficiency and Cooling: The heat pump generates steam (heat only). COP is 2.0-2.5. Vicinity leverages existing distribution system and transmission-level power intake to avoid burdening local distribution. Existing absorption cooling and turbine-driven cooling technologies are on the system. The Charles River's stable temperature range (36-73 degrees F) allows for a higher COP compared to air-source heat pumps.
    • Fuel Agnostic Future: Vicinity views electrification as another fuel shift, with future energy sources (e.g., fusion) potentially driving the electricity.

VI. Public Comment

  • Speaker: Heather Hoffman, 213 Hurley Street.
    • CSOs: Expressed concern about raw sewage in Alewife Brook and basements, urging the city to take advantage of opportunities to address the issue.
    • Lechmere Canal Park Lights: Confirmed that replacements would be in the original decorative style (Shepherd's Crook).
    • Fire Hydrants: Glad to hear about improved water flow. Suggested placing pennants on hydrants for visibility in snow and to prevent plow damage.
    • Double Poles: Urged all utilities to work together to eliminate unsightly double poles throughout the city.
    • Substations/Transformers: Inquired about the status of plans for additional substations/transformers in neighborhoods, noting previous discussions about needs in areas other than her own.

VII. Board Discussion and Comments

  • General Appreciation: Board members expressed appreciation for the comprehensive and informative presentations, acknowledging the extensive work being done by all utilities and city departments.
  • Resiliency and Sustainability: Noted the focus on resiliency, adequate capacity, and sustainability in planning for the future and increased electrification.
  • Groundwater and River Health: Tom Sieniewicz highlighted the importance of groundwater flow to river health and the positive impact of keeping pipes tight (reducing infiltration) on both treatment volumes and river sustainability. Infiltrating catch basins were noted as a more maintainable solution than porous paving for getting stormwater into groundwater.
  • Long-Range Planning: Dan Anderson inquired about Eversource's consideration of microgrids for long-term electrification and the realism/timeline for full stormwater sewer separation given 2070 goals and significant precipitation flooding.
    • Eversource reiterated that transmission system upgrades are key for bringing clean energy into the city.
    • DPW clarified that full sewer separation is not feasible in a 30-year timeframe, and the CSO plan prioritizes projects for maximum benefit.

VIII. Conclusion of Discussion Item

  • Motion to Conclude: Tom Sieniewicz moved to conclude the discussion item.
  • Second: Ted Cohen seconded the motion.
  • Roll Call Vote (Associate Members not voting):
    • Ted Cohen: Yes
    • Mary Lydecker: Yes
    • Diego Macias: Yes
    • Tom Sieniewicz: Yes
    • Ashley Tan: Yes
    • Carolyn Zern: Yes
    • Mary Flynn: Yes
  • Outcome: All members present voted in favor. Motion passed (7-0).

IX. Additional Staff Comments

  • Jeff Roberts announced that Melissa Peters has been named the permanent Assistant City Manager for Community Development.

X. Adjournment

  • The meeting was adjourned.

Last updated: Oct 6, 2025

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