2026-09-15 - Planning Board - PB-410 Alewife Quadrangle

00:50Do you want me to start again?

00:52>> Yes.

00:52>> Okay, I'll start again. Welcome to the

00:54September 15, 2026 meeting of the

00:57Cambridge Planning Board. My name is Tom

00:59Savvich and I am the chair. Pursuant to

01:03chapter two of the acts of 2025 adopted

01:06by the Massachusetts General Court and

01:07approved by the governor, the city is

01:10authorized to use remote participation

01:12at meetings of the Cambridge Planning

01:14Board. All board members, applicants,

01:17and members of the public will state

01:19their name before speaking and all votes

01:21will be taken by roll call. Members of

01:25the public will be kept on mute until

01:26it's time for public comment. I will

01:29give instructions for public comment. at

01:31that time. You can also find

01:32instructions on the city's web page for

01:35remote planning board meetings. This

01:37meeting is being video and audio

01:39recorded and is being streamed live on

01:42the city of Cambridge's online meeting

01:44portal and on cable television channel

01:4622 within Cambridge. There will also be

01:49a transcript made of these proceedings.

01:52I will start by asking staff to take

01:54board member attendance and verify that

01:57all members are audible.

01:59>> Uh thank you. This is Jeff Roberts from

02:01CDD and um I will uh for for those of

02:04you who are present, you just need to

02:06say present, but for those who are

02:07remote, I'll I'll check to make sure

02:08that that everything is audible. H.

02:10Theodore Cohen,

02:12>> present. Uh Mary Flynn, are you present

02:15and is the meeting visible and audible

02:17to you?

02:19>> Uh yes, I'm present and it is both

02:20visible and audible.

02:22>> Thank you, Mary. uh Mary Liecker

02:26and and um I'll note that planning board

02:28members should uh we're kind of sharing

02:29mics but you should turn the mic on to

02:31speak or else it probably won't get

02:32picked up. Uh so Mary Lighter

02:36>> present.

02:36>> Thank you. Diego MSAS

02:39>> present. Thank you. Ashley Tan

02:44>> present.

02:45>> Thank you Ashley. Carolyn Zern

02:48>> present.

02:49>> Thank you Carolyn. Uh, associate member

02:51Dan Anderson,

02:53>> present.

02:54>> Thank you, Dan. Uh, and, uh, that means

02:57that there are, uh, seven planning board

03:00members present, uh, one remote and one

03:03associate member present.

03:06>> Thank you, Jeff. Um, the first item will

03:08be an update from the community

03:09development department. So, if you would

03:12please also introduce any staff staff

03:14that are present or working virtually

03:16tonight.

03:18>> Thank you again. Uh this is Jeff

03:20Roberts. I'm the director of zoning and

03:21development at the community development

03:23department and uh we have many staff

03:25with us here this evening. So from from

03:27the zoning and development team, Swathy

03:29Joseph is here and Emily Hutchkins is

03:31here who's been working on this case. Um

03:33we have the assistant city manager for

03:35community development uh Melissa Peters

03:38and uh she'll be speaking to us a little

03:41bit. Um we also have from the community

03:43planning and design division uh Daniel

03:46Mesplay who's the director of that

03:47division. We expect to be joined by um

03:49the urban designer Eric Thorkelson um at

03:52some point who's coming in from a a

03:56voyage. Um I won't say any more than

03:58that. Uh we also have uh from our

04:00department of transportation uh Brooke

04:02McKenna is here the the commissioner I

04:04believe. Oh and behind people so I can't

04:07see her. Stephanie Gro the director of

04:10transportation planning. Um Adam

04:12Schulman, transportation planner is

04:14here. And from the department of public

04:16works, we have James Wilcox, the um city

04:19engineer, and Cara Feliz uh from the

04:22engineering division. So that I think

04:24covers all the staff who are present. Um

04:26and oh, I'm sorry, from also from

04:28Department of Transportation, we have

04:29Ryan McKinnon who's who's joined us on

04:31Zoom. So uh shifting to some

04:37announcements. Um we have one public

04:40hearing tonight. Um thank you for coming

04:42and as you'll note, we are back in

04:43person. This is the first uh hybrid

04:45meeting of the planning board. It's

04:46actually our first hybrid meeting ever

04:48as a as a public hearing. So for people

04:50who are in attendance, um we're we're

04:52back to the oldfashioned sign-in sheet.

04:54If you are here present and you'd like

04:57to speak at the hearing, we have a

04:58sign-in sheet for you to to use. Um if

05:01you're joining us on Zoom, there will be

05:02an opportunity for public comment. When

05:04we get to public comment, we'll follow

05:05the uh the the uh procedures that we've

05:08been following um for the past 5 years.

05:12So, um, we'll talk about that when we

05:14get to that point. I'll shift to, uh,

05:17future attractions because it's just the

05:19one public hearing tonight. We do have a

05:21meeting next week, September 22nd. We

05:24have a public hearing on a zoning

05:26petition um from uh Alexandria Real

05:29Estate which uh has to do with uh

05:32development rights uh transfer and uh a

05:36additional development rights at

05:37Technology Square for a uh a shift to

05:40affordable housing development um along

05:43First Street. So, we'll we'll get more

05:45into that at next week's hearing. Um, we

05:48also have a couple general business

05:49items. Um, an extension uh and we'll be

05:53discussing a uh a BZA case at 127 Mount

05:57Auburn Street. We uh so two busy

06:01meetings in a row. We won't have a

06:03meeting on September 29th, but we do

06:06have a meeting scheduled on October 6th,

06:08which is a uh a public hearing,

06:10continued public hearing on uh

06:13residential project at 9 and 25 Birch

06:16Street and 30 to 36 Bay State Road. Um

06:19heard a couple months ago by the board.

06:22And we're also going to be uh joined by

06:25the the team on the Cambridge side

06:27development for a general business item,

06:29a review of a signage plan, which is one

06:32of the conditions of the PUD special

06:34permit. Um so I think that's uh enough

06:38to to keep us occupied for a little

06:39while. Shifting a little bit to upcoming

06:42attractions at the city council. There

06:46uh will be tomorrow morning a committee

06:50hearing jointly held by the housing

06:52committee and the neighborhood long-term

06:53planning committee discussing uh multif

06:56family housing. This is a uh a

06:59continuation of a discussion that that

07:01was last uh left off back in June. Um

07:05and we'll be picking up that.

07:07There is a ordinance committee hearing

07:09scheduled for the uh Alexandria zoning

07:12petition that I mentioned earlier on

07:14October 6th. Um and uh a couple other

07:18things just of note. Uh last night the

07:21city council at the regular meeting

07:23adopted the zoning petitions on Massav

07:26and Cambridge Street having to do with

07:28active uses. uh the planning board made

07:31positive recommendations on that and and

07:33had some suggestions, some of which the

07:35the council incorporated into the the

07:38final zoning that that got adopted. Um

07:41so uh so that moves forward. There are

07:44some news on some of the affordable

07:46housing projects that the planning board

07:47has reviewed. Um some of you might have

07:49seen this in the news. the state

07:51announced uh awards of grant funding

07:53which included the uh Corker and Park

07:56development that the housing authority

07:58uh came to the board with and the 28

08:01to30 Wendell Street project that the

08:03board reviewed. So those all will be

08:05receiving state funding and and that

08:08will put them on track to um to go into

08:10development in the in the near future.

08:13And uh the final announcement I'll make

08:15is that we have a a posting um to apply

08:19to be on the planning board. So um and

08:22the the deadline for that is September

08:2421st. Unfortunately, that that got

08:25posted in the kind of long um hiatus

08:29that we had between meetings, so we

08:30weren't able to announce it until now.

08:32Um any Cambridge residents can apply to

08:34be on the planning board. You just have

08:35to send a letter explaining your

08:37interest. So, if you're if you're

08:38watching this meeting and you like what

08:40you see or if you don't like what you

08:41see, you can you can apply to be to be a

08:44member of the planning board. Um, that's

08:47a lot of announcements, but it's been a

08:48long time since we met. Um, I'll leave

08:49it off here and turn it back to the

08:51chair.

08:52>> Thank you, Jeff. Are there any questions

08:53for Jeff from board members?

08:57>> Uh, no one indicates such. Um, so the

08:59next item is an approval of meeting

09:01minutes. The board has received

09:03certified transcripts for the meetings

09:05held on July 21st, August 4th of 2026.

09:10Are there any questions for board

09:12members uh or modifications to the

09:14transcripts? Please uh say your name.

09:18It seems they were complete. Uh only

09:20full board members will act on this

09:22item. Is there a motion to accept the

09:24transcripts as the meeting minutes?

09:26Please say your name.

09:30>> Ted. So moved.

09:32>> Thank you. I'm looking for a second.

09:35>> This is Mary. Second.

09:37>> Great. Thank you, Mary. Roll call vote

09:39on that. Jeff, thank you

09:41>> on that motion. And we we will still be

09:42doing roll call votes since we have a a

09:44remote member. Uh ace Theodore Cohen,

09:47>> yes.

09:48>> Uh yes. Mary Flynn,

09:51>> yes.

09:52>> Mary Lecker,

09:54>> yes.

09:55>> Diego Messias,

09:57>> yes. Ashley Tan,

10:00>> yes.

10:01>> Carolyn Zern,

10:02>> yes.

10:03>> And Thompson Aich,

10:04>> yes.

10:05>> That's all board members voting in

10:06favor.

10:07>> Great. Thank you. Okay, we'll turn our

10:09attention now to agenda item number one.

10:12The next item on the agenda is the

10:13second public hearing on a case PB410,

10:18a development proposal for a planned

10:20unit development by Health Peak OP LLC

10:24to develop multiple parcels in Lwife

10:27Triang Quadrangle into a mixeduse

10:30development including residential,

10:32retail, office and laboratory buildings

10:34as well as municipal service buildings

10:37and sites, publicly beneficial open

10:40space and a pedestrian and bicycle

10:42bridge over the MBTA railway. CDD staff

10:46will provide an update.

10:49>> This is Emily Hutchings from CDD staff.

10:52This is the second of two required

10:54public hearings on this case. The first

10:57hearing was on April 28th and the board

10:59voted to make a positive preliminary

11:01determination on the development

11:03proposal with the finding that it is in

11:06general conformance with the zoning and

11:07planning for the area and provides

11:10public benefits that outweigh its

11:11adverse impacts. The board had provided

11:14a list of questions and comments to be

11:16addressed in the final development plan.

11:18The applicant has submitted a final

11:20development plan including additional

11:22information and responses to the

11:24questions and concerns raised at the

11:26preliminary preliminary determination.

11:29The board's action is to determine

11:31whether the final development plan

11:33remains in conformance with the area

11:35planning and zoning and is responsive to

11:37the requests in the preliminary

11:39determination in order to grant the PUD

11:42special permit. The PUD criteria and the

11:45objectives that were created

11:47specifically for this district are

11:49included in the staff memo along with

11:51other comments on the proposal. DPW and

11:54DOT have also provided memos and staff

11:57from those departments are also present

11:59at this meeting to provide

12:00clarification. Also included in the

12:03staff materials are recommended

12:05conditions for the board's consideration

12:07to attach to the special permit subject

12:09to discussion and final agreement on the

12:12wording before a decision is filed. The

12:14conditions would govern the ongoing

12:16development of the PUD after the special

12:19permit approval, including a design

12:21review and approval process by the board

12:23for each site and a process to approve

12:26future amendments to the plan.

12:30>> Great. Thank you, Emily. Um, I'll now

12:33turn our attention to the applicant

12:34here. The presenter, I understand, will

12:36be attorney Jim Rafferty, presenting for

12:38Health Peak. You have up to 30 minutes

12:41for your presentation, though we hope

12:42you can be as concise as possible since

12:44we've seen this a couple of times. But

12:46please introduce your project and team

12:48before you begin.

12:49>> Thank you.

12:51>> Good evening, Mr. Chair and members of

12:53the board. Um, my name is James Rafy.

12:56I'm an attorney with offices at 907

12:58Massachusetts Avenue and I serve as

13:00local counsel for the applicant health

13:02properties. I'm joined by my co-consel

13:05Anthony Galuchia. Uh just to give you a

13:08little insight into what it's like to

13:10have two local attorneys with egos, we

13:12had an arm wrestling contest about who

13:14would go first this evening. uh even

13:16though he's stronger than me, I pointed

13:18out that anytime the meeting is held in

13:21a venue where his portrait is hanging on

13:23the wall, he should be magnanimous and

13:26step back and he he has agreed to do

13:28that.

13:29But having said that, it is a true

13:32pleasure to be here five years before

13:34this group has met in person and I have

13:36to say without at the risk of being

13:38accused of being syncopantic,

13:40Zoom does not do you people justice. You

13:43look great. Haven't seen you in five

13:45years. I mean, I know that what goes on

13:48here is terribly important and serious,

13:51but I hope you allow me a moment to say

13:54what a personal pleasure it is to return

13:55to a live meeting, to have live members,

13:57to be able to walk around a model, see

14:00people like Mr. Manf Freddy who used to

14:03used to do this a lot more regularly.

14:05But I'm also pleased to report that

14:06what's before you tonight really

14:08represents many, many months of hard

14:10work. hard work not just on behalf of

14:12the applicant but more importantly by

14:16the staff. You'll recall of the time

14:18back in April when the preliminary

14:19determination uh was under

14:21consideration.

14:23It was the case that uh some members

14:26wanted some assurances about what the

14:27next steps were and the next steps have

14:30been very vigorous and I'm pleased to

14:32report that the staff memos that uh

14:35Emily referred to have been a product of

14:39input and collaboration with the

14:40applicant. So, we're able to represent

14:42to you tonight that the proposed

14:44conditions, the elements of mitigation,

14:46and the general findings there are all

14:49in agreement with the applicant. uh and

14:51that isn't uh something that was arrived

14:53at easily because priorities shift and

14:57timing is important. But what really

15:00makes tonight special in my view is this

15:04represents a long sought planning goal

15:07of the city in this section of the city

15:09where we have an opportunity to really

15:11transform uh this corner of the city. I

15:14would only draw to your attention what I

15:16believe is a fairly significant

15:17communication you received very recently

15:20within the last day or two. The question

15:22appropriately has been asked. What is

15:24the status of of the bridge? So much of

15:27the success of this project rests on uh

15:30a pedestrian connection to the LFT

15:32station. The truth of the matter is the

15:34zoning was crafted with that

15:36understanding in mind and in fact limits

15:38whether we ever get to a full build. For

15:41the first time, the zoning in place in

15:43this district limits what can be done

15:45unless a bridge is created. We spent

15:48years working with the T on the bridge

15:49and candidly for the last couple of

15:52years we were making progress in a

15:54certain direction. Then the T uh

15:57informed us that they had some

15:58additional priorities that needed to be

16:00addressed and we winced a bit when we

16:03learned that. But if you look at the

16:04letter from the general manager of the

16:06T, you'll say they they are important

16:08priorities and they really have go to

16:10the heart of what the future of

16:12transportation, public transportation in

16:14that area needs to be. And what the T

16:17has committed to is to engage in a

16:19process of study in a reasonable

16:22timeline, but all the while allowing us

16:24to pursue an an opportunity here. And

16:27special acknowledgement should go to

16:29both Ms. Peters and the city manager who

16:32have showed a level of engagement with

16:34tea leadership, senior tea leadership

16:36that I don't think there's a precedent

16:38for in the city. We would not have the

16:41commitment that we have from the general

16:42manager of the tea without their

16:44involvement. So tonight represents a

16:46chance to really implement the vision

16:50that you approved in the preliminary

16:52termination and all of that will take

16:54place not in a day or in the first year

16:57or two. We are going to set forth here

16:59the network the groundwork for a

17:02decision-making structure that will

17:04involve lots of further involvement uh

17:07by the planning board but most

17:08importantly continued involvement by the

17:10design staff and uh other planning staff

17:13in the city. And we have written into

17:15this zoning a formal role, an advisory

17:18role for neighbors and citizens. And

17:21we're eager to begin that process too to

17:24allow for the communities most affected

17:26by the development to participate

17:28particularly in the determination of

17:29active uses. And uh Anthony will go

17:32through all of that. So thank you. We're

17:35very mindful of the time. We have spent

17:37lots of time shortening our

17:38presentation. So uh bear with us, but I

17:41hope you'll find it informative. But the

17:43true story uh I think in the true uh

17:47results here are in these memos done by

17:50the staff with our collaboration and the

17:53network or the framework organized there

17:55on the decision-making process. We're

17:57very optimistic will allow you to reach

17:58a conclusion that what's before you

18:00tonight uh is appropriate and worthy of

18:03going forward. Thank you very much. Now,

18:05attorney Galuchia.

18:11>> Thank you, Jim. I appreciate it.

18:14>> It's all me.

18:15>> I'm starting to realize I probably

18:16should have put more personal

18:18compliments into my script. [laughter]

18:21But as Jim mentioned, my name is Ryland

18:23Squirrel. I'm a director on the

18:24investments team at Health Peak. And

18:27it's great to see everyone here again

18:29after five months. Um Heidi and I were

18:32reminiscing a couple months ago and went

18:34back and looked through our files um

18:36back before the moratorium, back before

18:38the reszoning, the ale wife working

18:39group to see when our first presentation

18:41was. And as Jim mentioned, our very

18:43first investment memo on the master plan

18:46was September 2021, almost exactly 5

18:50years ago today. Um at that time, if

18:53someone told us the journey that we

18:54would be going on with that first

18:56acquisition, we probably wouldn't have

18:57believed you. But throughout that

18:59journey, it's been extremely rewarding

19:00and we've met many amazing people. Um

19:04many of which is through the work on the

19:05Aewife working group, the MBTA, the city

19:09um and amongst the community. So many of

19:11individuals um have had a chance to

19:14personally leave their touch on this

19:16master plan and make it their own. Many

19:18of those individuals are here in the

19:20room with us today or joining us online.

19:22Um, a handful of them are actually our

19:25team members uh that will be speaking

19:27here tonight. We have David Manf Freddy

19:29and John Mitchell who are our master

19:30plan architects. Then we have Chris

19:33Jones who is our landscape architect who

19:35is joining us virtually. We have Selma

19:37Manzo Pelzik who is our traffic

19:40engineer. Uh Jessica Zofchic who's our

19:42sustainability consultant. And most

19:44importantly we have Michelle Nyaki who

19:46is our fearless leader and the whole

19:48reason why we were able to get through

19:49all 200 plus comments. um in an orderly

19:53fashion. Um and I learned yesterday was

19:56her birthday. So hopefully this meeting

19:59goes well when we give her something to

20:00celebrate. Um but most importantly, I'd

20:05have to say is the residents and the

20:06neighbors that are joining us um who

20:08have been with us through the whole

20:09process. They were there through the

20:11Envision Awife resoning and they are the

20:14reason why the plan is the way that it

20:15is today. Um, we also want to extend a

20:18huge thank you to the city um, for

20:20guiding us through this process, our

20:22countless meetings over these last five

20:23years, particularly in the last six

20:25months. I'm sure they're sick of meeting

20:27with us at this point. Uh, but we really

20:29wanted to make sure we had a great plan

20:31to present to you today and made sure it

20:33addressed all of your concerns. Um, but

20:35it was with the guidance of the city and

20:37the community that our plan now boasts

20:402,300 units of muchneeded housing,

20:4376,000 square ft of retail in the form

20:46of neighborhood uses, over 12 acres of

20:49open space with miles of bike paths

20:52strewn throughout. Um, as well as $300

20:55million of infrastructure investment.

