Planning Board - Planning Board Meeting

Governing Body: Cambridge Planning Board Meeting Type: Regular Meeting Meeting Date: November 18, 2025, at 6:30 PM Attendees:

• Planning Board Members: Tom Sieniewicz (Vice Chair, Acting Chair), Ted Cohen, Mary Lydecker, Diego Macias, Ashley Tan, Carolyn Zern
• Associate Planning Board Members: Dan Anderson
• Absent: Mary Flynn (Planning Board Member), Joy Jackson (Associate Planning Board Member)
• City Staff: Jeff Roberts (Director of Zoning and Development, CDD), Swathi Joseph (CDD), Evans Petrini (CDD), Eric Thorkelson (Community Planning and Design Division), Brian Gregory (Community Planning and Design Division), Cassie Arnaud (City's Housing Department), Janet Haynes (City's Housing Department)
• Project Team (HRI at 30 Wendell LLC): Eleni Makrakis (HRI), Gabby Aitchison (Icon Architecture)
• Public Speakers: Eugene Kim, Peter Norenberg, Lynn Rice, Glenna Wyman, Benjamin Wergaft, Ted Liv, Deborah Fox, Lou Wehrgast, Susan Richards, James Zoll, Gabriel M., Valerie Ann Bonds

Discussion:

• The board moved to an executive session to discuss a litigation strategy concerning an Open Meeting Law complaint filed by Mr. Young Kim against the board on October 2, 2025.
• The board reconvened in open session following the executive session.

Official Action:

• Motion to move to Executive Session: Carolyn Zern
• Second: Ted Cohen
• Vote:
  • Ted Cohen: Yes
  • Mary Lydecker: Yes
  • Diego Macias: Yes
  • Ashley Tan: Yes
  • Carolyn Zern: Yes
  • Tom Sieniewicz: Yes
  • Outcome: Motion passed unanimously (6-0).
• Motion to move out of Executive Session: Carolyn Zern
• Second: Ashley Tan
• Vote:
  • Ted Cohen: Yes
  • Mary Lydecker: Yes
  • Diego Macias: Yes
  • Ashley Tan: Yes
  • Carolyn Zern: Yes
  • Tom Sieniewicz: Yes
  • Outcome: Motion passed unanimously (6-0).

Presenter: Jeff Roberts, Director of Zoning and Development, CDD

Key Discussion Points:

• Staff Introduction: Jeff Roberts introduced CDD staff present: Swathi Joseph, Evans Petrini, Eric Thorkelson, Brian Gregory, Cassie Arnaud, and Janet Haynes.
• Meeting Schedule Update:
  • No meetings scheduled for the next two weeks (Thanksgiving holiday).
  • Next meeting scheduled for December 9th, with one item of general business: a Planning Board Advisory Consultation for an Affordable Housing Overlay development (the first under the new multifamily housing zoning amendments).
  • A potential meeting on December 16th, but no items confirmed yet.
  • No meetings expected on December 23rd or 30th.
• Ordinance Committee Update:
  • The Ordinance Committee held a hearing on the Massachusetts Avenue and Cambridge Street zoning petitions last Thursday.
  • The session was recessed for further discussion on December 2nd.

Project: Affordable Housing Overlay project proposed by HRI at 30 Wendell LLC to construct a new eight-story building with 95 affordable rental units and amenities, and 77 long-term and 8 short-term bicycle parking spaces, with a gross floor area of 110,803 square feet at 28-30 Wendell Street.

Presenters: Eleni Makrakis (HRI), Gabby Aitchison (Icon Architecture)

Key Discussion Points:

