Planning Board Meeting

• Date: March 31, 2026, at 06:30 PM
• Governing Body: Cambridge Planning Board
• Meeting Type: Regular Meeting (Remote Participation)
• Chair: Tom Sieniewicz
• Board Members Present: H. Theodore Cohen, Mary Flynn, Mary Lydecker, Diego Macias, Ashley Tan, Carolyn Zern, Tom Sieniewicz
• Associate Members Present: Dan Anderson, Joy Jackson
• Staff Present: Jeff Roberts (Director of Zoning and Development), Swathi Joseph, Emily Hutchings, Eric Thorkelson

Jeff Roberts provided updates on upcoming Planning Board business and City Council activities:

• Upcoming Meeting (April 28, 2026):
  • First hearing on the PUD application for the HealthPeaks development proposal in the Alewife Quadrangle District.
  • Advisory report on a proposed salt shed facility replacement in Danahy Park, required under open space zoning provisions.
• City Council Updates:
  • April 6: Discussion on active uses on Mass Ave and Cambridge Street.
  • April 7: Joint hearing of the Housing Committee and Neighborhood Long-Term Planning Committee regarding the Annual Housing Report.
• Affordable Housing Trust: The city released its five-year report, highlighting the completion of the second Affordable Housing Overlay (AHO) project at 52 New Street.

The Board reviewed and voted on the certified transcripts for meetings held on February 24, 2026, and March 3, 2026.

• Motion: Diego Macias moved to accept the transcripts as minutes.
• Second: H. Theodore Cohen.
• Vote Outcome: 7-0-0 (Approved Unanimously).
  • In Favor: H. Theodore Cohen, Mary Flynn, Mary Lydecker, Diego Macias, Ashley Tan, Carolyn Zern, Tom Sieniewicz.

The Board considered a request for a two-year extension of time to apply for a building permit for Planning Board Case PB-402.

• Details: The special permit was originally granted on April 25, 2024, to modify building and site plan requirements for the alteration of an existing building exceeding 25,000 square feet.
• Action: The permittee requested an extension until April 25, 2028.
• Motion: Mary Flynn moved to grant the extension.
• Second: Mary Lydecker.
• Vote Outcome: 7-0-0 (Approved Unanimously).
  • In Favor: H. Theodore Cohen, Mary Flynn, Mary Lydecker, Diego Macias, Ashley Tan, Carolyn Zern, Tom Sieniewicz.

Jeff Roberts presented the Annual Housing Report, focusing on data from 2025 and the impact of the Multifamily Zoning Ordinance.

• Key Policy Changes:
  • Elimination of single-family and two-family only zoning districts.
  • Removal of density limitations in favor of dimensional requirements (height, setbacks, open space).
  • Mass Ave rezoning now allows residential use up to 12 stories.
• Development Pipeline:
  • Approximately 50 building permits for housing were issued in 2025.
  • A notable shift occurred in alteration projects: in 2024, 17 projects decreased units, while in 2025, 19 projects increased units.
  • The Affordable Housing Overlay (AHO) reached its five-year mark, with the first units delivered in 2025.
• Financial and Scale Metrics:
  • 121 Broadway (Kendall Square) accounted for 439 units in 2024, significantly skewing year-over-year comparisons.
  • 71 affordable units received permits in 2025 under the AHO.
  • BZA applications for residential variances decreased by approximately 70% following zoning reforms.

Board members discussed various aspects of the report:

• Design and Quality: Mary Lydecker inquired about the impact of non-binding advisory reviews on design quality. Staff noted that while improvements are made, developers often stick close to their original pro formas.
• Unit Size: H. Theodore Cohen raised concerns about 'McMansions.' Staff reported that the median gross floor area per unit remains between 1,000 and 1,500 square feet, though some single-family projects skew larger.
• Inclusionary Zoning: Carolyn Zern noted the lack of inclusionary projects permitted in 2025. Staff attributed this to broader economic conditions and high interest rates affecting large-scale multifamily feasibility.
• Environmental Impact: Discussion touched on the 'Cool Score' and green factor requirements. Staff noted that while projects meet the 1.0 minimum, they are trending closer to the minimum than in previous years due to reduced open space requirements.

The Board heard from one member of the public:

• Heather Hoffman (213 Hurley Street): Expressed disappointment that the report omitted mentions of lawsuits challenging inclusionary zoning. She stated, "I am really disappointed that there is no mention of the lawsuits speaking to overturn inclusionary zoning precisely because of the changes that were made by the massive upzoning last year." She also criticized the lack of a formal study prior to the enactment of the multifamily zoning changes.