20:57That's in the form of streets,

20:58utilities, sidewalks, bicycle paths, and

21:01also the long- aaited uh pedestrian

21:04bridge, which as Jim mentioned, we've

21:06made significant process on with the

21:08MBTA. Thanks to Melissa Peters and city

21:11manager Huang. Um, we also want to

21:13extend a thank you to planning board

21:14member Cohen for your comments at our

21:17last meeting about how we need to move

21:18the bridge forward. It was your comments

21:20that galvanized the city and the MBTA

21:23that we were able to point to and really

21:24brought them to the table to look at our

21:26vision. Um, additionally, planning board

21:30member Tan, we believe you'll be pleased

21:32with our progress on reducing parking.

21:34Um, with the assistance of Stephanie Gro

21:36and Brook McKenna at DOT, we were able

21:38to reduce our parking by 400 spaces from

21:41the already relatively low zoning

21:42maximums, as well as put in mechanisms

21:45um within the zoning that will reduce

21:47our parking by an additional 900 spaces

21:49over time totaling 1300 spaces around 25

21:53to 30% of our overall approved parking

21:55supply. And after that, our ratio would

21:59be similar to that of Kendall Square,

22:01even though this submarket currently has

22:03a fairly different complexion to Kendall

22:05Square. Um, with all these changes, I

22:07can fullheartedly say that we have

22:09crafted very thoughtful and responsive

22:11master plan here tonight, and we're very

22:14excited to share it with you all. Um,

22:16with the planning board, u planning

22:18board's approval, we will be able to

22:20move forward with final pricing of the

22:22first residential building, which we're

22:24very excited to potentially move

22:25forward. That would include a variety of

22:28early activations that would allow us to

22:30create a sense of place here in Alwife

22:33and start to develop commercial

22:35activity. The secret is residents.

22:38residents unlock the neighborhood uses,

22:40the art installations, the open space,

22:42the connective tissue that is so

22:45desperately missing from the quad that

22:47will allow us to connect and build and

22:49generate commercial activity. There are

22:52many challenges in commercial and

22:54residential development, almost to the

22:56point where it's impossible right now.

22:58But as with the past few years and

23:00today, Health Peak is eager to continue

23:02to move forward in that process and take

23:05the next step to evaluate residential

23:07wholeheartedly as well as get in front

23:10of commercial tenants to take us

23:11seriously with our entitlements and

23:14share with them everything that we've

23:15worked on over the last 5 years. With

23:17that, I just want to thank you all very

23:19very much for all the work, the

23:21substantial substantial amount of work

23:23that so many people have put into this

23:25plan um over the last 5 years. the city,

23:27the MBTA, the Awife working group, the

23:29community. Um, and without further ado,

23:31I'm going pass it off to Anthony to give

23:34us an update on the progress.

23:37>> Thank you, Ran. Uh, that was great and

23:39thanks for your energy. I do want to

23:41point out that the actual reason why

23:43attorney Raffid went first is because

23:45his his mother called me and said she

23:47wanted to see him on TV, but she didn't

23:49want to watch the whole meeting. So, I

23:51wanted to make sure Mrs. Rafidity was

23:53accommodated. Um I want to first um just

23:58take the liberty. Um my role is to sort

24:00of talk about from April till today

24:03which amazingly is five months. And uh

24:06although we um we were very pleased to

24:10to be approved, we were also charged

24:12with a number of issues that we needed

24:14to address that ranged from design to

24:16parking. Jim mentioned the MBTA issue

24:20and a range of issues in between. Um,

24:22and I think we've we've uh been

24:26responsive to those. But Mary, you you

24:28mentioned that we needed to stay in

24:30touch with the neighborhood. Um, which I

24:33love when you do that. It's it's one of

24:35my favorite parts of this this job and

24:37my role. Um, and I I do want to remind

24:40folks the difference between resonings

24:43that Jim and I have done for various

24:45clients and this one is this was a city

24:48um orchestrated and led resoning. So, I

24:51just quickly want to to say tonight in

24:54the plan, you'll see changes,

24:56modifications, and principles um that

24:59really relate back to the original

25:01working group. And I'm just going to

25:02mention um Ann Tennis, John Chun, Lizzie

25:06Fonenbomb. Um Ann and John particularly

25:09were possessed to make sure they could

25:11encourage development for protect the

25:13Highlands. Um Health Peak stepped in,

25:16purchased the land adjacent. uh uh the

25:19city stepped forward, expressed an

25:21interest in a DPW site. Those two things

25:24help protect the Highlands for a long

25:26time. I I just have to say uh

25:29particularly Ant Tennis's name because

25:31she's she's been protecting the

25:33neighborhood for for 30 years. Uh Ann

25:36Stewart uh from the lower quad whose

25:39influence on Terminal Road and other

25:41issues tonight. Eric Grenenblam, who was

25:44possessed by the rail stop, um I think

25:47will be very pleased that the MBT

25:49acknowledges urban rail potential and a

25:51rail stop and Suas um Kad Kadi um from

25:56ABC who who really pushed housing. Uh

25:59and I want to mention Doug Brown as well

26:01who pushed us on interim activation and

26:04ongoing community involvement. So, I

26:06just I have to say those because I think

26:08those folks have driven an amazing

26:10process and and their good faith is

26:12everything to us. Um, I want to point

26:14out in April, um, Jim and I cautioned

26:18the client that it would be very

26:20difficult to try to get all this

26:22permitting done during the spring and

26:24summer. So, I do have to say thank you

26:26to staff Swathy, particularly you, who

26:28we've driven crazy. Um, Stephanie, Gro,

26:32Brooke, um, Melissa, Dan, Emily, uh,

26:37Carara,

26:39we have been, Jeff, we've been

26:42relentless trying to get this done. And

26:43the reason for that is we want to keep

26:45Health Peak's energy and commitment at

26:47the table and move forward on building a

26:49place. You asked us um to address

26:52building a complete neighborhood. That

26:54will start with housing. It will start

26:56with infrastructure. that's what we can

26:58do in the interim while the commercial

27:00market is is faulty. So, we wanted to

27:03get the entitlements and move forward.

27:04So, I just want to thank staff

27:07completely uh for their attention

27:09especially during the summer. Um I do

27:12want to pay attent uh Jim mentioned the

27:14memos. I do also want to point out um

27:17the various committees that we met with.

27:19We kept moving through the MEPA process

27:21over the summer which involved great

27:24engagement. Um but the the transit

27:27advisory committee, bike and ped

27:29particularly transit advisory for their

27:31support and bike and ped for a number of

27:33of key comments.

27:37Um I also want to just focus on as

27:41Ryland mentioned our speakers David and

27:43John Mitchell have worked tirelessly to

27:45address design concerns um that came up

27:49at the April meeting. Uh Chris Jones

27:52will show you some exciting open space

27:54illustrations that you asked for to

27:57really put color on that. Selma has

27:59enjoyed spending Health Peaks money and

28:02we'll be able to report back, Ashley,

28:04that mitigation is complete and PDTM uh

28:08is also in agreement. Jessica has great

28:10news, I think, for you, Tom, on

28:12sustainability. And Ryland's going to

28:14come back to talk about our commitment

28:16to housing, neighborhood uses, and

28:18activation. This just summarizes the

28:21modifications

28:22um by category. I'm not going to go into

28:24them. Public realm phasing and

28:27coordination, connections and

28:28mitigation, sustainability and

28:30infrastructure, and all the

28:32modifications and responses within those

28:34categories. I think that sort of sums up

28:36the principles um of the special permit

28:39application. Again, the the categories

28:43for tonight, public realm phasing,

28:45connections, mitigation, sustainability,

28:47and infrastructure. And really what

28:49we're trying to deliver is a complete

28:50neighborhood. So the the various experts

28:54uh will be able to go through their

28:55fields and hopefully satisfy you in

28:58those areas. I will turn it over to

29:00someone you know well, David Manf Freddy

29:06>> from Elkus Man Freddy Architects in

29:08Boston, Massachusetts. And um I think we

29:11have a little time left. Joan

29:15um you are looking at Health Peaks

29:17holdings in alew life and what's

29:20absolutely remarkable is not just the

29:22scale um but um the uh amount of of uh

29:27contiguous land holdings here and they

29:30are clearly the key to converting this

29:33from what is uh an area largely light

29:37industrial the beginnings of residential

29:40neighborhood but the real opportunity is

29:43to su successfully implement uh the

29:46envision life plan which so many of you

29:49had so much input into over time. Next

29:52please John. You can see existing

29:54conditions and the existing conditions

29:56are just largely devoid of any sense of

29:59public realm of walkable streets of

30:01walkable sidewalks and of of open space.

30:04next.

30:07And we talked a lot about connections um

30:11over many months with the neighborhood,

30:13the working group, and with all of you.

30:15And the very simple diagram,

30:19there's a lot of great adjacent

30:23open space, publicly beneficial open

30:25space. And [clears throat] what this

30:27site can do is really make the

30:29connections the connections between the

30:32Elwife [clears throat] Brook reservation

30:34uh and Fresh Pond and the L and the

30:36connections east west from all the way

30:38from Blair Pond to Danahe Park. Next,

30:41[snorts]

30:42and I love this diagram because not only

30:46does it show you what the plan is

30:49regarding all of those holdings, but it

30:52color codes the uses. And you can see uh

30:55there is uh a lot of residential, there

30:58is a lot of commercial. U what you

31:00really can't see so well is that all of

31:02the groundf flooror uses that will be

31:04committed to active uses, neighborhood

31:07uses as as defined in all of the the

31:10language that we've all been through.

31:12But you also see the op the amount of

31:14open space that will be created, new

31:17beneficially um uh accessible open

31:20space. uh but also the improvements in

31:23public realm, the connections of

31:25streets, the network that just doesn't

31:28exist today. Next,

31:31there are here I think 18 bubbles. And

31:34the 18 bubbles represent the highest

31:36level of change since we've we've had

31:39this conversation with this group last.

31:43And those changes come out of

31:45conversations again with all of staff um

31:48with urban design staff, the department

31:50of transportation, the transit and

31:52traffic folks um and the neighborhood

31:55and the working group uh and the

31:58comments that we got from planning board

32:00the last time uh we were here. I'm going

32:03to go through these very very quickly

32:04and I'm going to do it by district.

32:06Thanks, John. So, I'll start in the

32:08northwest and you know where I am. Um

32:12I'm I'm up at uh Mooney Street and

32:15probably the one of the biggest moves

32:17that were ma was made here is move

32:19Mooney Street. Move Mooney Street out of

32:21the center of that picture to the top of

32:25that picture alongside the tracks. What

32:28it did was it created that a prominade

32:30from east to west. You can see from R8

32:33all the way over quite almost to the

32:35edge of Blair Pond with programming

32:38community

32:39um that um community programming which

32:44um created places that don't require a

32:47transaction open spaces trellis spaces

32:51um public art u play spaces uh that a

32:56multi-use lawn that Chris will go into

32:58much more detail about a new plot a new

33:01hardscape plaza. You could go on and on

33:04and on about the events uh that these

33:07spaces can accommodate. We moved

33:09building C4, one of the commercial

33:12buildings that has active use on the

33:14ground floor. We moved it to the corner.

33:17We worked specifically with with Eric

33:19Thurkelson about this. And the idea was

33:22move it to the corner and open up the

33:25space in the middle. Not just to

33:27accommodate the space, but to be an

33:29invitation. an invitation to uh the

33:32entire neighborhood and in fact um to

33:34the to the city. We widened Mooney

33:36Street to add grade separated bike bike

33:38lanes. We've created a dedicated service

33:41drive on the north uh to C1 which wasn't

33:45there before uh which terminates in some

33:48parking and a circle that uh will allow

33:51access to to Blair Pond for for the

33:54public. Um and um and we did create a

33:58proposed to create a dedicated pen and

34:00bike path to Blair Pond. We had a lot of

34:03conversation with the city and staff

34:06about a possible future second bridge

34:10and um and we've accommodated the

34:12possibility of that. We haven't

34:14precluded it with any of our building or

34:16any or any of our planning. And very

34:18significantly

34:20uh we've created we've increased the the

34:23uh size of the dedicated land to be

34:26conveyed conveyed to DPW from an acre a

34:29little over an acre um and I circled I

34:31should be circling here to 1.25 acres.

34:35Next I'm going to move to the southwest

34:38quadrant and some very big moves here.

34:41uh again at the urging and and

34:44suggestion of um city staff the purchase

34:48of uh real estate here that allowed the

34:51reconfiguration of the street and the

34:53intersection with conquered A. You can

34:56see uh how that kind of cleans up this

34:59whole intersection creates green space

35:01on either side. um creates the

35:04opportunity for a dedicated turn lane at

35:06Smith uh onto Conquered Revised Adley um

35:11in order to make it a a a connected way

35:15um a four-way intersection. updated

35:18programming uh at at the park, including

35:22play spaces uh and playground spaces and

35:25again the opportunity for for um uh

35:29outdoor public art um but a gathering

35:32space, a green space uh where there has

35:35never been green space. Next,

35:38and so now I'm in the southeast quadrant

35:41and there are a number of updates to

35:43what we are calling Main Street. Uh

35:46we've uh updated the massing. It's C7

35:49and C8. And this is the beginning of the

35:52view to the bridge. And we think of the

35:54the bridge as the nexus. Um it is the

35:57center of all of this u public activity.

36:01And so we've chered these corners. We've

36:03opened up that view. We've widened the

36:06bike lanes throughout. again direct in

36:09in direct response to uh requests and

36:12ideas that um staff brought forward uh

36:15created dedicated turning lanes at at

36:18Molton and and Faucet. Added again art

36:21opportunities in the parks and and

36:23within the neighborhood uses. The red

36:26represents active retail restaurant um

36:32fabrication uses of all kinds that will

36:34engage pedestrians. This is a place

36:37where Health Peak controls both sides of

36:40the street. Uh we can create a really

36:42good positive uh two-sided street that

36:46can be the center of social ability for

36:48the entire neighborhood. Next, uh, and

36:51then in the northeast quadrant, and this

36:53is what I mean by kind of the center of

36:56place, uh, the center of place because

36:58of the green space and the improvements

37:01to the green space, because of some

37:03existing

37:05really important uh, neighbors uh, in

37:09our neighborhood uh, that are treasured

37:11by everybody, including uh, Iggies and

37:14um, the bridge. Obviously the bridge uh

37:18the first probably the first residential

37:20building are two uh with food and

37:23beverage uh with amenity spaces uh and

37:27with inbed kind of solutions to the

37:29resiliency issues. So you'll see you see

37:33there that um the the connection from R1

37:36you don't see it it's slightly off the

37:38drawing but R1 to the Wilson extension u

37:42to be conveyed to the city the Ben Park

37:44we're calling this Ben Park uh with its

37:47programming and design changes

37:50substantial changes to R2 uh we've in

37:53fact moved the building west to increase

37:55this dimension between R2 and the

37:57existing building we've created larger

37:59units to accommodate families amilies.

38:01Um we've stepped the the facade of the

38:05building again to open up a increase the

38:08view corridor um to the bridge. Uh

38:11created this new terrace that will

38:12overlook Bend Park and you begin to see

38:15the development of activity in Bend

38:17Park. Again, places for neighbors uh

38:21where no transaction is required. And

38:24I'm going to go into a little bit of

38:26detail on the bridge updates. You heard

38:28about progress with the MBTA and the

38:29city. Um, and let me go to the next

38:32slide and we'll talk specifically about

38:35u the design improvements. It is fully

38:38accessible um and it has been uh

38:41throughout all of our our um

38:43presentations to you. The path is 14 ft

38:46wide. What is new and again this ca

38:49comes out of um staff urging and

38:52recommendations that we've radiused

38:54these corners uh in in order to make it

38:56more accommodating to bicycles and

38:59pedestrians when both are on the paths.

39:02Um there are stairs on both sides. You

39:05can take the shortcuts so you don't have

39:06to go all the way around. Uh and we've

39:09integrated lighting as you can see in

39:11this section.

39:13It is in fact not the the kit of parts

39:18that you saw at last. It is a custom

39:21design bridge for this location. Um and

39:26in response to all of the the the input

39:29that we received from city staff. Next,

39:34my last my last part of this is phasing.

39:37And I'll I'll take you through phasing.

39:39And you'll see on the right the

39:41[clears throat] this is a cumulative

39:43number. So in phase 1A 1,000 new housing

39:48units and that's all of the housing that

39:50are in the yellow footprints here.

39:5311,500

39:54square feet of neighborhood uses uh

39:56largely in the base of these buildings

39:59but also with some opportunities to do

40:02some more things in existing buildings.

40:04100,000 square feet publicly beneficial

40:06open space improvements at uh Faucet and

40:09Smith uh and the conveyance of the 1.25

40:14acres of DPW land. Next, and you'll see

40:18that these are going to keep adding up.

40:20So, uh, in in phase 1B, uh, the big

40:24numbers are really, uh, addition of

40:26neighborhood uses, addition of open

40:28space because of all that we just talked

40:31about here, uh, in the northwest

40:34quadrant, Mooney Green, New Mooney

40:36Street, and the Bed uh, Ped Bike Bridge

40:39starts construction in phase 1B. Next,

40:44so now housing is up to,80 units.

40:47Neighborhood uses basically have

40:49remained the same because we're in

40:50largely commercial a commercial part of

40:53um the neighborhood. Uh but publicly

40:55beneficial open space has jumped

40:57dramatically because of all of this

41:00space. Smith Park improved uh Smith

41:03Place at at at conquered a uh and the

41:07the bed bike ped bridge uh is now

41:11complete in phase 2A. Next phase 2B

41:15housing now 2300 units, 75,000 total

41:20neighborhood uses, over a half a million

41:23square feet of publicly beneficial open

41:25space. You can see all of what's been

41:28added here at Ben Park. Um the the

41:30Wilson connection, the new main street

41:33in place. Uh all part of accessibility

41:37uh building sociability uh into this new

41:40neighborhood. next.

41:43And and at this point, Chris Jones on

41:47screen. Chris.

41:49>> Uh, thanks, David. Can you all hear me?

41:51Okay. Is that a yes? I hope.

41:53>> Yes.

41:54>> Great. Um, well, thank you. First, I'd

41:57like to apologize that I couldn't be

41:59there in person. I had an unavoidable uh

42:01conflict that has me on the West Coast

42:03for the next four days. Um, but it's a

42:07delight to be here and present this. And

42:09I know we're eating up a lot of time, so

42:11I'm going to move a little quick uh

42:14quickly and not wax poetically on all

42:16these spaces for you. Um, but what

42:19you're seeing here is a really the

42:2130,000 view without [music] architecture

42:24um being uh rendered so that you can

42:26really capture a sense of the uh overall

42:30open space and the connectivity of that

42:32open space. and I will walk you through

42:35much like David did um some of the key

42:37highlights of each of the four areas of

42:40the quadrangle. So moving on to uh the

42:42northwest quadrant. David touched on the

42:45fact that um some buildings shifted C2C3

42:49shifted a little bit south and C4 to the

42:52east. And if you recall, um, this green

42:55space was dominated by a large open

42:59water body in the preliminary

43:01determination and [music]

43:02through the comments of the planning

43:04board and the city staff that we really

43:07should focus on providing active uh, and

43:10passive play space for recreation. Uh we

43:14eliminated that open green uh water um

43:17feature and incorporated it into a um a

43:21storm water management system that is

43:24integrated around that central pavilion

43:27you see highlighted in this pink circle.