• Project Context:
  • This is the second of two required Planning Board advisory consultation sessions for AHO-8.
  • The AHO allows for "as of right" development for 100% affordable housing projects.
  • The purpose of this review is to provide advisory comments on design and conformance with urban design objectives, not to grant or deny a permit.
  • The Planning Board issued a preliminary report on August 25th following the first consultation.
  • The project proposes 95 intergenerational multifamily rental units for low and moderate-income households, including 40 age-restricted one-bedroom units.
  • Project goals: affordability, streetscape activation, and sustainability.
• Design Updates (since August meeting):
  • Exterior Design:
    • Refined main volume by breaking down massing and reinforcing vertical elements.
    • Reorganized ground floor at Wendell Street for clarity of distinct zones.
    • Added a two-foot reveal at the central mast to break up facade length and reinforce the six-story datum.
    • Shifted vestibule to the east for more entry space, enhanced by eliminating canopy posts (cantilevered structure).
    • Reconfigured the "little library" with more geometric organization and play for colors.
    • Updated relationship between top of windows and upper cornice at 8th floor; differentiated cornice profiles at 8th and 6th floors.
    • Changed window height, brick lintel heights, and some window sizes for improved proportions.
    • Increased window sizes in residential areas while maintaining "Passivhaus" standards.
    • Reduced ground floor glazing size and number based on city feedback to feel more residential and reduce light pollution.
    • Central reveal adds shadow line and depth, reinforcing vertical rhythm.
    • HRI is collaborating with the Historical Commission and Baldwin Community Center for the "little library" design.
    • Side elevations: reorganized windows based on unit layouts; siding at top two floors shifts to a lighter color.
    • Rear of building: increased and aligned windows; design team open to discussing bay colors.
    • Exterior cladding: varied textures and complementary colors; base color shifted from slate to charcoal.
    • In-person material review offered to city staff and Planning Board members.
    • Increased lintel size by 50% on brick facades, with stacked brick effect.
    • Main entry canopy refined to be distinct, using composite metal panel, and can integrate signage.
    • Cornice profiles reduced substantially to reflect neighborhood scale and differentiate building masses.
  • Site Design:
    • Reorganized Wendell Streetscape for resident/hub user flow and pedestrian engagement (greenery, "little library").
    • Courtyard softened with greenery and distinct zones for residents.
    • Wendell Street: "Little library" with playful seating and plantings; residential entry (foot-wide walkway); six visitor bike parking spaces (reoriented); table and chairs for residential area; community hub space with plaza feel, communal seating, bike racks, and path to interior residential bike parking.
    • Courtyard: Three distinct spaces defined by use, furniture, and plantings; paving pattern defines circulation; large canopy tree as focal point and shade; understory tree added; seating adjacent to indoor sunroom; playful seating area (tree stumps); protected area with picnic table and shade trellis.
    • Courtyard fence: metal, integrated into trellis design; hardwood panels for screening.
    • Site wall: stone, for seating and texture.
• Project Timeline & Financing:
  • Currently at 70% Construction Documents (CDs).
  • Applying for state financing this fall.
  • Earliest construction start: mid-2027.
  • Preliminary budget: ~$94 million (approximately $1 million per unit).
  • Decision to reduce from nine to eight stories was in response to community feedback and to maintain efficiency within funding limits.
  • Proprietary steel system used for construction to manage costs.
  • Density supports a full on-site management office and a part-time engagement coordinator for older adults.
• Infrastructure:
  • Civil engineer involved; all utilities (sewer, water, electrical) have been sized and reviewed by DPW.
  • No concerns about adequate infrastructure.
  • Electrical transformer will be in a three-hour vault inside the building on Wendell Street.

Public Comment Summary:

