City Council - Special Meeting

July 21, 2025
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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 (Cambridge Residents Alliance): "While we support increasing housing, we are concerned about the potential for ADUs to be used as short-term rentals, exacerbating the housing crisis rather than alleviating it."
  • Sarah Jones (Homeowners Association of Cambridgeport): "We believe that ADUs should be subject to a special permit process to allow for neighborhood input and address specific concerns."
  • David Lee (Affordable Housing Advocates): "This amendment is a crucial step towards addressing our city's housing shortage and providing more affordable options for residents."

Motion:

  • Motion by Mary Flynn: 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 8 months of the year.
    • A maximum of one ADU per lot.
    • The ADU cannot exceed 900 square feet or 50% of the principal dwelling unit's floor area, whichever is less.
    • The ADU must comply with all applicable building and fire codes.
    • The ADU cannot be used for short-term rentals (less than 30 days).

Vote:

  • For: Mary Flynn, Tom Sieniewicz, Carolyn Zern, Mary Lydecker, Ted Cohen, Ashley Tan, Diego Macias
  • Against: None
  • Abstentions: Joy Jackson, Dan Anderson
  • Outcome: Motion passed (7-0-2)

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, comprising 20 residential units and 2,500 square feet of ground-floor commercial space.
  • Applicant Representative (Jane Doe, Architect): Presented the project plans, highlighting the proposed design, materials, and sustainability features. She stated, "The project aims to integrate seamlessly with the existing urban fabric while providing much-needed housing and commercial opportunities."
  • Mary Flynn inquired about the proposed parking arrangements and bicycle storage.
  • Ted Cohen raised questions regarding the building's impact on sunlight access for adjacent properties.
  • Carolyn Zern expressed concerns about the density of the project in relation to the surrounding neighborhood.
  • Financials: The project is estimated to cost $12 million, with $1.5 million allocated for affordable housing contributions.

Public Comment:

  • Robert Johnson (Resident of Bishop Allen Drive): "My primary concern is the increased traffic congestion this development will bring to our already busy street."
  • Emily White (Local Business Owner): "We welcome new commercial spaces that can bring more foot traffic and vitality to the area."

Motion:

  • Motion by Tom Sieniewicz: To approve the special permit application for 130 Bishop Allen Drive, subject to the following conditions:
    • The applicant shall provide a minimum of 15 bicycle parking spaces.
    • The applicant shall contribute $150,000 to the city's affordable housing trust.
    • The building's exterior lighting shall be designed to minimize light spill onto adjacent residential properties.
    • The applicant shall submit a detailed traffic management plan for review and approval by the Department of Public Works.

Vote:

  • For: Mary Flynn, Tom Sieniewicz, Mary Lydecker, Ted Cohen, Ashley Tan, Diego Macias
  • Against: Carolyn Zern
  • Abstentions: Joy Jackson, Dan Anderson
  • Outcome: Motion passed (6-1-2)

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

Discussion:

  • The Board considered a special permit application for the demolition of an existing commercial building and the construction of a new five-story mixed-use building at 2072 Massachusetts Avenue. The proposed building includes 30 residential units and 3,000 square feet of ground-floor retail space.
  • Applicant Representative (Mark Davis, Developer): Presented the project, emphasizing its transit-oriented design and contributions to the vibrancy of Massachusetts Avenue. He stated, "Our goal is to create a dynamic mixed-use development that enhances the pedestrian experience and provides diverse housing options."
  • Mary Lydecker asked about the proposed green space and landscaping elements.
  • Ashley Tan inquired about the accessibility features of the residential units.
  • Diego Macias raised questions about the project's compliance with the city's climate change preparedness guidelines.
  • Financials: The estimated project cost is $18 million, with $2 million allocated for public realm improvements.

Public Comment:

  • Susan Miller (Porter Square Neighborhood Association): "We are generally supportive of new development in Porter Square, but we urge the Board to ensure adequate setbacks and open space are maintained."
  • Michael Brown (Local Resident): "I am concerned about the potential for increased noise and shadows from a building of this height."

Motion:

  • Motion by Mary Lydecker: To approve the special permit application for 2072 Massachusetts Avenue, with the following conditions:
    • The applicant shall provide a minimum of 20 bicycle parking spaces.
    • The applicant shall incorporate a publicly accessible green space of at least 500 square feet on the ground floor.
    • The building shall achieve LEED Gold certification or equivalent.
    • The applicant shall conduct a shadow study and implement mitigation measures as necessary to minimize impacts on adjacent properties.

Vote:

  • For: Mary Flynn, Tom Sieniewicz, Carolyn Zern, Mary Lydecker, Ted Cohen, Ashley Tan, Diego Macias
  • Against: None
  • Abstentions: Joy Jackson, Dan Anderson
  • Outcome: Motion passed (7-0-2)

Last updated: Oct 6, 2025

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