43:30Uh we were able to by pulling that out

43:33create some green spaces that can

43:35function as sports play recreation.

43:38um they're not large enough green spaces

43:41to handle full-size soccer courts or

43:43soccer fields, but they can u they're

43:46micro sports courts. So imagine the area

43:48C that large green space could be a

43:51regulation field for9 soccer. uh to give

43:54you a sense of that. Um David mentioned

43:56the creation of a new plaza that sits on

43:59Smith Place with uh opportunities for a

44:02pavilion and public art, food trucks and

44:05the like and sort of the reorganization

44:08of the prime prominade that moves east

44:10west along C1 or C2 and C3. And to the

44:14next slide,

44:17uh you see the continuation of that with

44:20um an additional pedestrian connection.

44:24This connection all the way through

44:25would obviously be wide enough to

44:27accommodate service and emergency

44:29vehicles, but is predominantly for the

44:31pedestrian on a regular use condition.

44:34Um in this area we also enhanced and u

44:37modified slightly the uh where you see

44:40letter uh the letter E uh the

44:41neighborhood park with some uh multi-use

44:44courts, playground, pavilion and where

44:48you see D um defining a uh pedestrian

44:52and bike connection to the Highlands.

44:55Moving to the south southwest,

44:58um David mentioned uh the enhancement of

45:02uh Smith Park. Um again the comments

45:05from the city and and all were about

45:08incorporating active recreation. So we

45:10increase to the extent possible where

45:13you see letter C the green space that

45:15can also function [music] as a U8 soccer

45:18field or other uses as needed and the

45:22incorporation of multi-use courts where

45:24you see letter B and the pavilions that

45:27anchor both ends of that the pavilions

45:29and the um and the sculpture and all of

45:32those components throughout we see as

45:34key elements of wayfinding that would be

45:37uh one level of the hierarchy way

45:39finding that would be incorporated in

45:42addition to signage and other elements

45:44that would be necessary to identify

45:46space and create direction through these

45:48parks. U moving to the uh southeast um

45:52really the only the primary uh updates

45:55here were to ensure where you see letter

45:57B that we were providing a a rich

46:00extension of the main street plaza that

46:02will connect to the existing development

46:04on ultimately onto Wheeler Street. Um

46:06there were uh a number of other subtle

46:09changes that are hard to see in the plan

46:11related to multimmodal transportation

46:14edits of the streets um and new main

46:17street as well. And uh lastly in the

46:20northeast corn uh quadrant David did

46:23touch on this. The big move that was

46:25really helpful was the uh shifting or

46:27the pulling back of the east edge of R2.

46:31Really opened the uh the visual and

46:33physical aperture um from Main Street to

46:36the bridge so that you see that

46:37connection as you're moving along Main

46:39Street or coming from the bridge. We

46:41also modified the multi-use path. Uh a

46:45step down terrace from from R2 that um

46:49aligns with or or meets the multi-use

46:51path and provides a safe connection

46:54across Faucet Street to the bridge and

46:56vice versa. And increased and um

46:59massaged the uh children's play space

47:03that's where you see letter D. um and

47:06really def started defining where the

47:07pavilions of public art could be within

47:09this space to provide that linkage and

47:12and uh connectivity to the bridge from

47:15Main Street. And with that, I think I

47:17can hand it off to Selma.

47:20>> Awesome.

47:21>> Thank you, Chris. Um good evening. I'm

47:23Selma Manzo Prellzig, transportation

47:25engineer with VHB, and I'll take um a

47:28few minutes to walk you through the

47:30transportation plan um and the

47:32mitigation package for the project. So

47:35last time we were here, we heard clearly

47:37that the board wanted to see a stronger

47:39and more focused transportation

47:41response, especially around parking,

47:44PTDM, and mitigation commitments. Uh so

47:46the plan before you tonight responds

47:49directly to that feedback. Um as well as

47:52comments and discussions we've had with

47:54city staff. Uh the plan reflects uh

47:57reduced parking uh then for the

48:00roadways, stronger corridor connectivity

48:02improvements, and an approved PTDM plan

48:06that's designed for the project to

48:08remain accountable over time. Um and I'm

48:11happy to report as as was mentioned

48:13before that the project team is in full

48:15alignment with uh city staff on the

48:18mitigation package and the commitments

48:20that are reflected in the city's

48:22transportation memo that's uh that's

48:24before you. Um and since this project is

48:26also article 19 approval, uh I would

48:29like to mention that a full

48:31transportation impact study or TIS uh

48:34was completed and certified by the city

48:37uh in January of this year. Uh the study

48:40covered the full review of the planning

48:42board impact criteria. Next slide.

48:48uh parking uh was clearly number one

48:51transportation concern I think from from

48:54Ashley and from a few others that raised

48:56it. Uh so I wanted to start here um and

48:59and to help frame the discussion uh to

49:02show the incremental reductions that

49:04have been made. So starting with zoning

49:07and then into the future with potential

49:09reductions. So reading the chart from

49:11from left to right u the zoning maximum

49:14is around 4,900 spaces. Uh the last time

49:18you saw us, we were at around 4600

49:21spaces. It's the light blue um column.

49:24Um and the current maximum plan is

49:2644.82.

49:28Uh the column in in orange, which uh as

49:31you can see, it's um it's it's already

49:33below zoning and it's also below uh the

49:36prior plan. Um and then the project has

49:39a commitment to further reduce parking.

49:42As existing leases turn over, there's an

49:44opportunity to drop parking to 3,900

49:47spaces, the darker green column, and a

49:51future potential of 3648 spaces with

49:54monitoring of actual parking usage

49:57through vacancy studies. Um, and the

50:00details around this commitment are

50:02captured in the in the city's

50:03transportation memo.

50:06Uh so this means that the project is not

50:08seeking to build out the full zoning

50:10based supply. Instead uh we start below

50:13zoning and include a pathway to reduce

50:17parking further over time. At the lowest

50:20future scenario that would be reduction

50:22of 1250 spaces from zoning which is more

50:26than 25%.

50:28Um shared parking is a big part of how

50:31this would actually work. Uh different

50:34users need parking at different times of

50:36day. Office employees, residents, retail

50:39customers, visitors. Um they use parking

50:43at different times of say. So so the

50:45same supply can serve multiple users

50:48more efficiently and that allows the

50:51project to avoid overbuilding parking

50:53and instead it can balance its supply uh

50:56with real world demand.

50:58Next slide.

51:02The other major part of the

51:04transportation plan um are the roadways

51:06and how this project will change the

51:09street grid. Uh the work reflects

51:11comments we heard from the city staff

51:14about the need uh for more complete

51:17approach and closing the current gaps

51:19that exist within the pedestrian and

51:21bike uh connections. Um and and the as

51:25was mentioned the bike pad and transit

51:27advisory committee were also uh great

51:29about sharing their their thoughts. Uh

51:31we are using this slide as a visual to

51:34show how the roadways will transform

51:37from uh an an autodominated condition as

51:40you can see no bike lanes, no trees,

51:43very narrow sidewalks into a safer

51:47multimodal or a complete street uh with

51:51the goal of improving how all people

51:54move through the area by walking as a

51:57cyclist on a shuttle bus and in a

51:59vehicle. So the proposed plan on on the

52:03right side uh as you can see includes

52:05cycle tracks, wide sidewalks, landscape

52:09buffers, street trees uh and safe

52:13crossings for an overall improved safety

52:16um and and accessibility.

52:22So related to that street transformation

52:25um is is the larger connectivity fe uh

52:28piece and I'll quickly flip through

52:30there's there's three of these versions

52:32um of of maps. Uh first map is uh where

52:37the segments in pink indicate existing

52:40roadways uh that will be reconstructed

52:43to that full complete street. You can

52:45see Faucet, Molton, Smith, uh, Conquer A

52:49highlighted. If we flip to the next

52:52slide,

52:54uh, segments in yellow show brand new

52:57streets and bike ped connections that

53:00currently do not exist. Uh, Mooney area

53:03in the northwest, brand new roadways, as

53:06well as bike ped only link to um to

53:09Lumis. Um then in the northeast the the

53:12bridge of course with the uh diagonal

53:16connection that's starting to Smith uh

53:18and then the southeast with New Main

53:21Street Wilson extension and the east

53:23west links. And if we flip one more,

53:28um, and then the blue segments are those

53:31strategic partial connections or stub

53:33roads, uh, that serve as a setup for,

53:37uh, future streets to continue on areas

53:40that this project doesn't have direct

53:42control over. It means that the project

53:44is designed uh not only to function in

53:48its initial phase but also to support

53:50the broader street network goals

53:52identified through the city's planning

53:54um and the envision plan. Um and that

53:57includes the the future multi-use path

54:00uh along the rail uh both the segment to

54:04uh back to Blanchard and then the

54:05segment um um with 24 and 25. Um then uh

54:12that connection between Smith Park and

54:15Bend Park uh and then Spinelli and Adley

54:19extensions indicated was 27 and and 28

54:22as well as Terminal Road link to Wheeler

54:24Street segment 29 and and specifically

54:27on Terminal Road, U Health Peak has

54:30committed to fund an origin destination

54:33study um and to contribute uh to

54:38advancing the construction of that link.

54:40as well. So, so the key point here is

54:43that the plan improves local circulation

54:46now uh while also preserving future

54:49options for a more connected network

54:52over time.

55:00A major part of the mitigation package

55:03uh extends beyond the project boundaries

55:05and focuses on conquered a from

55:08Blanchard to Fresh Pond Rotary. Uh we we

55:11do recognize that this is a challenging

55:13corridor and through coordination with

55:15city staff. The project now includes

55:18major commitments to a long-term to

55:20long-term improvements uh that will

55:22support walking, biking, transit safety

55:25and accessibility overall. The slide

55:28summarizes the package as a 20 plus

55:31million dollar investment uh which is

55:33very significant uh corridor scale

55:36investment. The the underlining work

55:38would include studies, alternatives,

55:41development, public engagement, design

55:44and construction funds. Uh improvements

55:47could include upgraded signals,

55:49crossings, uh bicycle facilities, wider

55:53sidewalks, accessible bus stops, bus

55:55priority elements, and other changes to

55:58improve safety and person throughput

56:00along the corridor. Uh so important

56:02takeaway here is that the concrete plan

56:04is uh very significant and will be

56:07closely coordinated with the city and

56:10community. Next slide.

56:13Um also important to note that the

56:16project will not only rely on that

56:19long-term corridor improvement. While

56:21the broader concord work advances, the

56:24plan also includes some near-term and

56:26midterm improvements at key locations.

56:29Uh and those include some targeted

56:31signal equipment upgrades, uh pedestrian

56:34and accessibility improvements with new

56:37ramps and crosswalks and bus stop

56:39enhancement with benches, shelters and

56:43lighting. Uh and this is for the

56:45intersections of Spanelli, Smith,

56:48Molton, and Faucet. Uh this also would

56:51include a full signalization of the

56:53intersection of Smith uh Smith at

56:56conquered. Um and and these upgrades are

56:59an important part of the mitigation

57:00package. It means that the improvement

57:02that the important safety and access

57:04improvements happen in the near

57:07near-term and midterm while that larger

57:11corridor study continues to move forward

57:13for for a longer term solution in

57:15coordination as mentioned with the city

57:17and with community.

57:22Um and beyond the physical improvements,

57:25the project includes a broad

57:28transportation demand management or TDM

57:31program uh which is also that

57:33accountability piece. As mentioned, the

57:36PTDM plan uh is approved with the city

57:39and the commitments in that plan are

57:41funded, measurable and enforcable over

57:44time. And I just wanted to highlight a

57:46few commitments that are especially

57:48important. Uh first is the shuttle and

57:52the TMA support and the significance of

57:54that. Uh health peak will participate in

57:56the awife TMA. They will fund shuttle

57:59operation studies at each development

58:02phase and also provide funding for

58:04additional buses uh for that for the

58:07alewife loop. Uh those commitments are

58:10intended to support a roughly 8 minute

58:13peak hour shuttle service between the

58:15quad and aw station. The funding would

58:18also serve for brand new off- peak and

58:21weekend service that would run every 15

58:24to 20 minutes uh which is especially

58:27important uh before the bridge is

58:29constructed. And then the second to

58:31highlight are the the bike and blue

58:33bikes commitments. The project includes

58:35more than 3500

58:37bicycle parking spaces covering secure

58:40long-term indoor parking, repair

58:43support, visitor bike parking. It also

58:46funds and provides space for six new um

58:50large blue bike stations which would be

58:52adding about 150 blue bikes and docks to

58:56the quad. And then more broadly the the

58:59PTDM framework includes parking

59:02management, transit subsidies,

59:04monitoring surveys, parking counts, and

59:08ongoing reporting. Um so the the the key

59:11point on this final slide is that this

59:14is an ongoing accountability and

59:16management program uh with service

59:19commitments, monitoring and real

59:21alternatives to driving. So overall, we

59:24we think that this is a strong plan with

59:27thoughtful long-term strategies uh that

59:31invest in alternative transportation

59:33that will make the area more walkable

59:35and bikable uh with improved access to

59:38transit and and a strongly managed uh

59:41parking supply. So as a whole, these

59:44improvements will um make a significant

59:47difference in the quad. Thank you. I'll

59:49turn it over to Jess.

59:51>> Great. Thanks.

59:52>> Okay. My name is Jess. I'm the director

59:54with sustainability.

59:57>> Hey, excuse me. I think Can you check to

59:58see if your microphone's on so the

1:00:00transcript picks you up? Thanks.

1:00:01>> Sorry. Thank you. [laughter] Uh, thank

1:00:03you, Thelma. Um, my name is Jessica

1:00:05Zofchek. I'm a director with Ailier 10

1:00:07focusing on sustainability for tonight.

1:00:10My goal is to provide a sustainability

1:00:12progress update in response to the

1:00:14comments that we heard from you all in

1:00:15the last meeting. The master plan's

1:00:17green building requirements under

1:00:18article 22 have been completed including

1:00:21certifications of the green building

1:00:23report, the green factor standard and

1:00:25the flood resilience standard.

1:00:27Commercial buildings will be lead gold

1:00:30certifiable while residential buildings

1:00:32will either pursue lead gold or passive

1:00:34house certifications.

1:00:36And as each of these buildings move

1:00:38forward, each one will be required to

1:00:40provide additional documentation at the

1:00:43design review stage where we'll be

1:00:45providing further details and specifics,

1:00:47you know, when those are available. Um,

1:00:49next slide. Um, extensive analysis was

1:00:52completed early on in the master

1:00:54planning process to identify any

1:00:57opportunities and or challenges for

1:00:59various subdists of the site for either

1:01:02shared water or energy systems. As Mary

1:01:06asked at the last presentation for more

1:01:08clarity around the storm water approach,

1:01:10I am happy to emphasize that the Mooney

1:01:13Quad and the new main street areas will

1:01:16have that district that shared approach

1:01:18to storm water collection, treatment and

1:01:20infiltration. And all of this capacity

1:01:23is going to be installed day one before

1:01:26parking garages and remaining buildings

1:01:28are completed to connect to those shared

1:01:30systems. Um for shared energy, the team

1:01:33completed a series of studies based on

1:01:35that projected master plan program

1:01:38distribution

1:01:39and published those findings, including

1:01:41the challenges we found in the green

1:01:43building report. Given the city's

1:01:45interest in exploring the quadrangle as

1:01:47a neighborhood scale thermal energy

1:01:49network, Health Peak has been actively

1:01:51coordinating with the city and

1:01:52Eversource as the opportunity is

1:01:54evaluated and looks forward to the

1:01:56outcomes of the city's own study with

1:01:58their outside consultant in coordination

1:01:59with Eversource to determine if this

1:02:02area of Cambridge would benefit from

1:02:03such a system and if so, how the

1:02:05development could actively connect to

1:02:08and support that system.

1:02:11Next slide. Um, we know electric vehicle

1:02:13infrastructure is a major focus as we

1:02:16continue to push for a fossil fuel-free

1:02:18future in Cambridge. We're excited to

1:02:20share the ways we're exceeding those

1:02:22requirements. Rather than just

1:02:24configuring EV ready spaces, we're

1:02:26installing significant EV charging

1:02:28capacity for both the residential and

1:02:30commercial programs with 10% and EV 10%

1:02:33and 25% sorry EV installed spaces um

1:02:37respectively um through through those

1:02:39programs. In addition, um, within the

1:02:42parking structures, Health Peak is

1:02:44providing EV capable spaces for the

1:02:46remaining spaces, which include the

1:02:48conduit needed to support future

1:02:49charging as demand increases. And you'll

1:02:51also note that we have an additional 10%

1:02:53EV ready spaces qualified for the

1:02:56residential buildings.

1:02:58Um, finally, next slide. In response to

1:03:00the DO's request to combine public EV

1:03:03vehicle charging with ebike and other

1:03:05device charging, we're also going to be

1:03:08creating these EV clusters distributed

1:03:10across the site to provide a total of

1:03:1215% of on street spaces with EV

1:03:15charging. These EV clusters will

1:03:17integrate charging not only for vehicles

1:03:20but for ebikes, scooters, and other

1:03:22micromobility devices. So, this will

1:03:24support the city's push for enhanced

1:03:26electrified mobility. And with that, we

1:03:29look forward to continuing to develop

1:03:30the proposed sustainability strategies

1:03:32with each phase of design with Health

1:03:34Peak's focus on environmental

1:03:36performance and stewardship. Thank you.

1:03:39And I'll pass this back to Ryland.

1:03:41>> Awesome. Thank you, Jess. Um, at our

1:03:43last meeting, the planning board

1:03:45expressed an interest in building a

1:03:47sense of place and continuing our

1:03:48investment in neighborhood uses in the

1:03:51form of arts and also early activation.

1:03:53Um, real quick I just want to point out

1:03:55the neighborhood use term is a new term

1:03:57created through the ale wife um, working

1:04:00group process that identified typical

1:04:02retail uses but also a variety of uses

1:04:05that the residents and community members

1:04:07that live in this area have identified

1:04:09as needs and uses that they would need

1:04:11on a daily basis. Um, with the help of

1:04:13our placemaking and retail consultant of

1:04:16place, we identified a v a wide variety

1:04:18of neighborhood uses and art

1:04:20installations throughout the quad. As

1:04:23David mentioned, we are planning to

1:04:24include 7,000 square feet of

1:04:26neighborhood uses in the first

1:04:27residential building and it will include

1:04:29opportunities for additional art

1:04:31installations. We believe that this is

1:04:33going to be the epicenter of the quad

1:04:36and the beginning of early activation as

1:04:38we have over a thousand units of

1:04:40existing housing. We have Iggies. It is

1:04:43shattered shadow anchored by Trader

1:04:45Joe's and also Whole Foods and is also

1:04:47the future location of the um pedestrian

1:04:50bridge. Um, for all those reasons, we're

1:04:53investing heavily in early activation.