• Eugene Kim (29 Wendell Street): Expressed strong support for affordable housing but concerns about excessive scale and density. Cited major concerns:
  • Excessive Scale: Eight-story, 95-unit tower (166 ft long) far exceeds neighborhood's two- and three-story pattern. Minor cosmetic changes don't address scale.
  • Unsustainable Infrastructure Burdens: Sewer output would jump from 3,000 to 19,900 gallons/day (6.7x increase). Water supply (8-inch cast iron main) may not support 95 additional households. Electrical considerations.
  • Worsening Traffic: Five parking spaces for 95 units will push cars onto already-at-capacity streets. Wendell Street is a one-way major exit for Harvard commuters, already backed up.
  • Conclusion: Project is too tall, dense, and demanding on utilities/streets. A moderately scaled, context-appropriate building is needed.
• Peter Norenberg (15 Wendell Street): Agreed with Eugene Kim. Emphasized that a building cannot exist apart from its environment. Criticized the "cruise ship" aesthetics and the planning board's failure to address burdens. Stated that changing cornice details or siding color doesn't change environmental/infrastructural impact. Questioned construction logistics (staging, duration, street closure, environmental risks from demolition). Implored the board to dig deeper.
• Lynn Rice (76 Oxford Street): Focused on design requests:
  • Dedicated on-site space for repair vehicles, deliveries, garbage collection (Uber, Amazon). Wendell Street is easily blocked.
  • Advanced planning for future housing development infrastructure (sewerage, water, electrical, parking).
  • The project is too massive for the street/neighborhood; larger/taller buildings should be on main corridors/squares.
  • Planning for construction-related issues (on-site availability for trucks/deliveries).
• Glenna Wyman (CHA Senior Housing, East Cambridge): Supported the project. Compared it to successful eight-story buildings in East Cambridge and other neighborhoods. Noted the lack of parking is consistent with city's direction to encourage non-car use. Applauded the 40 units of senior housing. Urged the board to address legitimate concerns but support the project's advancement as a much-needed, moderate-sized development.
• Benjamin Wergaft (6 Cypress Street): Welcomed affordable housing but not this specific building. Described it as "massive and out of scale," damaging the neighborhood during construction and use. Will destroy mature trees, amplify parking problems, and create havoc. Would welcome considerably smaller structures. Criticized HRI for ignoring objections to scale and pretending surface decoration can help it blend in. Stated that the community supports affordable housing but wants reasonable versions.
• Ted Liv (17 Wendell Street): Deemed the design "completely inappropriate" for its location. Scale and bulk incompatible with the environment; belongs on Mass Ave, not Wendell Street. Five parking spaces are for staff/service, not residents; HRI's assumption that no residents will have cars is "laughable." Traffic impacts from delivery/ride-hail vehicles will cause backups on Wendell and Oxford. Argued that high per-unit cost for this structure means funding could build more units in smaller projects.
• Deborah Fox (35 Blake Street, HRI Board Member): Strongly supported the project, highlighting the need for family and senior housing. Commended HRI's efforts to advance design with community/city/board input. Stated the building will be an important asset, and HRI has an excellent track record of maintaining buildings and supporting residents.
• Lou Wehrgast (35 Wendell Street): Welcomed an affordable housing project that fits the environmental/physical features of Wendell Street, but this project does the opposite. Described it as "monumental," dwarfing other structures and adding too great a burden of density/magnitude. Reiterated infrastructure and parking concerns. Criticized HRI for not consulting the community before presenting the plan and for falling back on "as of right" arguments instead of substantively defending the design. Advocated for "reasonableness and proportion."
• Susan Richards (316 Rinjav): Emphasized the need for affordable housing in Cambridge due to rising costs. Supported the project, comparing it to successful large affordable housing developments (e.g., Ringe Towers) that integrate into neighborhoods. Stressed the importance of creating spaces for seniors and people of all incomes in all Cambridge neighborhoods. Commended HRI's work in maintaining buildings and supporting residents.
• James Zoll (203 Pemberton Street): Thanked all involved. Praised HRI and Icon Architecture for a "very good looking building" that serves its purpose, especially for seniors. Criticized those who claim to support affordable housing but only offer negative comments. Highlighted the shift to "by right" zoning to address past exclusions. Expressed hope for construction and new neighbors on Wendell Street.
• Gabriel M. (31 Wendell Street): Supported affordable housing but requested a "reasonable scale" for the neighborhood, suggesting six stories and 80 units. Raised concerns about the developer's own engineers pointing out issues with sewage/water requirements and phosphorus reduction. Asked if it's truly responsible to build something this dense.
• Valerie Ann Bonds (President, Mass Senior Action Council; Resident of HRI development): Emphasized the importance of affordable and deeply affordable housing. Acknowledged NIMBY and YIMBY perspectives. Noted the influx of high-salaried individuals has made Cambridge inaccessible for many. Believed collaboration between Wendell Street residents and HRI is possible. Asked if the presentation is available. Noticed no security officers in the presentation (unlike her HRI development) and a smoking area. Suggested visiting other HRI properties (e.g., Columbia Terrace, Rivermark) to see how they blend into communities. Stated that land is scarce, need is great, and sacrifices must be made.

