Planning Board - Planning Board Meeting

December 9, 2025
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Cambridge Planning Board - Planning Board Meeting Minutes

Meeting Date: December 09, 2025, at 12:00 AM Governing Body: Cambridge Planning Board Type of Meeting: Regular Meeting

Attendees:

  • Mary Flynn, Planning Board Chair
  • Ted Cohen, Planning Board Member
  • Mary Lydecker, Planning Board Member
  • Diego Macias, Planning Board Member
  • Ashley Tan, Planning Board Member
  • Carolyn Zern, Planning Board Member
  • Dan Anderson, Associate Planning Board Member
  • Joy Jackson, Associate Planning Board Member (appointed for specific case)

Staff Present:

  • Jeff Roberts, Director of Zoning and Development, Community Development Department (CDD)
  • Swathi Joseph, CDD Staff

Executive Summary: The Cambridge Planning Board convened on December 9, 2025. The primary actions included the approval of past meeting minutes and a determination regarding a proposed quick-service food establishment at 20 Child Street within the Cambridge Crossing Planned Unit Development (PUD). An advisory review for 16-28 Porter Street was postponed to January 13, 2026. The Board also received updates on City Council activities concerning the Mass Ave and Cambridge Street corridor rezoning petitions and future discussions on institutional use provisions.

I. Call to Order and Attendance

  • The meeting was called to order at 6:30 PM by Chair Mary Flynn.
  • Remote participation was authorized pursuant to Chapter 2 of the Acts of 2025.
  • All board members, applicants, and members of the public were instructed to state their name before speaking.
  • All votes were to be taken by roll call.
  • Staff conducted a roll call to confirm attendance and audibility of board members:
    • Ted Cohen: Present, visible, and audible.
    • Mary Lydecker: Present, visible, and audible.
    • Diego Macias: Present, visible, and audible.
    • Tom Sieniewicz: Absent.
    • 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): Present, visible, and audible.
  • Six (6) Planning Board members and two (2) Associate Members were present.

II. Update from the Community Development Department (CDD)

  • Jeff Roberts, Director of Zoning and Development, provided updates.
  • Postponement of Advisory Review: The advisory review for 16-28 Porter Street (PBAC1), originally scheduled for this meeting, was postponed to January 13, 2026, at the applicant's request.
  • Upcoming Meetings:
    • The next meeting is scheduled for December 16, 2025.
    • An advisory review session for an affordable housing overlay development at 8-12 May Street and 53 Long Street (Corcoran Park, a CHA property) is confirmed for December 16, 2025. This will be the first of two advisory review sessions.
    • Additional items for the December 16th agenda may be confirmed in the coming days.
  • City Council Updates:
    • Mass Ave and Cambridge Street Corridor Rezoning Petitions:
      • The Planning Board previously made positive recommendations to the City Council in October.
      • The City Council held several meetings and Ordinance Committee hearings.
      • Amendments were made addressing cleanup issues, accessibility of open space, and stronger active use provisions.
      • Both petitions passed to a second reading at the last City Council meeting, allowing for a vote on ordination on or after December 22, 2025.
      • A policy order was issued to look into strengthening active use provisions as part of a separate future petition.
    • Institutional Use Provisions:
      • CDD staff referred a zoning petition to the City Council to amend institutional use provisions to align with state law.
      • The Planning Board will hold a future hearing on this matter.
  • No questions were raised by board members regarding the CDD update.

III. Approval of Meeting Minutes

  • The Board received certified transcripts for meetings held on:
    • July 22, 2025
    • October 7, 2025
    • October 21, 2025
    • October 28, 2025
  • No questions or comments were raised by board members on the submitted minutes.
  • Motion: Diego Macias moved to accept the certified transcripts as the meeting minutes.
  • Second: Carolyn Zern seconded the motion.
  • Roll Call Vote:
    • Ted Cohen: Yes
    • Mary Lydecker: Yes
    • Diego Macias: Yes
    • Ashley Tan: Yes
    • Carolyn Zern: Yes
    • Mary Flynn: Yes
  • Outcome: The motion passed unanimously (6-0).

IV. Advisory Consultation: PBAC1 at 16-28 Porter Street

  • This item was postponed to January 13, 2026, at the applicant's request.

V. Determination of Proposed Use: 20 Child Street (PB 179 - Cambridge Crossing PUD)

  • Case Description: A proposal to locate a quick-service food establishment on the ground floor of Parcel 1N in the North Point/Cambridge Crossing PUD.
  • Background:
    • The PUD zoning and special permit do not explicitly authorize a quick-service food establishment in this location.
    • The zoning and special permit allow the Planning Board to make a written determination to permit the proposed use if it is found to be compatible with and advances the policy objectives of the Eastern Cambridge Plan and is necessary to support the predominant residential use in the PUD in the North Point Residence District.
  • CDD Staff Comments (Jeff Roberts):
    • CDD staff discussed the request with the prospective retailer and found no particular issues.
    • The Board has made similar determinations for this type of use in the past.
  • Applicant Representative: Adam Weisenberg, representing the applicant.
  • Tenant Representative: Sam Singh (via phone), representing DonorShack.
    • Description of DonorShack: An authentic Turkish kebab concept, originating in Germany.
    • Unique Value Proposition:
      • Authentic Turkish bread, with a replicated recipe in the U.S.
      • Robotic system for shaving meat from vertical rotisseries.
    • Menu Items: Kebabs in Turkish bread (bowls/sandwiches), bowls, fried chicken, and shakes.
  • Board Member Questions:
    • Ashley Tan inquired about the type of food offered by the quick-service restaurant.
  • Determination Discussion:
    • No objections were raised to making a determination that the proposed use is compatible with and advances the policy objectives of the Eastern Cambridge Plan and is necessary to support the predominant residential use in the PUD in the North Point Residence District.
  • Associate Member Appointment: Joy Jackson was appointed as a member to act on this case.
  • Motion: Ted Cohen moved to make the determination, stating that the proposed use would benefit residents and non-residential workers in North Point and the adjacent area.
  • Second: Mary Lydecker seconded the motion.
  • Roll Call Vote:
    • Ted Cohen: Yes
    • Mary Lydecker: Yes
    • Diego Macias: Yes
    • Ashley Tan: Yes
    • Carolyn Zern: Yes
    • Joy Jackson: Yes
    • Mary Flynn: Yes
  • Outcome: The motion passed unanimously (7-0).

VI. Adjournment

  • No additional comments from staff or board members.
  • The meeting was adjourned.

Last updated: Jan 10, 2026

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