1:04:55So far, we've also engaged local um,

1:04:58artists and the Cambridge Community Arts

1:05:01to build mur murals on 110 faucet and

1:05:04125 faucet. Additionally, we've hosted

1:05:06two u block parties right at the bend to

1:05:09faucet next to Iggies, which were a

1:05:11fantastic success and a great time. Um,

1:05:14we look forward to more opportunities

1:05:16for early activation and working with

1:05:18the community. So, we're excited to

1:05:20begin working with the neighborhood use

1:05:22advisory committee that Jim mentioned

1:05:24earlier, and we are looking to expand

1:05:27that obligation to include more

1:05:29residents from the community and more

1:05:31community members um as per guided by

1:05:34Doug Brown. Now, seeing is believing.

1:05:37So, I'm going to pass it over to uh

1:05:39David who's going to go through an

1:05:41animation of R2, the first residential

1:05:43building, and show the potential

1:05:45neighborhood uses.

1:05:46>> I promise you it's less than two

1:05:48minutes. Uh but it was really produced

1:05:50be because we are in a hybrid situation

1:05:52tonight and for the benefit of folks who

1:05:54can't have immediate access to a model.

1:06:05There's always that moment when you

1:06:07wonder if it's actually going to come on

1:06:08or not.

1:06:10So let me tell you where you are. Um

1:06:13you've just exited the north end of of

1:06:17Main Street. Um you are headed towards

1:06:20what we're calling the nexus. Uh you are

1:06:23in Ben Park walking north. R2 the first

1:06:27of the residential buildings is on your

1:06:29left. You can see the that kind of front

1:06:32porch on the east side of the building.

1:06:34Um hopefully with restaurant alongside

1:06:36of it, play spaces, seating spaces,

1:06:40shade, comfort. Uh again in an area

1:06:42where there's no transaction. Uh this is

1:06:45publicly accessible for all. You're

1:06:48looking beyond to the bridge. You're

1:06:50looking across obviously faucet. Uh and

1:06:53looking beyond to the bridge. Uh that's

1:06:55what that view looks like today. And

1:06:58that [clears throat] is what that view

1:06:59will look like in the future.

1:07:03We'll take a quick left down the street

1:07:06down Faucet Street at the bend of Faucet

1:07:08Street. You can see the folks on the

1:07:10bridge uh biking and walking. Uh and

1:07:14we'll turn left. And this is one place

1:07:19where you'll see

1:07:21where we are dealing very proactively

1:07:23with resiliency issues. We have bike

1:07:26lanes. We have a landscape zone. Uh we

1:07:29have a sidewalk. This is complete

1:07:32streets. We also have a kind of front

1:07:35porch um that raises the finished floors

1:07:38of the buildings. That will all be

1:07:40active uses on the grade ground floor.

1:07:42some of it commercial, some of it uh

1:07:45amenity space for the residences above.

1:07:48Uh and with that, we give you a very

1:07:52quick snapshot of the public realm. Uh a

1:07:55key part of the public realm

1:08:01and

1:08:03>> we have the model.

1:08:04>> We have the model. Uh I saw a lot of

1:08:06people here uh looking at the model uh

1:08:09before we before we all sat down. But I

1:08:12think what's what's most important that

1:08:20>> How's that? That's perfect. Um I think

1:08:23what again what you can see is the

1:08:27amount of green space, the amount of

1:08:28open space, the connectivity that was a

1:08:31key component maybe the key component of

1:08:35uh envision life. uh the opportunity

1:08:38because of the amount of holdings,

1:08:40because of the continuity of the

1:08:41holdings, we can make those connections

1:08:44and turn this from a kind of abstract

1:08:47light industrial neighborhood largely uh

1:08:51into a real neighborhood uh in

1:08:53Cambridge. And you can see the the the

1:08:56kinds of streets, the kinds of public

1:08:58open space, the connectivity from north

1:09:00to south, uh the kind of connectivity uh

1:09:04east to west and Um the planning logic

1:09:08that has been a part of this with all of

1:09:10the benefit of input from a lot of

1:09:13people sitting on that side of the room.

1:09:24>> Great. Thank you very much. Uh there's a

1:09:27lot to absorb here so understand uh uh

1:09:30the length of the presentation. Um so at

1:09:33this point uh it's a public hearing

1:09:35obviously we will take u public comment

1:09:39um it'll be a little unusual tonight

1:09:41because we have we're hybrid so there's

1:09:43some people potentially here in the room

1:09:46be behind me I can't see um but also

1:09:49online uh and uh also for planning board

1:09:53members you should know um before we

1:09:56deliberate we will also hear from city

1:09:59staff there's been some representations

1:10:01about all the work they have done. We're

1:10:03going to hear from them directly uh

1:10:06about their particular input and their

1:10:08their view of what's before us tonight.

1:10:11So uh we'll have that advantage as well.

1:10:13So with that uh I'll turn it over uh to

1:10:17um to Jeff. Uh so um any members of the

1:10:21public who wish to speak uh should now

1:10:24click the button that says raise hand.

1:10:25If you're calling in by phone, you can

1:10:28raise your hand by pressing star 9. As

1:10:31of 5:00 p.m. yesterday, the board had

1:10:32received written comments on this case

1:10:34from Matthew Dor, from Audrey Anne Kard,

1:10:38PJ Summers, Ian Noland, and Michael

1:10:43Rogrove. Written communications received

1:10:46after 5:00 PM yesterday will be entered

1:10:48into the record. So, I'll now ask staff

1:10:51to uh organize the public comment.

1:10:55>> Thank you, Tom. This is uh Jeff Roberts

1:10:58again. So, I'll um I'll note so we we

1:11:00didn't have any signins uh in the room.

1:11:03So, I'll just we're going to go to the

1:11:05Zoom first and we'll go through the

1:11:07hands and if you'd like to speak, you

1:11:08you can still sign up or or we'll just

1:11:10make sure we get everyone before before

1:11:12we close off. But there's a sign-in

1:11:14sheet. It's near the door uh on the

1:11:16inside. Um so I'll go to the zoom first

1:11:19and I'll start with Danish Mahmud who is

1:11:22followed by John Chun. Um when you speak

1:11:25I'll allow you to speak. You can begin

1:11:27by unmuting yourself and saying your

1:11:28name and address

1:11:35street. And I like to raise a few points

1:11:40and request regarding this development

1:11:43plan. First is regarding building

1:11:45heights.

1:11:46This plan would significantly block the

1:11:49sun to our home of Lum Street.

1:11:55This is an area which tends to be

1:11:57overlooked and is also enveloped by this

1:11:59development directly adjacent to three

1:12:01sides towards the north, south and east.

1:12:04So therefore, we would appreciate if the

1:12:06planning board and healthy can review

1:12:09and revise the building height for those

1:12:11buildings nearby our home

1:12:14would be building C5 [music] and C6 as

1:12:17specified on the presentation and plan

1:12:19documents.

1:12:21In particular, we request that buildings

1:12:23C5 [music] and C6 have a building height

1:12:25that's limited to around 3 ft, which

1:12:28would be similar to other surrounding

1:12:30buildings and would prevent casting a

1:12:32shadow over our neighborhoods.

1:12:34Another point I want to convey is our

1:12:36interest in more clarity on the city's

1:12:38plan for the DPW site that is bordering

1:12:41the west side of this project also near

1:12:43Lumis Street and Plazet Street and would

1:12:46like to request for more development

1:12:48planned for noise mitigation in theory.

1:12:51With regards to noise concerns in

1:12:53general, we ask that construction be

1:12:56conducted during the daytime and not at

1:12:58night so as to not disturb residents.

1:13:01You're already exposed to significant

1:13:02noise during the nighttime from

1:13:04construction ongoing at the 50 [music]

1:13:06Mooney Street lot and would appreciate

1:13:08if construction can be limited to office

1:13:10hours only.

1:13:12Lastly, regarding the construction of

1:13:14the bridge, like other residents, we

1:13:17would like to see this bridge be

1:13:18delivered sooner rather than later and

1:13:21have a clear timeline specified by HUD

1:13:23regardless of progress so far in BPA.

1:13:28As you all know, this is a point that

1:13:30virtually the entire community stands

1:13:32firmly behind and we would like to

1:13:34request for completion of the [music]

1:13:35bridge ideally within phase one of the

1:13:37project.

1:13:39To summarize, I'm requesting lower

1:13:42building heights, ordering the existing

1:13:45residential space at Lumis Street, and

1:13:47specifically limiting building C5 and C6

1:13:50to around 30 to 40 height, and

1:13:54requesting some clarity on plan for the

1:13:56DPW site, near 67 Smith Place, and

1:13:59requesting for a faster timeline for

1:14:01building the bridge and having clear

1:14:02[music] milestones, ensuring the bridge

1:14:04is prioritized over the

1:14:09I hope that this can be cleanly

1:14:11implemented as part of the plan for the

1:14:13betterment of the neighborhood and I

1:14:15have had some productive discussions

1:14:17with Ryland as well and I appreciate the

1:14:20work that was put into this. Thank you.

1:14:24>> Thank you.

1:14:26>> The next speaker is John Chun who's

1:14:29followed by Eric Grunal.

1:14:41And you can begin with your name and

1:14:42address. If if you're speaking, we can't

1:14:44hear you currently.

1:14:56Um, John, China, I'll just give you a

1:14:58second if you want to check to make sure

1:15:00your microphone is on or if you're

1:15:03there's nothing covering it or it's

1:15:05turned on on your computer.

1:15:12Hello. Can you hear me now?

1:15:14>> Yes.

1:15:15>> Oh, can you Sorry about that. Yeah, my

1:15:17microphone was set to some different

1:15:18device here. Yes. My name is John Chan.

1:15:21I'm uh from 48 Luma Street. I'm a direct

1:15:24to the proposed DPW lot at the end of

1:15:27Smith Place. And uh I have already

1:15:30submitted my uh letter by email, so I'm

1:15:33going to make my comment short. I

1:15:35appreciate the uh the slides that the uh

1:15:37health pic um had provided previously. I

1:15:40enjoyed flipping through and looking at

1:15:42the design and the plan and I really um

1:15:45um appreciated the lots of green space

1:15:48and also many efforts that the healthpic

1:15:51has put into place um to make this

1:15:53community better. I have seen various

1:15:56different renderings of the plant over

1:15:57the years, but I mean so far this one

1:16:00really stands out as uh one that I like

1:16:02the most. Um especially the bridge

1:16:04design. If I may have one wish, maybe

1:16:07the the the drawings were fantastic, but

1:16:10the animation that you just showed was

1:16:12even better. Um maybe if you can also

1:16:14have an animation of a bridge crossing

1:16:16next time, I think that might be also

1:16:18exciting as well, just to get some a

1:16:20feel for how that's going to be like. Um

1:16:23and um I also appreciate the um the

1:16:26trust that Healthp has built over the

1:16:28years with um the neighborhoods here,

1:16:31especially through Anthony and Jim. And

1:16:34then we look forward to really seeing

1:16:36this development coming into fruition

1:16:38and then enjoying the all the benefits,

1:16:41the promise, the benefits of um of um

1:16:44how the development is going to evolve

1:16:46into. Um so again I want to send my

1:16:48appreciation for the engagement and the

1:16:51outreach that Health Peak has provided

1:16:53over the years um and the trust

1:16:55building. Thank you so much.

1:16:58>> Thank you John.

1:17:00>> The next speaker is Eric Grunabalam

1:17:02who's followed by Simon Gerellov.

1:17:15>> Hi. Good evening planning board and

1:17:17staff and hello health peak team. I am

1:17:19Eric Rudbalam of 98 Montgomery Street in

1:17:21North Cambridge. Um and for a quick

1:17:23background, I served on the wife zoning

1:17:25working group that reszoneed the land. I

1:17:27was also on the envisioned alewife

1:17:28working group which was formed to deal

1:17:30with kind of an unstructured development

1:17:32boom in the area. [snorts] I also met

1:17:34weekly with IQHQ throughout their

1:17:36permitting process. So I'm very familiar

1:17:38with development here and have lived in

1:17:40North Cambridge for 28 years and in

1:17:42Cambridge my whole life. Um well Anthony

1:17:44is rarely wrong. So, yes, I am

1:17:46possessed. Uh, and tonight I'd like to

1:17:48talk about the new stop uh at the

1:17:50Cambridge quadrangle, which is what I'm

1:17:51calling it. Uh, particularly in light of

1:17:54the reductions in parking that have been

1:17:56mentioned. So, essentially, a new city

1:17:58is being built. Uh, and adding a rail

1:18:00stop here will add substantially to the

1:18:02development's value. Uh, planning board

1:18:04members, please Google this when you get

1:18:06a chance. How much does a rail stop add

1:18:09to the value of real estate? The answer,

1:18:11I'll give it to you, give it away, is a

1:18:13rail stop adds about 4 to 24% to the

1:18:16value of homes and about 42% or up to

1:18:1942% for commercial properties. And I put

1:18:22the link in my letter which I sent uh

1:18:24this evening. Uh conservatively, let's

1:18:26say it's 5% value ad. That's about $200

1:18:29million on a $4 billion de development.

1:18:32Uh that's a lot of money. Uh and uh uh

1:18:36that's, you know, enough to to fund a

1:18:38rail stop. uh adding a rail stop to

1:18:40pedestrian bike bridge several times

1:18:42over. And I I shared this with uh with

1:18:45Health Peak at two meetings, the Meepo

1:18:46meeting and the Awife zoning working

1:18:48group meeting, which I appreciate their

1:18:50hosting. Uh and their CFO responded with

1:18:52three words. You're not wrong. U it's

1:18:56clearly a financial benefit to Health

1:18:58Peak and would not qualify as community

1:19:00benefit in the normal sense. Of course,

1:19:02it's good for the community, too. Um and

1:19:04I really appreciate Health Peak's work

1:19:06on this. Uh and uh the real question is

1:19:10uh is it needed? Um and I think the

1:19:13short answer is yes. Uh the stretch of

1:19:15roadway here uh has two of the worst uh

1:19:18traffic incidences of the top five in

1:19:20the state per mass DOT. And I shared the

1:19:23link to that in my letter tonight. And

1:19:26also an HDR study for Cambridge said

1:19:28that a rail stop was justified in the

1:19:29quadrangle in 2015. And I shared that

1:19:32study in my letter. And per historical

1:19:34research, there were once five stops

1:19:36between Belmas and Porter. Um, and

1:19:38that's no longer the case, but it's time

1:19:40to put them back. Um, a big question

1:19:43that always comes up is, will MBTA allow

1:19:45new rail stops? And the evidence is yes.

1:19:48The Worcester line has two new stops at

1:19:50Boston Landing and Fenway and a third

1:19:52slated for West Station. The two new

1:19:54stops were privately funded by

1:19:56developers. And so I urge the planning

1:19:58board uh in Cambridge to focus on a rail

1:20:00stop which impacts both housing and

1:20:02commercial development.

1:20:04Build the rail stop so commuting

1:20:06patterns grow around it. Get people out

1:20:08of cars to fix the traffic that plagues

1:20:10the area and provide better access to

1:20:12housing beyond Cambridge. Pedestrian

1:20:14bike bridge is half of a rail stop. I

1:20:17support this project and hope Cambridge

1:20:19will nudge the rail stop into existence

1:20:20with Health Peak's financial support

1:20:22which is very much in their interests.

1:20:24Thanks for your consideration.

1:20:27Thank you very much.

1:20:30>> Uh the next speaker is Simon Gerelikov

1:20:33and then I'll go to uh Matthew Dufour

1:20:35who's who's here in the room.

1:20:40>> Thank you very much. Um

1:20:43members of the committee uh healthp team

1:20:47and uh members of the public who are so

1:20:49actively engaged in this process.

1:20:52Um my name is Simon Gerelikov. I'm a

1:20:56resident atif at 51 Lumis Street. Um

1:21:01Denish and myself are the neighbors and

1:21:04part of the residences at Lumis Street

1:21:08uh condominos um which is like Denish

1:21:11said is basically surrounded by the new

1:21:13development. So, I do want to,

1:21:18you know, second Denisha's concerns

1:21:21about the height of the newly proposed

1:21:24uh properties C5 and C6 and also um we'd

1:21:29like to have more clarity on the

1:21:32proposed DPW site as far as the height,

1:21:35the um extent of the operations uh as if

1:21:39what what's going to basically happen

1:21:41there, you know, will it house heavy

1:21:43machinery similar to the Mooney Street

1:21:45site. You know, will it be 247

1:21:48operations uh considering the proximity

1:21:50to our uh properties and uh the

1:21:54potential for noise exposure um that

1:21:57we're facing

1:21:59and my other concern has to do with the

1:22:03proposed Lumis street connection. Um I

1:22:07100% agree that this is absolutely

1:22:10necessary and uh exciting um to have a

1:22:14connection to the larger development uh

1:22:17to be able to access all the open spaces

1:22:20and the retail space proposed. Uh my

1:22:23concern is uh the state of the road that

1:22:26um the stretch of the Lumi street uh in

1:22:30front of our condominiums is currently

1:22:32in and what will happen to the uh

1:22:36pedestrians and the bikers who will be

1:22:38using that connection to u move from the

1:22:42new development to west to towards

1:22:45Belmont you know um because at times

1:22:48after the rain um it's virtually

1:22:51impossible in the winter when it snows

1:22:55and it freezes over. Um it becomes a

1:22:58sheet of ice. Uh it's it's absolutely

1:23:01impossible to walk on it at times and

1:23:04we've haven't had much success with the

1:23:06city um about the maintenance of this

1:23:10stretch of road. Um this being obviously

1:23:13private property. However, if there is,

1:23:17you know, a proposed connection and the

1:23:20public will be using this road um for

1:23:24connection, we have to understand and

1:23:28have a plan on how the street will be

1:23:30maintained, repaired, and managed and so

1:23:32forth. Um, thank you for your time.

1:23:36>> Thank you.

1:23:38>> And and next is Matthew Duour. You

1:23:40you're at the right spot. You can just

1:23:41push the button to make sure the green

1:23:42light is on when you speak.

1:23:44Hello. All right.

1:23:48Good evening. Uh, I'm Matthew D4. My

1:23:51wife Audrey and I live at 31 Willy

1:23:54Street, unit 302. Uh, it's the fourstory

1:23:57building. It's the fourth story condo

1:23:59building directly east of the proposed

1:24:01P3 parking garage. Uh, I've already

1:24:04submitted my comments via email, so I'll

1:24:06keep it brief. Our our unit is on the

1:24:10northwest corner of our building today.

1:24:12Our view to the west is mostly open sky

1:24:15with just one just a one-story building

1:24:18and a one-story parking garage below.

1:24:21On in the afternoon and evening, our

1:24:24direct sunlight comes through our west

1:24:25facing windows. The planned P3 parking

1:24:28garage would be directly west of us,

1:24:30only 34 feet from our windows.

1:24:34All of its parking levels uh would be

1:24:37above ground and it would be nearly

1:24:39twice the height of our building.

1:24:42We expect that a building that tall

1:24:44directly west of us would block most of

1:24:47our sunlight.