Board Discussion and Comments:

• Tom Sieniewicz (Acting Chair): Thanked the project team for incorporating previous comments, noting the process is working. Acknowledged the constraints of affordable housing development.
• Ted Cohen:
  • Lintels: Expressed concern about the absence of lintels above second-floor windows, suggesting a larger brick band.
  • Reveal/Notch: Understood its purpose but felt the ground floor of the "little library" and garage areas needed more thought.
  • Ground Floor: The "little library" and garage door areas are major aesthetic points and need further refinement.
  • Garage Door: Suggested an independent, different color for the garage door, similar to the hub's door frame, rather than matching the brick.
• Dan Anderson:
  • Lintels: Agreed with Ted on the lintel issue, suggesting it might be a color or treatment issue.
  • Entry Relocation: Appreciated the relocation of the entry.
  • Little Library: Felt it had evolved but could have more "life."
  • Rear Outdoor Space: Suggested more texture and character for the exterior walls in the courtyard to "enliven the space," as the neutral base material felt "deadening."
  • Scale/Livability: Appreciated efforts to bring scale and livability down to the street edge.
• Diego Macias:
  • Liked the building from the first review.
  • Reveal/Notch: Supported keeping the notch, especially given the functional explanation.
  • Little Library: Preferred the previous brick aspect and rotated design of the "little library" for its contrast and interesting design.
  • Courtyard: Praised the courtyard design and the inclusion of a tree.
• Ashley Tan:
  • Appreciated the project team's responsiveness.
  • Noted the presence of several four-story and larger buildings on Wendell Street and at the corner of Mass Ave, including a six-story Harvard building.
  • Commended the project team for trying to stick to the context with the brick facade up to the sixth floor.
  • Reveal/Recess: Questioned if the current recess effectively breaks down bulk as intended by the AHO ordinance (requiring projections/recesses every 40 feet). Suggested more thought on this, possibly including projections.
  • Greenery: Advocated for more canopy and green elements on the Wendell Street front.
• Mary Lydecker:
  • Acknowledged the public comments and the team's responsiveness, urging continued communication during construction.
  • Courtyard Tree Planting: Raised concerns about the 34 sq ft planting area for the canopy tree and soil volume (targeting 1,000 cubic feet for a standalone tree). Asked about the strategy for soil (e.g., suspended pavement system) given permeable pavers. Requested follow-up on plans and details.
  • Maintenance Doors: Questioned the maintenance doors opening directly onto lawn areas on the west and south sides, suggesting it might be an "odd condition" if not properly hardscaped. Urged attention to these "edge conditions."
  • Little Library: Agreed with others that the "little library" side needs more attention, suggesting bringing back the "fanciful, whimsical play with the brick" and addressing the garage door entry.
• Carolyn Zern:
  • Garage Door/Little Free Library: Happy to hear about continued work on this area, including murals. Emphasized pedestrian safety, suggesting color on the garage door to indicate an active driveway.
  • Bay Color: Preferred the lighter color on the bays, feeling it blends better with the neighborhood.
• Tom Sieniewicz (Acting Chair):
  • Reveal: Saw a design opportunity for the reveal to be more whimsical, a "placemaking" element (e.g., glazed brick, pattern, letters) to make it a landmark.
  • Ground Level: Agreed the ground level is vastly improved.
  • Free Library: Noted the conflict between the "little library" and the driveway, seeing it as a design opportunity to make it a "wonderful neighborhood feature" and resolve the traffic conflict.
  • Cornices: Approved of the adjustments to the cornices, making them less bulky.
  • Supported the project, acknowledging the developer's hard work and constraints. Noted that the project is not 13 stories (like the Azeem Wright proposal), which is appropriate for the community.

Official Action:

• Motion to conclude the design consultation session and submit a final report with comments to the Superintendent of Buildings: Diego Macias
• Second: Ted Cohen
• Vote:
  • Ted Cohen: Yes
  • Mary Lydecker: Yes
  • Diego Macias: Yes
  • Ashley Tan: Yes
  • Carolyn Zern: Yes
  • Tom Sieniewicz: Yes
  • Outcome: Motion passed unanimously (6-0).

The meeting was adjourned.