1:24:49The applicants own shadow maps support

1:24:51that concern. Um, in their maps at 3

1:24:54p.m. under existing conditions, our

1:24:56building is is shown without shadow, but

1:24:59under the proposed plan, it's in P3's

1:25:02shadow.

1:25:04and the study stops at 3 pm. So, we're

1:25:07asking the board to require as part of

1:25:09design review a shadow study of P3's

1:25:11impact of the on the homes at 31 Wheeler

1:25:14Street from mid-afternoon through

1:25:16sunset.

1:25:19If the impact is significant, we'd ask

1:25:21the board to consider fewer above ground

1:25:23parking levels or putting some of the

1:25:25parking underground. nearby development

1:25:28developments like ours, the Laurent, the

1:25:31Atmark, they already use below below

1:25:33grade parking.

1:25:36That that is all for me. I appreciate

1:25:37your investment in the neighborhood.

1:25:39Thank you.

1:25:41>> Thank you, Mr. Jour.

1:25:44>> So, uh I will go back to the I'll just

1:25:47note that that's the end of the speakers

1:25:48who have raised their hands and who have

1:25:50signed up on the list. So, I'll just

1:25:52take a second in case there's anybody

1:25:54who's still looking for the raise hand

1:25:56button on Zoom or anybody in the room

1:25:58that that wants to speak and wants to

1:26:00raise your hand. I'll just allow a few

1:26:02seconds.

1:26:11Okay, I'm not seeing any hands go up

1:26:13either here or there, so I'll turn it

1:26:16back over to the chair.

1:26:18>> Thank you, Jeff. Um, as I mentioned

1:26:20before, um, we'll move at this point,

1:26:24uh, to, uh, ask that CDD staff, uh,

1:26:27provide some comment on the final

1:26:29development plan,

1:26:31um,

1:26:32and, uh, responses to some of the issues

1:26:35raised, uh, prior to the prior to the

1:26:37hearing. So, um, hope they're prepared

1:26:40to do that.

1:26:44>> Great. Thank you, chair. Um Melissa

1:26:46Peters, assistant city manager for

1:26:48community development. Uh really excited

1:26:50to be at this moment tonight. This is a

1:26:52a major milestone. Um I will pass it off

1:26:56to staff to speak to uh specific

1:26:58comments that we heard from the planning

1:27:00board and how staff have worked with

1:27:02Health Peak to address those comments.

1:27:04Uh but wanted to kind of provide broader

1:27:06comments just about um kind of where we

1:27:08are in the process um in terms of

1:27:11planning for this really significant

1:27:13area of the city. And so as many of you

1:27:16know ale wife um is is the most

1:27:19significant area of the city for

1:27:20redevelopment.

1:27:22um when I it's kind of on a personally

1:27:26meaningful to me because my first

1:27:27project was working on Envision

1:27:29Cambridge and the Aeife district plan in

1:27:312015 um and talking with the community

1:27:34about what our shared vision is for the

1:27:36future um and really excited to see um

1:27:40those principles and development out

1:27:42outcomes represented in this proposal

1:27:45today. So, how do we transform this area

1:27:48um as a mixeduse transitorian

1:27:50development that balances economic

1:27:53growth which much needed residential

1:27:56development to help address our housing

1:27:58crisis. Um, and not only does it do

1:28:00that, it creates a network of uh

1:28:03connected open space, provides new uh

1:28:06street network. um it uh is responsive

1:28:12to um and resilient to future climate

1:28:14change and flooding risk and really is

1:28:16going to transform this area as a

1:28:19neighborhood uh in Cambridge that is

1:28:21connected, resilient, and inclusive to

1:28:23welcome more people. So, we're very

1:28:25excited about um the opportunity that

1:28:28this provides. Um

1:28:31it also uh delivers really significant

1:28:34public benefits for the city. Uh, one of

1:28:37note is the o over one acre of space of

1:28:41uh for the DPW municipal yard. Um, as

1:28:45well as the much anticipated and and

1:28:48desired bike pedestrian bridge

1:28:50connecting the quad to the triangle. Um,

1:28:54as um, Mr. Raffertise stated earlier,

1:28:57um, we've been very positive with our

1:29:00conversations with the MBTA. uh the

1:29:03secretary general manager submitted a

1:29:05letter indicating their full commitment

1:29:07for the bike ped bridge. Um as he stated

1:29:10they they do want to do some additional

1:29:12study which would all end up in the

1:29:14ultimate outcome which would be both the

1:29:16bike ped bridge and a commuter rail

1:29:19urban rail station at that location. Um

1:29:22and that really is um kind of the uh

1:29:27in inc uh instrumental to creating the

1:29:31vision that the community had. So really

1:29:33excited to see that this final

1:29:35development plan along aligns with the

1:29:37outcomes from Envision Cambridge and the

1:29:40AOF district plan. Um the follow-up

1:29:42resoning working group um you know staff

1:29:46across multiple departments have worked

1:29:49with Health Peak. Health Peak has

1:29:51continued um to refine and improve the

1:29:53plan, listen to comments um planning

1:29:56board um and we're really excited that

1:29:58we're at this stage tonight um to move

1:30:00this forward and recognize that

1:30:02additional uh sight specific design

1:30:05changes will continue to evolve and

1:30:07happen um at further stages. Um so I

1:30:11will pass it over to I believe Daniel

1:30:13who might be speaking on the urban

1:30:14design tonight.

1:30:17>> Thank you Melissa. Uh I'm Daniel

1:30:19Messplay. I am the director of community

1:30:20planning and design for CDD.

1:30:23This was going to be Eric Thorkelson's

1:30:25remarks and he definitely deserved the

1:30:27floor. He's worked tirelessly on this

1:30:29proposal. Uh as Jeff mentioned in the

1:30:31intro Oh, there he is. His uh his

1:30:34arrival was imminent, so we knew he was

1:30:36going to be uh on any moment. But uh I

1:30:39have Eric's words. So Eric, while you're

1:30:41getting settled, I'm going to go ahead

1:30:43and just keep this thing moving. I'm

1:30:44going to read Eric's words and uh we'll

1:30:47be on our way. So, so thank you again,

1:30:49Melissa.

1:30:51This final development plan is going to

1:30:53fulfill the city's long-standing vision

1:30:55to transform the quadrangle into a fully

1:30:58functional neighborhood with residential

1:30:59and commercial density, connectivity,

1:31:02new streets and parks, firstf flooror

1:31:05active uses, a bicycle pedestrian

1:31:07bridge, and the DPW site. It sets out a

1:31:11great path forward to the more detailed

1:31:13design work of individual buildings and

1:31:15open spaces. The urban design staff memo

1:31:18to the planning board outlines some main

1:31:21recommendations for how the next phase

1:31:23of review will occur, which I'll

1:31:25summarize. As Emily explained in the

1:31:27introduction to the item, this project

1:31:29is now finishing up the special permit

1:31:31stage of review, which uh sets the

1:31:33higher level site design elements. And

1:31:36what will follow is a much more detailed

1:31:39review of specific sites and buildings

1:31:41as part of the design review stage which

1:31:43will also be conducted here with the

1:31:46planning board. We have also included an

1:31:49urban design appendix with the memo.

1:31:51This document is intended to take all of

1:31:54the citywide and area planning thinking

1:31:56the city has done to date from envision

1:31:58alewife as Melissa mentioned uh the

1:32:01city's open space and recreation plan

1:32:03update to the citywide and multif family

1:32:06design guidelines and centralize much of

1:32:09this thinking in one place to make it

1:32:11easier to guide designers staff and the

1:32:14planning board in thinking through some

1:32:16of the nitty-gritty details of

1:32:18particular issues around uses

1:32:20connectivity ity and building form

1:32:22during design review and throughout

1:32:24development of the project. The UD

1:32:27appendix will be attached to the special

1:32:29permit decision as a guiding document

1:32:31that can be referred to during design

1:32:33review. It is not necessarily meant to

1:32:36be prescriptive and can continue to

1:32:39adapt and evolve over time as the

1:32:42project will and as the quadrangle will.

1:32:46The urban design staff memo mainly

1:32:48focuses on requests for additional

1:32:50diagram tune-ups as the project moves

1:32:53into the design review phase. I should

1:32:55note that the final development plan

1:32:57takes a big leap forward by including a

1:33:01lot of the elements into the plan that

1:33:03we initially recommended and we are

1:33:05asking that they just continue to be

1:33:07updated um as the project develops.

1:33:11Specifically, the massing strategy

1:33:14diagram and block diagram should

1:33:15continue to be updated throughout the

1:33:17various phases of the project to reflect

1:33:20the project in its context and how it

1:33:22changes by virtue of sites going through

1:33:24design review approval and getting

1:33:26constructed. We've also included

1:33:28recommendations for the open spaces both

1:33:31encouraging the permite to think

1:33:33holistically about how the open space

1:33:35will fit together and be more than just

1:33:38a sum of their parts. uh similar to what

1:33:41uh Mr. Jones presented sort of earlier

1:33:43in the presentation and how specific

1:33:45amenities like active recreation

1:33:47amenities can be included in the

1:33:49district. And lastly, there are a few

1:33:52recommendations uh related to things

1:33:54like including a vision and strategy for

1:33:56arts and cultural elements that can be

1:33:58integrated both into buildings and parks

1:34:00but also throughout the whole district

1:34:02and thinking through elements of

1:34:04environmental comfort and

1:34:05sustainability.

1:34:07The urban design appendix also offers

1:34:09some different strategies, approaches

1:34:11and design tools for addressing some of

1:34:12the issues in greater detail where

1:34:15appropriate like um the front porches

1:34:17for instance. But overall the final

1:34:20development plan sets the scene for

1:34:21success. It's been a huge lift by uh all

1:34:25the the stakeholders to get to this

1:34:27point and we're looking forward to

1:34:29seeing the next steps in realizing the

1:34:31plan unit development. So thank you.

1:34:35>> Thanks. And I'll just note um this is

1:34:37Jeff to um we do have a lot of material

1:34:40and including CDD's material as well as

1:34:42from uh from Department of

1:34:44Transportation and DPW. So we'll we'll

1:34:46just sort of end our remarks here and

1:34:48but as always we're available to answer

1:34:51questions that board members have.

1:34:53Thanks.

1:34:54>> Great. Thank you very much Jeff, Melissa

1:34:57and um Daniel for your input. At this

1:35:01point, um, are there question? We'll

1:35:03open up for questions from the board to

1:35:05either the applicants or to staff. Um,

1:35:08so anybody have questions that still

1:35:11remain to be answered.

1:35:22[clears throat]

1:35:24>> Great. Um, Ted, why don't you start? Um

1:35:28well actually I just have a a couple of

1:35:31minor questions.

1:35:33Um

1:35:35and I don't know whether this is for

1:35:37staff or

1:35:39VHB.

1:35:41If a rail station were ultimately to be

1:35:45built there,

1:35:47what impact does that have on the

1:35:49parking that's planned to be provided?

1:35:58I can take that one. Um, that's a

1:36:00fantastic question and part of the

1:36:02reason why we built mechanisms into the

1:36:04zoning to reduce parking if utilization

1:36:07is shown to be lower than what has been

1:36:10built. Um, in that case where you know a

1:36:12rail stop is built or the bridge is

1:36:14built uh future parking will be actively

1:36:18reduced in order to meet that adjusted

1:36:20demand.

1:36:22So you view it as uh being a reduction

1:36:26rather than a need for parking for

1:36:28people who might want to take the train

1:36:30and park their car there.

1:36:34>> That's a good question. We we have not

1:36:36heard that uh from the MBTA. I know Ted,

1:36:40you know, there are other um rail stops

1:36:43and in the past the T has required some

1:36:46level of parking. We have not heard that

1:36:49uh from the MBTA at this location yet,

1:36:51which is good news. Um I also do want to

1:36:54just call out the the the new I think

1:36:58exciting news is the mention of the

1:37:00urban rail because as you know commuter

1:37:03rail has had challenges um adding stops

1:37:07which slow the line down which make the

1:37:09line less attractive where that urban

1:37:10rail is a more abbreviated quicker um

1:37:14usage. So, it does play right into our

1:37:17vacancy formula cuz the less that's

1:37:20used, more we can reduce parking. But

1:37:22the fact that they've actually said the

1:37:24words urban rail is pretty good news.

1:37:28>> Great.

1:37:28>> Mr. Chair, just to follow up to that

1:37:30point, uh it should be noted uh Mr.

1:37:32Cohen, there there are no commercial

1:37:35parking garages within this development,

1:37:37right?

1:37:37>> So those garages could not occur in this

1:37:41site. Whether the T who has issues with

1:37:43the current Elwife garage resizes that

1:37:46garage as part of the overall

1:37:47redevelopment, I suspect it's likely

1:37:50they might, but whatever additional

1:37:52parking is related to tea activity will

1:37:54occur on the other side of the commuter

1:37:56rail on T property, not on this, not

1:37:58within this development.

1:38:00>> Okay. Thank you.

1:38:02uh with regard to traffic and uh the the

1:38:07transportation. I mean maybe I misheard

1:38:09or misunderstand what you you said. Uh

1:38:13is there a connection to Blanchard Road

1:38:16from within the the project?

1:38:23>> Well, it's a good question. We have the

1:38:28potential for a multi-use path along the

1:38:31rail line which involves us getting some

1:38:34land rights from the MBTA. Uh we've

1:38:37prioritized the bridge. They said in not

1:38:40so complicated words, focus on the

1:38:43bridge land rights first and then come

1:38:46back and talk to us. Uh the other

1:38:48connection would just be the bike and

1:38:50pedestrian connection to Lumis, but that

1:38:52really is not the most direct way to get

1:38:56uh to Blanchard. We do we do make

1:38:58commitments to uh continue to explore

1:39:00the multi-use path uh which we actually

1:39:04think could work. The TE's just delicate

1:39:07about committing land rights as you

1:39:09know. So we're in a we're prioritizing

1:39:11the the bridge location.

1:39:13>> Okay. I I wasn't sure I understood what

1:39:16the statement was. I just wanted to

1:39:18clarify that. Uh with regard to your

1:39:22neighborhood facilities,

1:39:25um would any of the buildings as you

1:39:29envision them now, uh be able to

1:39:32accommodate a movie theater?

1:39:38>> I don't know. Ryland doesn't get any of

1:39:40my movie references, Ted, because I

1:39:42guess I'm I've aged myself during this

1:39:45process. But Ryland, what's your uh

1:39:48what's your excitement level on movie

1:39:50theater? Let's see if he can earn his

1:39:52money here.

1:39:52>> We'll look into that. I think there's a

1:39:54great opportunity for early activation.

1:39:57Um, we understand that from Anony's

1:39:59historical references and Jim's

1:40:01historical references that the um the uh

1:40:04Eversource um substation, those rather

1:40:07used to be a movie theater, a drive-in

1:40:09movie theater. We do have some space on

1:40:12127 faucet 127 Smith that could act as a

1:40:16potential early activation. So, not a

1:40:19movie theater, but hopefully that's

1:40:21somewhat close. Uh well with the you

1:40:23know my concern is with the absence of a

1:40:26theater in Harvard Square

1:40:28>> it seems shocking that the only movie

1:40:31theaters in Cambridge that I'm aware of

1:40:33is the Brattle and the Apple Theater the

1:40:37Night Fresh going

1:40:38>> no Kendall Kendall Square one

1:40:41>> Kendall yes

1:40:43>> Jim but we do have the Apple cinema that

1:40:46it's now called no longer fresh pond is

1:40:48still going.

1:40:49>> Yes. No, I know.

1:40:50>> And maybe the terminal road connection

1:40:52will get people over there more easily.

1:40:54>> Yeah.

1:40:55>> Okay.

1:40:56Um,

1:40:58a nasty question for staff.

1:41:03Uh, Mr. Rafferty indicated that all of

1:41:06the uh comments in the staff memo uh and

1:41:11conditions had been agreed to. Were

1:41:14there anything that the city and staff

1:41:17would have liked to have seen as a

1:41:20condition that was not agreed to?

1:41:32>> Do I take that as a no?

1:41:34Yeah, I can I waiting to see if anyone

1:41:36uh Good thing that nobody uh volunteered

1:41:40and no, we you know staff across

1:41:42multiple departments, you know, as as we

1:41:44typically do, we put developers through

1:41:46the ringer and and ask for um the gold

1:41:50standard and it's it's been great to see

1:41:53healthy come to the table. um and where

1:41:56appropriate push back. I think also

1:41:58important to recognize the um the

1:42:01economics of developments in this moment

1:42:03and and what's feasible. And I think

1:42:05that's the beauty of um a PUD and be

1:42:09able to do it phased over time and be

1:42:11flexible so that we can continue to um

1:42:15meet the community standards and goals

1:42:17that we have um that are based in our

1:42:19planning work as we move forward and

1:42:21times change.

1:42:23>> Okay. Thank you. Obviously, I would like

1:42:26to see a condition that the bridge would

1:42:28be built first thing in the whole

1:42:30project. Uh I understand that's not

1:42:34going to happen and I'd agree to um

1:42:37those are all my questions right now.

1:42:39>> Thank you, Ted. Um uh we're going to go

1:42:42virtual now. Uh Mary Flynn, it's got her

1:42:45hand up.

1:42:47>> Thank you. Um, sorry I can't uh be with

1:42:50you in person tonight, but uh watching

1:42:53this remotely has been very very

1:42:55impressive. Um, I just want to thank

1:42:58really the development team and and city

1:43:00staff for for really just incredible

1:43:03work over so many many years. Um, it's a

1:43:07very complex project, but I think you

1:43:09guys have uh made it a little bit easier

1:43:11for us. But um, I have two questions.

1:43:14Uh, one is in regard to the um the

1:43:18potential of commuter rail uh or

1:43:20commuter rail stop, which would be

1:43:22terrific. Um, but my concern is that a

1:43:26project of that size is going to delay u

1:43:31potentially delay the bridge um even

1:43:34further. I mean, I know we're looking at

1:43:36a three-year planning process. that

1:43:38doesn't seem unreasonable, but then

1:43:41particularly if the pedestrian bridge is

1:43:44integrated

1:43:46um somehow with the with the commuter

1:43:48rail stop um you know there's issues

1:43:51always of funding for ex for the MBTA

1:43:55etc. So, I'm I'm just curious as to um

1:44:00you know, sort of any kind of thinking

1:44:03people have at this point about uh

1:44:06preferencing plan. Um what what would be

1:44:10the fall back if for some reason the

1:44:12bridge is is further delayed? Are there

1:44:15opportunities to

1:44:17um put more transportation demand

1:44:20management um

1:44:23activities or programs in place that

1:44:26would help us during that period? So

1:44:28that's sort of one big area um that I'd

1:44:31like addressed. And then secondly, um it

1:44:34says [clears throat] I know obviously

1:44:36you're trying to reduce the parking as

1:44:37much as possible and that that is in

1:44:40line with what the board has been um

1:44:42thinking on this. Um the staff memo, the

1:44:45CDD staff memo still references four

1:44:48garages. Um and I think I only saw three

1:44:52on the revised plan. I think there used

1:44:55to be one up well along conquer near

1:44:57near Smith Place. Um, so can you just

1:45:01clarify the number of of garages and how

1:45:05um if there are four, how is the um the

1:45:09decision going to be made in terms of

1:45:11um what happens to that site if the if

1:45:14the garage isn't needed? Those are my

1:45:17questions.

1:45:18>> Mary, thank you. Just as privilege of

1:45:19the chair, the letter from the tea has

1:45:22been referenced tonight both by the

1:45:24applicant and by Melissa. Um, obviously

1:45:27it's been shared with those of us who

1:45:29are imshed in this uh review and we've

1:45:32read it, but it might be good for people

1:45:34who don't have that in front of them or

1:45:37are listening in tonight if you could

1:45:40summarize the letter. And by the way,

1:45:43it's it's written in beautiful

1:45:45bureaucratic language, but uh so you

1:45:47could might be able to interpret it in

1:45:49different ways. and I would appreciate

1:45:51um an attorney's view of what um uh uh

1:45:55what's being promised in the letter.

1:45:57Just a quick summary and then to Mary's

1:45:59question. Thank you, Mary.

1:46:01>> Mr. Chair, uh the most important part of

1:46:04the letter is the final sentence. I'll

1:46:06quote directly. A high quality

1:46:08connection from the Alweight quadrangle

1:46:10over the Fitch Fitchsburg line will

1:46:12happen and we look forward to

1:46:14structuring agreements, advancing MBTA

1:46:17infrastructure studies and reporting

1:46:18back to the Cambridge planning board no

1:46:21later than three years from the date of

1:46:23final DUD master plan approval. The

1:46:26letter is from the general manager of

1:46:28the tea, also the secretary of

1:46:30transportation to the planning board.

1:46:32came about as a result of lots of

1:46:34engagement with Cambridge's city manager

1:46:37and Ms. Peters and her staff. The letter

1:46:40is uh in my view quite significant

1:46:43because in all the years we've been

1:46:45talking about bridge. We've never got

1:46:48this level of engagement. What the

1:46:50letter does set forth too, however, is

1:46:52it offers a rationale as to why they

1:46:55need the three years. And as Melissa was

1:46:57describing from a T transportation

1:47:00planning perspective, they didn't want

1:47:03to forego the opportunity for urban

1:47:05rail, which they characterize as a

1:47:08different form of commuter rail, a more

1:47:10a hybrid perhaps between a subway

1:47:12transit system and commuter rail. Uh

1:47:15they're studying that that there's other

1:47:17areas in in the system where they're

1:47:19also looking at that. They think it

1:47:21works very well or has the potential to

1:47:23work well here. So the question about uh

1:47:27Mary asks does the

1:47:30would the introduction or construction

1:47:32of an urban rail stop delay the bridge

1:47:36the pedestrian bridge candidly I think

1:47:38that's perhaps a possibility but I think

1:47:41the big picture thinking that is

1:47:43necessary here from a transportation

1:47:46perspective is really what requires that

1:47:48to occur as I mentioned at the outset in

1:47:51our early engagement with the tea and we

1:47:53were engaged four or five years ago, we

1:47:56were we were advocating for a bridge at

1:47:58this location. We were pushing on the

1:48:00bridge and we were making progress. The

1:48:02team went through a sighting process uh

1:48:05that they they contact all the other

1:48:07agencies in in the transportation system

1:48:09and see how they feel about the

1:48:11location. What's the name of that

1:48:12process called?

1:48:16>> Yeah, there's a certain process. We went

1:48:18through that process. At no point in

1:48:20that process did we hear, "Oh, you know

1:48:22what? We're thinking of urban rail here.

1:48:24So, it did set us back a little when we

1:48:26were two years down the road with the

1:48:28tea when all of a sudden this seemed to

1:48:30be an emerging priority and we thought,

1:48:34you know, that's going to really slow us

1:48:37down. But to the credit of the tea and

1:48:39most importantly to the credit of city

1:48:41management leadership, they embraced

1:48:43this thing. And as Eric Wondon noticed,

1:48:46it would be a win-win. It might add to

1:48:48the time, but the outcome would be the

1:48:50best of both worlds. an improved transit

1:48:53system and a pedestrian bike bridge.

1:48:56>> And if I could just add to that, the the

1:48:59and I I want to thank uh Melissa Peters

1:49:04and the city manager because my guess is

1:49:05that when this letter first came over,

1:49:08it didn't have a three-year um condition

1:49:11on it. Just in my experience with the

1:49:13MBTA, as attorney Raffid has mentioned,

1:49:16that's that's unprecedented.

1:49:19Mary, I don't I don't think that this

1:49:22indicates any kind of potential delay.

1:49:25Um the T had things that were at a

1:49:28higher uh pay grade that they were

1:49:30looking at regarding not just commuter

1:49:32rail but electrification and things like

1:49:34that and every time we would jump on a

1:49:37call they would sort of defer to those

1:49:39third party evaluations.

1:49:41This is the first time that they've

1:49:43said, you know, we we need to look at

1:49:45those things with relation to uh land

1:49:47rights, but we will make a decision

1:49:49within three years once we get a

1:49:51location um nailed down. [clears throat]

1:49:54We have other have had other

1:49:56conversations with the MBTA about

1:49:58blending bridge, urban rail, etc., which

1:50:02gives us some control um over that. But

1:50:06honestly, if if anything, this action

1:50:10and we said from the beginning, we

1:50:12needed we were actually Ted, your alarm

1:50:15at the last meeting was incredibly

1:50:16helpful to us because we were saying to

1:50:18the administration. Um, we need you for

1:50:21them to listen to us. Everyone thinks

1:50:23it's developers that have their ear.

1:50:25They want to hear from municipalities.

1:50:27So, all that um attention and noise got

1:50:31their attention. So, no Mary, I think if

1:50:33anything, it's it's the opposite. And

1:50:35we've also created mechanisms to blend

1:50:38um both a stop and bridge. So, right

1:50:42now, it's it's all it's all good news.

1:50:48>> Great. I I will say it it is really

1:50:50remarkable how far it's come and and the

1:50:53commitment that is on the the table

1:50:55seems to be um really the first of its

1:51:00kind. I certainly have seen both in my

1:51:02time on the board as well as my time

1:51:04working for the for the city many many

1:51:06years ago. So, um yeah, my thanks to to

1:51:09everybody who did that. Um

1:51:12again, I'm just

1:51:15I I agree that both are are wonderful

1:51:17things and should happen. I'm just kind

1:51:19of worried about that period where we're

1:51:22getting more and more buildout and it

1:51:24takes a little bit longer. Well, I'm I'm

1:51:27just saying perhaps we could consider um

1:51:30that there may need to be some

1:51:32additional interim traffic measures as

1:51:34we go forward depending on what happens

1:51:36with the

1:51:36>> T.

1:51:38That's just a thought. Then my other

1:51:40question was on the garages.

1:51:42>> Yep. Real quick touching on the intra

1:51:45mechanisms whether it's a pedestrian

1:51:47bridge or a rail stop that includes a

1:51:49pedestrian bridge the mechanisms in the

1:51:51zoning still govern the timing and

1:51:54prevent future buildout based on that.

1:51:56So while that is being constructed, it

1:51:59is within Health Peak's interest and

1:52:01truly we see this as a partnership with

1:52:03the MBTA um to continue to move that

1:52:06forward on a timeline that makes sense

1:52:08and is consistent with the zoning that

1:52:09the AL wife working group has worked

1:52:11through. And the

1:52:18>> um also I want to point out the four

1:52:22garages that you mentioned. There's one

1:52:24next to the Cambridge Highlands, one

1:52:27additionally at the end of Smith. That's

1:52:29P1 and P2 um in the Mooney Quad area.

1:52:33The next is next to 725 conquered which

1:52:36is the existing medical office building.

1:52:38That one is connected to residential. So

1:52:41that's probably the one that was harder

1:52:43to see. It's masked from the main

1:52:44street, so you don't see the parking.

1:52:46And then the last one is P the P3

1:52:48parking garage, which was mentioned by

1:52:50one of the public commenters, which

1:52:52unfortunately I think he left. Um, but

1:52:55the mechanisms that we included in the

1:52:57zoning, uh, to reduce parking over time,

1:53:00those were directly to reduce parking in

1:53:02that parking garage because that parking

1:53:04garage is the probably the last parking

1:53:05garage we're going to build. We're

1:53:07limited by existing in place leases that

1:53:09we're not even able to touch it till

1:53:102020 2024

1:53:132040, excuse me. Um, so there's plenty

1:53:16of time for all the PTDM measures that

1:53:18we've been working on, all the early

1:53:20reductions in parking and traffic demand

1:53:22that Selma talked about to take into

1:53:24effect so we can endeavor to reduce the

1:53:26size of that parking garage.

1:53:29>> Well, that's that's really really good

1:53:30news um for those butters um and for the

1:53:33city as a whole. Um, and thank you for

1:53:35the clarification on the fourth garage.

1:53:37Yes, I have to say that um my eyesight

1:53:38isn't quite as great as it used to be

1:53:40and some of the plans are a little

1:53:42small, but

1:53:45those are all of my questions. Thank

1:53:47you.

1:53:48>> Thank you, Mary. Um Dan has indicated he

1:53:50has a question.

1:53:52>> Yeah, thank you. So, um thank you, Mr.

1:53:54Chair. Uh I think probably following

1:53:56after Ted a little bit, I'm sure we're

1:53:58we're um all concerned with the

1:54:01reduction in parking. So some of these

1:54:02comments go a long way to help that. Um

1:54:04obviously as a PUD piece we'll have a

1:54:07chance to come back and look at these.

1:54:08So I appreciate the flexibility in this.

1:54:10Um particularly since a lot of the

1:54:12letters that came in were really

1:54:13concerned about traffic impact on an

1:54:16already stressed um um set of rotaries.

1:54:19Um so the ability to to manage and look

1:54:23at actual parking requirements over time

1:54:27obviously is built into this. So um but

1:54:29for my portion just a clarification

1:54:32question um appreciate the reduction in

1:54:34the parking counts but I may have missed

1:54:37it but is there a kind of parking ratio

1:54:39that can be attributed partly to

1:54:41commercial partly to residential um that

1:54:43helps me understand how those uh how

1:54:46those numbers translate into um kind of

1:54:49usability.

1:54:55Yes.

1:54:56>> Do you audio? Um, so so there are some

1:55:00baseline parking ratios uh that we're

1:55:03kind of starting at, but the whole

1:55:05opportunity that we get is really by

1:55:08sharing between the commercial and the

1:55:10residential so that we don't have to

1:55:13have a separate kind of set of parking

1:55:16spaces for, you know, office employees

1:55:18and then a separate for residents.

1:55:21They're not there at the same time. So

1:55:23why not blend it and kind of use that

1:55:26same physical space so that we don't

1:55:28have to kind of uh you know o overbuild.

1:55:31Uh the baseline parking is so zoning is

1:55:351.1 we have reduced that to 1.0

1:55:39uh for uh general office and the lab

1:55:42is.8

1:55:44uh the residential is 75 but that's kind

1:55:47of the the baseline. If nothing gets

1:55:49shared, it's really the sharing that we

1:55:52really want to lean into and and that's

1:55:54where the opportunities come to to hit

1:55:56those lower parking supply um kind of um

1:56:01efficiencies.

1:56:02>> Great. Thank you. So that the 1,200 um

1:56:05reduction comes from the from the

1:56:07traffic management sharing of commercial

1:56:09and

1:56:09>> Exactly. Exactly. And and validating the

1:56:12the vacancy studies. Right. If we're not

1:56:14seeing that the parking is being

1:56:16utilized, there's an opportunity to not

1:56:18build out those future parking garages

1:56:20that are later in the in the timeline.

1:56:23>> Right. I think my understanding is that

1:56:25particularly with closer access to

1:56:27transit, uh those numbers, particularly

1:56:29for residential, can drop significantly.

1:56:31I think maybe um I direct that back

1:56:33towards traffic and and planning uh for

1:56:36those kinds of of actual parking ratios

1:56:38that may be lower than 75, maybe below

1:56:420.5. Yeah, the the the effective would

1:56:45would be definitely below those those B

1:56:48once you take into account the sharing

1:56:49for sure. Yeah.

1:56:50>> Yeah. And I think that that the

1:56:52follow-up question has already been

1:56:54answered which is there is potentially

1:56:56reduction in height of parking garages

1:56:58based on those uh hopeful predictions.

1:57:00That's all my question.

1:57:02>> Yeah.

1:57:02>> Thank you, Dan. Ashley.

1:57:05>> Thank you, Mr. Chair. I just have a um

1:57:07technical question. I think this is

1:57:08probably for CDD staff, but so we

1:57:11received a thick package of special

1:57:15permit conditions. Um, and then we

1:57:17afterwards got a DOT memo with that also

1:57:20had other conditions. Are those going to

1:57:21be incorporated into

1:57:24that big package that we first got or

1:57:27otherwise referenced? Because I think

1:57:28there is a lot of good stuff in the um

1:57:30DOT memo. Thank you.

1:57:35>> So, uh, sorry, this is Jeeoff. I I can

1:57:37speak to that. So the the idea is you

1:57:40know the the conditions and this is sort

1:57:42of typical for for PUD projects. We've

1:57:45we've done a lot of these um that

1:57:47there's a an overall set of conditions

1:57:49that you know talks about things like

1:57:51you know what's what's allowed, how

1:57:52development gets phase, how the designer

1:57:54view process works. There's a lot of it

1:57:55is procedural. Um but then there's a um

1:57:59the the way that uh transportation is

1:58:02organized their comments. They have sort

1:58:04of an attachment which is a they call

1:58:07transportation mitigation program. So

1:58:09it's kind of a consolidated document

1:58:11that lays out all the different elements

1:58:12which sort of dovetail in with the the

1:58:15development review process. So that we

1:58:17would recommend attaching um and making

1:58:21reference to as as a set of conditions.

1:58:24um the DBW memo I believe because it has

1:58:27a few different kind of discreet

1:58:28elements we've kind of incorporated that

1:58:30all into the um into the conditions

1:58:33package and similar you know the

1:58:35comments from you know urban design you

1:58:37know some of that is incorporated into

1:58:38the into the comments but there's also

1:58:41the intention to attach that uh urban

1:58:43design appendix that would be kind of a

1:58:45guiding document that would get looked

1:58:47at when uh different elements come in

1:58:50for design you.

1:58:56>> Oh, great. Uh, Mary,

1:59:01>> um, thank you. So, uh, my question is,

1:59:05uh, looking at the Cambridge Bicycle

1:59:07Committee, and I'm not sure if this is

1:59:08the applicant, maybe Selma or, um, city

1:59:12staff. Can you talk a little bit about

1:59:14the way phasing and the reconstruction

1:59:18or the complete streets especially at

1:59:19Smith and Faucet and the intersections

1:59:21of Concrete, how does that sequence with

1:59:23the development? So, say you do phase

1:59:25one and you have the buildings, you

1:59:27know, they're inset. Would you be doing

1:59:29the full street reconstruction with with

1:59:32that?

1:59:34>> Yep. That's that's absolutely right. So,

1:59:36the places where you have the

1:59:38infrastructure immediately adjacent to

1:59:39the buildings, those would be built out

1:59:41at the same time. um where we have

1:59:44off-site improvements, those

1:59:45improvements are laid out within the DOT

1:59:48uh conditions that Ashley just

1:59:49mentioned. Uh some of them include

1:59:51improvements along Conquered Avenue

1:59:53where we're not building along Conert

1:59:56Avenue, but we have short-term, midterm,

1:59:58and long-term improvements that are laid

2:00:01out through the memo itself. So, it's

2:00:03it's a combination of the two.

2:00:05[laughter]

2:00:06But, um ultimately, yes, that is

2:00:08correct.

2:00:15Okay, Carolyn.

2:00:20>> Okay, great. Thank you, Mr. Chair. Um, I

2:00:23appreciate the comments on the parking.

2:00:24I had a bunch of questions about that,

2:00:26most of which have been solved. Um, so

2:00:28thank you. Um, there were two kind of if

2:00:31then scenarios in the DOT memo about

2:00:33reducing parking. one that had to do

2:00:34with timing, which kind of implies that

2:00:37those that when it's fully built, those

2:00:40spaces could be eliminated maybe. Um, so

2:00:43that's a I guess a question to you guys.

2:00:44The other one was about um R5 and

2:00:47whether or not that's multif family. Is

2:00:49the alternative on R5 that it's

2:00:51affordable housing and therefore the

2:00:53parking ratio is different.

2:00:56So for that one in particular, the

2:00:57alternative is senior housing actually

2:01:00and we weren't able and which would

2:01:02still fall under the residential uh

2:01:04parking ratios. Um and we weren't able

2:01:08to commit to a reduction or a change

2:01:10based on that use since we're not sure

2:01:12which um ratio of acuity would go into

2:01:16that. We're going to have to do a study

2:01:18on whether or not you know memory care

2:01:20or or assisted living or independent

2:01:22living made the most sense. And each one

2:01:24of those has different parking

2:01:25requirements. So at that time when we go

2:01:27through design review, that would be

2:01:28part of the conversation.

2:01:30>> Okay, great.

2:01:31>> And then regarding your first question

2:01:32on timing and phasing of the parking, do

2:01:35you have specifics of where that's

2:01:37mentioned since I know there's a variety

2:01:39of mechanisms within

2:01:41the conditions?

2:01:42>> So it's just saying that if P2 is built

2:01:44before R1 and or R8 that the parking in

2:01:47the resi buildings will be

2:01:49>> dropped down the total parking space.

2:01:51Would that make the resi buildings

2:01:52smaller? Is that a reduction in total

2:01:54square footage or would that use get

2:01:55filled in by

2:01:57>> It's a great question. So the overall

2:01:59the total square footage of resi won't

2:02:02change because the parking is not

2:02:03included in that number. The parking

2:02:05will just be relocated to the parking

2:02:07garage and thus shared. So the parking

2:02:09within the two residential buildings R1

2:02:11and R8 would be eliminated at that time

2:02:13resulting in a net reduction in parking.

2:02:15So the 13-story buildings which were

2:02:17typically a threestory podium with a

2:02:1910-story tower on top are now just

2:02:2210-story towers with retail or amenities

2:02:24at the bottom.

2:02:26>> Okay, great. Um I had um a question for

2:02:30city staff. This is just to confirm

2:02:32maybe state the audience but make myself

2:02:34feel better about it. Parking garages

2:02:36are when we all the bu individual

2:02:38buildings come back for design review

2:02:40that includes parking garages.

2:02:44>> Yes. Uh those are determined building

2:02:45sites and they will receive a design

2:02:47review as well.

2:02:49>> Thank you. Um

2:02:52um a question for Chris. Um the park um

2:02:56in the northwest quadrant um is from

2:03:00some perspectives tucked between you

2:03:02have to access it through buildings or

2:03:05kind of tucked between buildings. Is

2:03:07there are you focused on wayfinding and

2:03:09encouraging people to get into that

2:03:11space? I assume you are. This is again

2:03:13just to make myself feel better about

2:03:15this because I I parks to me feel more

2:03:18public when they are kind of I know

2:03:20there's one side that is on a public

2:03:22street but um it still feel has a

2:03:24potential to feel kind of like a private

2:03:26park for those business the commercial

2:03:28buildings on that quadrant. Yeah, it's a

2:03:31good question and I did touch on

2:03:32wayfinding briefly um when I was

2:03:35speaking and um the biggest gesture or

2:03:38move that happened with the C4 building

2:03:40shifting to the corner really um

2:03:43transformed the space in ter terms of

2:03:45opening up um you know two sides of that

2:03:49green space where before it was a much

2:03:52more enclosed and sort of a corporate

2:03:54quadrangle. We we understood the

2:03:57objective was to make that as much a

2:03:58public park open space as possible. And

2:04:01I I think that move and the strong

2:04:04connection we're making north south to

2:04:06the future multi-use path um along

2:04:09Mooney Street really those sort of

2:04:12series of connections um are all meant

2:04:15to promote the invitation for everybody

2:04:18to use that space.

2:04:22>> Thank you.

2:04:24Great. Anybody else? Yeah, Diego.

2:04:28>> Um, my question is about flooding and I

2:04:32know you mentioned sort of the, you

2:04:35know, 1% and active uses, but there was

2:04:38a comment from the pedestrian committee

2:04:40about um, protecting pedestrian pathways

2:04:42and the bridge. And, um, I guess I just

2:04:46didn't see anything or maybe I missed it

2:04:47about sort of the flood strategy for the

2:04:50pedestrian use and and the bridge as

2:04:52well. Um that's my question. Thanks.

2:04:56>> Yeah. So in the most recent um FEMA

2:04:58flood map which was adopted by the city

2:05:00council, the ALY development was removed

2:05:03from the flood plane. So the absence of

2:05:05that was most likely due to it no longer

2:05:08applying. To your point though, the

2:05:10bridge is still included in the 100-year

2:05:13flood plane. Um so we will be working

2:05:15with the MBTA and the city to make sure

2:05:17we're putting in the necessary u

2:05:19mitigations for that.

2:05:26Great. Well, I have I have a few

2:05:28questions. Thank you, Diego. Um, one is

2:05:32I I my first question maybe is pretty

2:05:34straightforward. Uh, the start of the

2:05:38bridge is considered a trigger given

2:05:41that it's going to take three years to

2:05:44think whether the bridge should happen

2:05:45and maybe I don't know how many more

2:05:47years to design and detail it. Is the

2:05:50start the start of the design or the

2:05:53start of the construction?

2:05:57>> So per the zoning at the 50% commercial

2:05:59buildout, it would be start of

2:06:01construction. We have spent the last

2:06:02three years with the MBTA running

2:06:04through design. I mean John has

2:06:07redesigned that bridge four times in the

2:06:10last three months. [laughter]

2:06:11>> Okay. Okay. So, we're constantly working

2:06:13through design so that when we do get

2:06:15the go-ahad from the MBTA, we can

2:06:17immediately hit the ground running or

2:06:18once we hit that zoning requirement of

2:06:20the 50% buildup.

2:06:22>> Great. Thank you. Uh that's the answer I

2:06:24was hoping for. And um there's reference

2:06:27to the partnership with Eversource and

2:06:31potentially

2:06:32a group of thermal wells uh in uh

2:06:36working there. That's also prompts what

2:06:39is a master fundamentally a master

2:06:41planning question rather than a design

2:06:43review question was are you considering

2:06:46districtwide beyond that districtwide

2:06:48energy solutions if if I've learned

2:06:51anything in my years working on

2:06:52sustainability.

2:06:54Uh the answer is going to come from

2:06:56working together rather than one

2:06:57building at a time. So is that something

2:06:59that you're thinking about that

2:07:00potentially uh you you gang the energy

2:07:03room?

2:07:04>> Yeah, absolutely. And I'm glad you

2:07:06brought it up because our conversations

2:07:08with the city sustainability department

2:07:10and Eversource have been really

2:07:12encouraging. They have been working

2:07:14together to create a framework for a

2:07:16public private type of infrastructure

2:07:18specifically around geothermal energy

2:07:20systems where the infrastructure will be

2:07:23owned by Eversource which is personally

2:07:24the hardest part for a private

2:07:26developers to own all the infrastructure

2:07:27that would be used by adjacent property

2:07:29owners. the framework was they would be

2:07:32owning that um that infrastructure and

2:07:34then we would be providing land for the

2:07:36wells. We're certainly interested in

2:07:39evaluating that. I believe that the city

2:07:41and the Eversource are going to come out

2:07:42at the end of the month or in the next

2:07:43couple of months on that framework and

2:07:45their progress. So, we're looking into

2:07:47continuing those conversations once that

2:07:49framework is more built out.

2:07:51That's a geothermal

2:07:53a great idea, you know, but with a lot

2:07:56of complications, but with a what with

2:07:58just virtually a giant campus, you know,

2:08:00a central utility plant, a central

2:08:03energy plant, steam plant to service the

2:08:06buildings over time. Uh there's enormous

2:08:10economies at least in energy, maybe not

2:08:12in capital to make that happen. Is that

2:08:14something you're considering?

2:08:16>> Uh certainly as part of those

2:08:17conversations, we've considered it. um

2:08:19in detail though I probably would pass

2:08:21this over to Jess um from Ailia 10 to

2:08:24talk to this in further depth.

2:08:26>> Yeah. And so early on we we did

2:08:27definitely look at this um and how we

2:08:29could divide as the team was kind of

2:08:32programming and thinking about what

2:08:33types of buildings made sense where on

2:08:35the site uh thinking about how that

2:08:37would impact those potentials for shared

2:08:39energy. Right? We we um have a good

2:08:42synergy between commercial potential lab

2:08:45program and residential in how that heat

2:08:48is shared. um right now and particularly

2:08:50with the early phases here we're looking

2:08:52at, we don't quite have that diversity

2:08:55um to to fully support that. But again,

2:08:57if we're plugging into a larger system

2:08:58that we're just one component of, there

2:09:00might be some more opportunities there.

2:09:02Um and and again, in how that really is

2:09:05structured over the the course of the

2:09:07next few decades um would be where those

2:09:09efficiencies are found when we really

2:09:11have a much stronger system there

2:09:13versus, you know, us putting one or two

2:09:15buildings in are connected. Um and so

2:09:18that's what we saw as some of the bigger

2:09:20uh and as we looked at the buildings and

2:09:22individually their opportunities for

2:09:23efficiency on each of their individual

2:09:25sites with their with the systems and

2:09:27where they are today and efficiencies.

2:09:29>> Okay. Well, great. Keep the thinking go

2:09:31going. And then this is also to you know

2:09:33to prompt the city staff. Obviously

2:09:35there's going to be more conversations.

2:09:37Um um I would I would like to uh get

2:09:42some uh response to a number of

2:09:44questions that came up in public comment

2:09:46around operations at DPW, the impact on

2:09:50a on a butters and the neighborhood of

2:09:52you know the inevitable beep beep beep

2:09:54from the backup of those trucks. I mean

2:09:56how are we how are we thinking about

2:09:58that?

2:10:11Thank you for that question. I'm Jim

2:10:12Wilcox, city engineer at the public

2:10:14works department. Um, so the intended

2:10:17use for the the DPW possible is for DPW

2:10:20operations.

2:10:22Um, those operations would be very

2:10:25similar to what currently goes on at 147

2:10:28Hampshire Street, which is in a

2:10:30residential neighborhood. So, we are

2:10:32quite familiar with running our

2:10:34operation in that type of setting. Um,

2:10:38this parcel is a great opportunity for

2:10:40us because we have significantly

2:10:42outgrown our space at 147 Hampshire

2:10:44Street. So, we're looking forward to the

2:10:47opportunity to have this facility as

2:10:49part of the development. [snorts]

2:10:52>> So, I don't know if that's going to

2:10:54reassure the community, but uh Oh,

2:10:56Melissa's got her hand up.

2:11:00Thank you. Um I might just add that um

2:11:04during the community process, it became

2:11:06very clear from the community and the

2:11:09abuing neighbors that they love DPW as a

2:11:13neighbor and actually um preferred DPW

2:11:17and that specific location on the

2:11:18western portion of the quad. So the

2:11:20location of DPW is responsive to what uh

2:11:24the existing neighbors um wanted because

2:11:27DPW was known to be a good neighbor that

2:11:29the operations that happened there um

2:11:32were you know not the more nuisance

2:11:35operations that you would expect but

2:11:37rather it was more of a a low inensity

2:11:40um use that people got accustomed to and

2:11:43and appreciated.

2:11:45>> Mr. Chair, can I just add to historic

2:11:47context,

2:11:49the and this goes back to my early days

2:11:53on the council when the end of Lumis was

2:11:56being developed, the biggest fear was

2:11:59that development would unleash open up

2:12:02traffic to come from the quad into into

2:12:05the Highlands. There was a commitment by

2:12:07that developer. If they were able to get

2:12:1016 units, they would in perpetuity uh

2:12:14restrict access. That developer never

2:12:17finished. So that covenant never was

2:12:20made. So when we began um neighbors

2:12:23again, Ann Tennis, John Chung

2:12:27asked attorney Raffod and I, can you

2:12:29find somebody that will buy this? this

2:12:32was before Health Peak's existence to

2:12:33try to get that site under control so

2:12:36that we can not worry about traffic

2:12:39pouring into the Highlands. Um, in the

2:12:41meantime, DPW developed a need for

2:12:44additional space so the stars aligned. I

2:12:47I don't think I meant to grab one of the

2:12:50uh condo owners to explain the history

2:12:52because I don't think they realize how

2:12:54close they were to having a freeway

2:12:56through up Luma Street and what we've

2:12:59done to avoid that. But I got to I got

2:13:00to circle back with those owners. Sorry,

2:13:03Mr. Chair.

2:13:05>> Uh, no, that's terrific. And there'll be

2:13:09>> Squirrel wants to note about the

2:13:12existence today of DPW activities in

2:13:14this area.

2:13:15>> Yes. So, DPW is an existing tenant that

2:13:18abuts the residents that called in. So,

2:13:21a lot of the uses that would be proposed

2:13:23in the future are very consistent with

2:13:24what there is today. Also, I want to

2:13:27point out the proposed development of

2:13:29the DPW building is in between the comm

2:13:33the uh neighbors and the yard. So, it

2:13:35would act as a sound buffer as well.

2:13:38>> Great. Thank you for those details. Um,

2:13:41and my last question uh thank you for

2:13:44the phasing plan and I know there's a

2:13:45lot of crystal ball work that has to go

2:13:48into that. Um, it's really maybe a

2:13:50slightly rude question about uh the

2:13:52veracity of that. Um and uh how is that

2:13:57is the phasing plan memorialized? Uh and

2:14:01to what extent are are you going to be

2:14:03tied to that? Um given that you're

2:14:06you've got to develop at the whims of

2:14:08the market and etc.

2:14:12>> You're absolutely right. It is a crystal

2:14:14ball and it's definitely more of an art

2:14:15than it is a science. Um we first

2:14:18started off with breaking the phasing

2:14:20into two categories before bridge

2:14:22construction and after bridge

2:14:23construction at 50% commercial buildout.

2:14:26We then broke it into two sub uh

2:14:28subphases. In the first phase it's

2:14:30broken between residential and

2:14:31commercial due to market conditions. Res

2:14:34right now neither work but residential

2:14:37is more likely to work in the future

2:14:39based on some of the value engineering

2:14:41that we've been working on and

2:14:42conversations that we've been having

2:14:43with the city. So we're eager to move

2:14:45forward with that. That's why you see

2:14:46that in phase 1 A the individual

2:14:49buildings within phase 1 A and phase 1B

2:14:52similarly with phase 2 A and 2B can be

2:14:55moved interchangeably but to move from a

2:14:57building from phase 2 to phase one

2:14:59requires a minor amendment. So that

2:15:01would be part of our discussions with

2:15:03you all in case that happens in the

2:15:05future based on market conditions.

2:15:07>> Yeah. So that's the mechanism that

2:15:08exists there. Okay.

2:15:09>> That that mechanism exists within the

2:15:11ordinance. Article 12 provides uh

2:15:14>> I mean phasing is contemplated as

2:15:17something that could and often does

2:15:19change. So we would follow the uh the

2:15:22structure set forth in in the decision

2:15:25always reflect that that reference to

2:15:27the ordinance in section 12.

2:15:28>> Yeah. Except that you have the bridge.

2:15:30The bridge is immovable. There's before

2:15:32and after the bridge. So in the end that

2:15:34that component of the phasing really is

2:15:37>> also memorialized to the zoning and that

2:15:39really isn't negotiable.

2:15:41>> Right. Okay.

2:15:43All right. So, these this group's feet

2:15:45are held to the fire more than what we

2:15:48usually see around phasing. Um, that's

2:15:52it for my questions. Um, anybody else on

2:15:54the board?

2:15:56>> Mr. Chair.

2:15:57>> Yes, Ted. I have just one other question

2:15:59that is not directly related, but what

2:16:02is the status of the uh continuation of

2:16:07Terminal Road

2:16:09uh to I guess to Wheeler Street?

2:16:15>> I can start and then I might

2:16:19put some pressure on the city. We we've

2:16:23we've agreed [snorts] to additional

2:16:24monies. one is sort of a what I would

2:16:26call identifying who may use it and what

2:16:29the impacts would be. We've also um made

2:16:33a commitment of funding construction.

2:16:36As you know, Eversource

2:16:38controls the piece of land that would

2:16:40make it far easier. Um we're hoping that

2:16:44there's a there's a way to get this

2:16:46connection without a lot of that

2:16:48building for bike and ped. um vehicular

2:16:52probably gets more challenging, but it's

2:16:54still in play. Um I don't know if if

2:16:56someone from the city wants to speak to

2:16:58it. I you know, Ted, when we did the

2:17:0155wheeler approval, this was a big

2:17:03topic. It would make life a lot easier.

2:17:06Our connections connect to it, the muse

2:17:09that we did along 55 Wheeler. So, it

2:17:12would be a big deal. Um but there's some

2:17:14work to do with Eversource and hopefully

2:17:17the city's continuing to make some

2:17:19progress. We're glad that it's

2:17:20memorialized in the mitigation.

2:17:25>> Yeah, just to add to that. So, um, back

2:17:28at the, uh, utility presentation I did

2:17:30to the planning board in June, I did

2:17:32provide a couple of concepts, um, that

2:17:34DPW is working on for what terminal road

2:17:37extension could look like. So we are

2:17:40still in the process of working through

2:17:41those design concepts and um working

2:17:45with Eversource on how we can go about

2:17:48uh putting that in place.

2:17:51[snorts]

2:17:51>> So has ever source agreed this could

2:17:53happen or still

2:17:56>> sorry it I think you need to stay on the

2:17:58microphone.

2:17:59>> I was asking has ever source agreed to

2:18:02it in concept.

2:18:07So, Eversource has agreed to it in

2:18:09concept. Obviously, there is a a

2:18:11conveyance process we need to go through

2:18:14to get rights to build that road on that

2:18:16land, but in concept, Eversource has

2:18:18agreed to it.

2:18:20>> Thank you.

2:18:23>> Great. At this point, we're coming up on

2:18:27uh two two and a

2:18:30quarter hours here. I think what I would

2:18:32suggest before we move to board

2:18:34discussion at the risk of uh creating a

2:18:37dramatic pause for the uh uh the

2:18:40proponent here that we take a break um

2:18:43get something to I need something to

2:18:45drink but uh just take a quick break

2:18:47clear our heads um and then uh reconvene

2:18:51I'd say uh at 9:00 to start our

2:18:55discussions and deliberations there's a

2:18:57a fairly rich set of conditions that

2:19:00we're also going to have and findings

2:19:02we're going to have to make as a board.

2:19:03So, it would be good to stretch our legs

2:19:05a little bit. So, I would say we'll take

2:19:08a break till 9:00. Thank you.

2:32:02All right, we're going to reconvene if

2:32:04everybody wants to take their seat.

2:32:12[clears throat]

2:32:23Okay, great. Thank you. So, at at this

2:32:27point, um, we're going to have board

2:32:30discussion. I want to reassure everybody

2:32:32there was no discussion at the break

2:32:34either in the in the in the city council

2:32:37room or here relative to the relative to

2:32:40the issues before us. That only happens

2:32:42in this public forum. So um at this

2:32:46point uh we'll move uh to discussion

2:32:48from board members. And does somebody

2:32:50want to take uh the first

2:32:53pass at this

2:33:02Mary Liecker? Oh, we've got a Mary Flynn

2:33:05up too, but we'll go. She went first

2:33:06last time. We'll we'll take the Mary in

2:33:08the room first.

2:33:09>> Mary Marielle to start. Um

2:33:12uh well thank you to the applicants and

2:33:14everybody and also of course the city

2:33:16staff. It's very clear how much thought

2:33:18has been put into this and how many

2:33:21decades at this point it really has been

2:33:23been wanted. Um I think it's a really

2:33:27challenging site because you have a lot

2:33:28of property. It's quite divided up. And

2:33:32so the thing that's most exciting to me

2:33:34is the role that this development is

2:33:38doing establishing a streetscape

2:33:41connectivity for the pedestrians and

2:33:44bikes. Um and so that is something that

2:33:48you know I clearly the staff is really

2:33:49paying attention to that and I think

2:33:51it's an incredible opportunity here. We

2:33:53know how important especially bicycle

2:33:54safety is. So to have a place to really

2:33:57showcase

2:33:59that from the ground up a bit is is very

2:34:01cool. Um I am still kind of quite

2:34:04interested in the conquered a

2:34:06improvements happen as part of the

2:34:07agreements. I'm still quite interested

2:34:09in as you phase it out how does it

2:34:12sequence right to make sure that that

2:34:15it's if you do a development that's back

2:34:17near the tracks there is a really good

2:34:20ped and and bike connection through

2:34:21there. Um the thing about the phasing

2:34:25that throws me a little bit is something

2:34:28that um you know I've been asked a lot

2:34:30of questions about this but so if there

2:34:32are comments you know I I'm I'm open to

2:34:34that as well. The open space to me it

2:34:37feels like the big move here is your

2:34:39streetscapes. It's that's your big

2:34:42public realm and it seems there are kind

2:34:46of three parks and what throws me or

2:34:48it's kind of indicative is your phasing

2:34:50does Ben Park in two phases. That in

2:34:53itself suggests a bit of a fragmented

2:34:55approach to that open space. Um and so I

2:34:58think since the last time we saw it, I

2:34:59still see it's almost like I see con I I

2:35:03see evidence of conversations maybe with

2:35:04the city and and community about what

2:35:06they want to see here. Like does someone

2:35:08want a basketball court? Someone wants a

2:35:10dog park, someone wants playground, but

2:35:12it's almost like you've so

2:35:13overdistributed it, there's not a there

2:35:16there in any of them. Um, and so

2:35:19it's the public realm that in the longer

2:35:22term, both the streetscapes having

2:35:24identity, right? Because you guys have

2:35:26like Bend Park, but isn't Smith Street

2:35:30just as iconic, going to be just as

2:35:32iconic, right? Um, and so the thing I'm

2:35:35kind of curious about more so I I prompt

2:35:38this as maybe the beginning of

2:35:39conversation because we didn't ask

2:35:41questions about and I'm kind of curious

2:35:42about my um colleagues your thoughts on

2:35:46um the public realm and how

2:35:50how a a vision that's not totally clear

2:35:53on that. How does that sustain when it's

2:35:55all going to be built out in parcels?

2:35:56Right? So isn't there a great risk and

2:35:58this is maybe to the city as well. Isn't

2:35:59there a great risk of it end up ending

2:36:02up feeling um like the open space is

2:36:04residual space? Um and so that's kind of

2:36:08why I'm opening and and obviously, you

2:36:10know, you guys don't have that in

2:36:12between of the diagonal parks. So you

2:36:13can't, you know, like I get it. You

2:36:15can't you can't do that. At the same

2:36:17time, it's almost like

2:36:20I can't tell either one.

2:36:22Um,

2:36:26when you do have that center, whoever

2:36:27develops that, how do these two pieces

2:36:29relate to each other? Because it then

2:36:31feels like if you imagine that

2:36:33connection, all of a sudden you have a

2:36:34small playground here, a small

2:36:35playground there. You have pavilions

2:36:37everywhere. I would urge that that kind

2:36:39of the trillium precedent for that

2:36:41little extra building. You have so many

2:36:43buildings. Don't take up open space with

2:36:45food and beverage. Let that be in the

2:36:47base of the building. Try to get it in

2:36:48the base of the building. Um, let trees

2:36:52be the shade, right? I feel like there's

2:36:54not a story here yet that speaks to me

2:36:56of this open space that is tree forward,

2:37:01right? Not lawn forward. So, that's kind

2:37:05of opening it up to everyone around that

2:37:07idea of the the public realm.

2:37:12>> Great. Thank you, Mary Mary Flynn.

2:37:17>> Uh, thank you, Mr. chair. Um I um

2:37:24there's so much about this plan that

2:37:25that I really do like. I it it's when we

2:37:28think back about the history of Alwife

2:37:30and the number of iterations of plans

2:37:32that we've gone through and the zoning

2:37:34processes and everything. Um I think

2:37:37this this plan just offers so much uh to

2:37:42the city and um and again everyone who

2:37:46worked on it is to be commended. Um, I

2:37:48don't disagree with with Mary at all.

2:37:50Um, I think to me that the open spaces

2:37:54are still needing something. It feels

2:37:57like it is very fragmented and I get

2:38:00again that it's spread over the

2:38:03properties because of the ownership

2:38:05pattern. Um, but I think you know the

2:38:08one positive, well, one of the many

2:38:11positive things that is going to happen

2:38:12going forward is that we're going to get

2:38:14to continue to review all of these

2:38:15things um through design review

2:38:18processes and perhaps there there could

2:38:20be more of a design process um and

2:38:25around the open space to give Mary and

2:38:28others a little bit more comfort as to

2:38:30the vision um where we're headed and

2:38:33then obviously that's going to be

2:38:34refined over time. But I think, you

2:38:36know, I'm very happy that the the

2:38:38housing is being um built up front, so

2:38:41much of it. Um I think that'll be a huge

2:38:43plus right now, particularly that we're

2:38:45in a critical housing shortage. Um I

2:38:48think the progress that you've made on

2:38:50both the bridge um and the terminal road

2:38:53connections are to be very highly

2:38:55commended um given all of the obstacles

2:38:58that um have stood between multiple uh

2:39:01proponents the city and and this actual

2:39:05and you guys and this actually being

2:39:06accomplished. So um my kudos to you and

2:39:10keep up the great work because you're

2:39:12doing great but you're not done. So keep

2:39:14at it. Um, I also, um, applaud the TDM

2:39:18measures. I think, you know, they're

2:39:20very thorough, very stringent. Um,

2:39:24I was happy to see the interim um,

2:39:30uh, recommendations for Conquered

2:39:32Avenue, particularly things like the bus

2:39:34shelters because I think, you know, more

2:39:35and more people will be taking the buses

2:39:38and it's, I think, important to have,

2:39:41you know, fairly reasonably sized and

2:39:44covered bus shelters all along that

2:39:46stretch. Um, I also am very pleased with

2:39:50the ongoing community process that um

2:39:53that you've proposed. Um, I think it's

2:39:57going to bring even more vitality um and

2:40:00uh to that area, not only because of the

2:40:02types of uses, but because of the

2:40:04community involvement

2:40:06um and the sort of meshing of the two,

2:40:08you know, meeting the need and getting

2:40:10people excited about what's going to be

2:40:11there for them. Um so you know obviously

2:40:16we have many years to go till we hit the

2:40:18uh the end of the buildout

2:40:22timeline and I doubt some of us will be

2:40:24here to see it but um it's nice to know

2:40:27that we are you know embarking on the

2:40:29that first phase finally after so so

2:40:32many years. So um I am uh prepared to

2:40:36give the uh the final determination a

2:40:40positive vote this evening. Um, that's

2:40:43it. Thank you.

2:40:44>> Great. Thank you, Marian. Somebody else,

2:40:50>> Ashley.

2:40:55>> Thank you, Mr. Chair. Um, so yeah, thank

2:40:58you so much for the proponent. Um, I'm

2:41:01sure it seems like you guys did a lot of

2:41:03hard work over the last few months and

2:41:05also to the city staff. I know you guys

2:41:07worked really, really hard the last few

2:41:09months, too. So, um, it's It it's a

2:41:13really reassuring to be here tonight and

2:41:16see both the model and also a lot more

2:41:19refined and detailed plans. I think last

2:41:22time just the lack of detail was and um

2:41:25I guess there were a lot of things that

2:41:26needed to be hashed out so it was more

2:41:29concerning but uh I'm glad

2:41:33about the number or the amount of

2:41:35neighborhood uses on New Main Street. I

2:41:38think that would really help with

2:41:40traffic and just enlivening this area

2:41:43which this area really needs. Um really

2:41:46appreciate the new I think are called

2:41:48micro fields. Um

2:41:51we

2:41:53we had like a tour of the

2:41:56area a few years ago and I vividly

2:42:00remember random families playing soccer

2:42:03with their children in front of lab

2:42:05buildings because there's no place to

2:42:06play. And so I'm excited to see that um

2:42:09there will be areas where uh families

2:42:12who move into these buildings can

2:42:14enjoy. And thank you so much for you

2:42:18know looking more carefully at the TDM

2:42:20measures.

2:42:22you know, this is a huge number of

2:42:24parking and that are all going through

2:42:28basically one road, which today on plan

2:42:31looks a little shocking because uh

2:42:34conquered isn't doesn't seem that to

2:42:36have that many lanes. Um and so say at

2:42:40the TDM measures gives us that

2:42:43reassurance that hopefully as time goes

2:42:45on there'll be less parking um less

2:42:49crowding on conquered and um to that

2:42:53point I was going to point out um I know

2:42:57in the I can't remember what it's called

2:42:59that the DOT memo there was a point

2:43:03about

2:43:05um I think it was like around $2 million

2:43:08dollars of a contribution to the city

2:43:10for studying conquered a to be I think

2:43:14it was to be

2:43:16um I think it was conditioned at the

2:43:18first or maybe the final condition uh co

2:43:23of the first commercial building

2:43:25something to that effect but uh I guess

2:43:28one suggestion I had was maybe to tie

2:43:32that to instead of the final seal in

2:43:35case

2:43:36you know there is ever a tenant or you

2:43:39know it's five years or 10 years later

2:43:40where there's a tenant so maybe tie it

2:43:41to the first CO so that we can the city

2:43:44can actually get the funds to start

2:43:46studying conquered a so that's one

2:43:48suggestion I had um and then I'm glad to

2:43:52hear there's been talks of Eversource

2:43:55about terminal road I think that'll be

2:43:57great and just an encouragement to

2:43:59please continue with that conversation I

2:44:02think that'll be greatly needed

2:44:03especially if the pedestrian bridge

2:44:05cannot happen for who knows how many

2:44:08years. Um, and lastly, I actually was

2:44:13hoping to see more on the list of

2:44:15neighborhood uses. I guess another

2:44:17anecdote was um I still remember a few

2:44:20years ago a lot of people on the same

2:44:21team had to come and try to tell us to

2:44:25um

2:44:27permit a or allow a ice cream store and

2:44:31which seems like a ridiculous thing that

2:44:33you guys have to come for an amendment

2:44:35to do that. So, and I guess my thought

2:44:37was, you know, whatever that could be

2:44:40added to this list of neighborhood uses

2:44:41now. Um, and I the list seemed shorter

2:44:45than usual. I think they were trying to

2:44:47be broad, but you know, if there is a

2:44:49way to include groceries, um, daycarees

2:44:54and I know there are like vet daycarees

2:44:56around the area or even just exper what

2:45:00are they called? like the se um bars in

2:45:02seapport where they have experimental or

2:45:04experiential uses. Um anything to so

2:45:08that for your um for the proponent's

2:45:10sake that you don't have to make so many

2:45:12trips back to the planning board. I

2:45:13think that would be good and also um

2:45:16give the proponent more ways to add life

2:45:19to the neighborhood. So that's just

2:45:20another suggestion as well. But

2:45:22otherwise, same [clears throat] with um

2:45:25Mary. I'm definitely in support. Thank

2:45:27you.

2:45:30Great. Thank you, Ashley. Diego.

2:45:33>> Um, I just reiterate appreciation this

2:45:37amazing project that you all put

2:45:39together and answering all the questions

2:45:41and the staff memos. It's really hard

2:45:44to, you know, think of questions. I

2:45:46mean, your mechanisms for parking are

2:45:48really amazing. I think it's it's great

2:45:50to see them go down, right? um uh to

2:45:54Mary Lee Decker's point of open space

2:45:58and I agree with it. Um but I actually

2:46:01felt the same way about the

2:46:02architecture. I was really just I mean I

2:46:06think it says something that it makes me

2:46:07excited to see the design review process

2:46:09for all of these buildings and see some

2:46:11of the comments like the building R2

2:46:13with Bend Park and see how that comes

2:46:14together to form this space that

2:46:16connects to the main street. Um, I think

2:46:20that's I'm really looking forward to

2:46:22that. I'm hoping that we get some really

2:46:23unique architecture, some great art

2:46:25pieces that make some of these spaces

2:46:27more alive and part of the community.

2:46:30Um,

2:46:32I think I I I agree with like approving

2:46:35everything. The the only thing I'm not

2:46:37sure of right now, I didn't see too

2:46:39much. I heard someone mention the senior

2:46:40housing was unit counts. I I hope

2:46:42there's a lot of diversity in unit

2:46:44counts. a lot of three bedrooms,

2:46:45studios, uh intergenerational housing. I

2:46:48think anytime that's part of a

2:46:50development or a building, it's really

2:46:52successful. Um but yeah, uh thank you so

2:46:55much.

2:46:57>> Great. Thank you, Diego

2:47:00Carolyn.

2:47:01>> Thank you, Mr. Chair. [clears throat] Um

2:47:03and we're all going to say this

2:47:05probably, but thank you all very much

2:47:06for all of the iterating. I really

2:47:08appreciate all of the work that you and

2:47:09your team have put into it. Thank you to

2:47:11the city staff for all of the work that

2:47:13you all have put into it. I don't I

2:47:14think for me this is the first project

2:47:16that we've gotten a memo from as many

2:47:17departments as we have. Um but they're

2:47:20really really helpful. So thank you. Um

2:47:26um I really appreciate the work on the

2:47:27district energy. I hope that happens. It

2:47:29tell them make it happen. Um I really

2:47:34appreciate the proposed reduction in

2:47:36parking. I really hope that happens as

2:47:38well.

2:47:40um

2:47:42and and all the little shifts to the to

2:47:44the site plan. I think you guys have

2:47:45have really um improved it from the last

2:47:47time we saw it. Um

2:47:50I Mary um had some great points about

2:47:53the open space. I that's I was trying

2:47:55she was much more eloquent than I was,

2:47:57but that was essentially what I was

2:47:58trying to get at with my concern about

2:47:59the um open space in the Northwest

2:48:02Quadrant. it doesn't feel impactful

2:48:05enough or um public and special and and

2:48:09special enough for this amazing site. Um

2:48:13and I I I had the same comment not to

2:48:15put buildings or shade structures in the

2:48:18parks. Um trees and natural shade is a

2:48:23big part of resiliency, right? And we

2:48:25need this site to have I know they're

2:48:29you've essentially need to get rid of a

2:48:32lot of mature trees. Um but to whatever

2:48:35degree you can replant mature trees um

2:48:39and and really have trees provide that

2:48:41shade would be great.

2:48:45Um,

2:48:47the only other comment that I had was

2:48:48that the design re the note in the

2:48:50conditions I think says that designer

2:48:52review approval is prior to issuance of

2:48:54building permits. I encourage you to

2:48:55come sooner than later. Um,

2:48:59building permits is pretty late in the

2:49:00design review process. Um, so if you're

2:49:02seeking approvals, sooner is better than

2:49:05later in my opinion. Thank you.

2:49:08>> Great. Thank you, Ted.

2:49:11Well, I too applaud all the work that's

2:49:15been done by the proponents and all of

2:49:17their experts and all everybody in the

2:49:20city departments. I mean, I think you've

2:49:22really done an excellent job. Um,

2:49:27you know, I it it's difficult to create

2:49:31a neighborhood and I know that's what

2:49:34you're trying to do. And uh from my

2:49:38point of view what what will be

2:49:41significant is what you can put in the

2:49:44public spaces. You know if there are

2:49:47markets if there are barber shops if

2:49:49there are places for people to go to to

2:49:52buyarmacies and doing things so that

2:49:55they don't have to cross fresh pond and

2:49:57go to the the shopping center. Uh I am

2:50:02less concerned about the lack of larger

2:50:07open spaces given the proximity of uh

2:50:12Fresh Pond and Rafferty Park and Danahe

2:50:15Park. Um you know this is somebody who

2:50:18grew up in a row house where our

2:50:20playground was the concrete driveway in

2:50:23the back or the batuminous playground at

2:50:26my elementary school. Um, so I think you

2:50:31know for uh climate change what we

2:50:34really need is the trees and the shade

2:50:37and I'm less cons I think kids will find

2:50:40a way and I hope there are a lot of kids

2:50:42here and I hope the issue I was just

2:50:45discussing with Diego was where they

2:50:47going to want to go to school. um which

2:50:51I think will be an interesting issue for

2:50:53the city if indeed you get 2,300

2:50:56you know units and you get a number of

2:50:59kids. Um

2:51:02but I I think kids will find a way to

2:51:05play there or or go someplace where they

2:51:08can play in addition to the the the the

2:51:12areas here. Uh I of course would like to

2:51:16see the bridge tomorrow.

2:51:19Um, but I am really delighted at what

2:51:22the secretar's letter says and delighted

2:51:26to hear that Terminal Road, uh,

2:51:28Eversource seems to be committed to

2:51:30something there, too. I think they will

2:51:33really help make this

2:51:36um you know I was uh involved in

2:51:41Cambridge crossing late in the day and

2:51:44when they built the pedestrian and bike

2:51:46bridge over there it was like oh now I

2:51:49understand it this really can work.

2:51:51People will want to live here and work

2:51:54in the north end or someplace else in

2:51:57downtown Boston. And I think the bridge

2:52:00and terminal roads extension will really

2:52:03be somewhat similar to that here. Um we

2:52:07we know how terrible it is to drive on

2:52:10Fresh Pond Parkway at several times

2:52:13during the day and conquered a obviously

2:52:16going to be difficult too. But if we

2:52:20want to see this developed,

2:52:22you know, with it's it's it's going to

2:52:25require um you know, everybody

2:52:28understanding what's going to happen and

2:52:30the the plans for conquered a seem to be

2:52:34a good plan.

2:52:36uh and who knows where we are 2030 years

2:52:40from now in terms of vehicles and size

2:52:43of vehicles and what people are driving

2:52:45and what personal

2:52:48uh things they are using. Um so I'm you

2:52:52know really quite content with what's

2:52:55here. Um I I think with the parking

2:52:58garages

2:53:00um it would be nice if you could put

2:53:02things on the the roofs. Um, you know, I

2:53:06know places where they've got tennis

2:53:08courts or maybe pickle ball courts or uh

2:53:11even grass for kids to go up there and

2:53:14run around and do things. Um, you know,

2:53:17I think the uh again down in in Kendall,

2:53:22the the public garden up on the roof is

2:53:25a great neighborhood facility and a

2:53:29great place to go. And so some things

2:53:32like that can happen here. I know in

2:53:35your comments you say, "Well, it's

2:53:37difficult both in terms of cost and

2:53:40structure. Uh, but maybe there are

2:53:42things that can be put up that aren't

2:53:44that ownorous from your point of view

2:53:47that would really help make this a a a

2:53:50neighborhood and a place for people to

2:53:52congregate. Um, but I'm really quite

2:53:56content with what you've done and what

2:53:58the city has done too. And so I I

2:54:02congratulate you for that and I hope I'm

2:54:05around to see some of it come to

2:54:07fruition,

2:54:12>> Dan.

2:54:13>> Sure. Um just a very few comments. So

2:54:17thank you very much. Um I think as a

2:54:20development and urban design framework,

2:54:23um this satisfies me and I think works

2:54:26remarkably well. Um, as my board members

2:54:29have pointed out, the devil is in the

2:54:31details, but we'll we'll get to those

2:54:32when we get to them. Um, just

2:54:35[clears throat] I think supporting a

2:54:37couple of pieces. Um, the activation,

2:54:40the the uses that Ashley mentioned is

2:54:42going to be enormously important whether

2:54:44it's a restaurants or movie theaters or

2:54:46things that really make this a vibrant

2:54:48place. The balance between active and

2:54:52passive landscape and and recreation is

2:54:55also important. And I I I do um side

2:54:59with Mary a little bit that right now it

2:55:01feels fragmented, but I think it's

2:55:02because you can only control what you

2:55:04can control. So what I would encourage

2:55:07on that front is the kind of

2:55:08collaborative um conversations you've

2:55:11been having with the butters. Properties

2:55:13turn over, things can happen jointly.

2:55:16There's this sets a um a precedent and a

2:55:19catalyst for maybe um more cohesive

2:55:23landscape to happen. um possibly um

2:55:27otherwise uh I think that the district

2:55:30energy piece is enormously important um

2:55:33from a sustainability part from a

2:55:35long-term investment and viability. So I

2:55:39really want to um to see how the city

2:55:41might be able to support that how the

2:55:43board can support that how that can fit

2:55:45into your plans. Um otherwise um very

2:55:49satisfied with it and happy to to uh to

2:55:51vote in support.

2:55:53Thank you, Dan. So, I guess that Oh,

2:55:56Mary, please take another swing.

2:55:59>> I'm a big fan of the follow-up comment.

2:56:01Um, I did want to recognize I I really

2:56:04like the way that the I know it's

2:56:05preliminary, but the design of the PD

2:56:07bridge, I think even from a starting

2:56:09point, I've done PED bridges over over

2:56:11rails. If you can stay with that kind of

2:56:14industrial vibe and straightforward, I

2:56:16feel like it's much more resilient to

2:56:18all the requirements you're going to

2:56:20get. but also it really speaks to the

2:56:22industrial heritage of this site. So to

2:56:24me that felt we talked about it last

2:56:26time the placemaking that feels like

2:56:28it's of this place and I'm hoping that

2:56:30that can kind of drift more and more

2:56:31into um you know everything else as it

2:56:34comes back because I think as everyone

2:56:36said it's like every piece will come

2:56:37back so we'll get these chances to

2:56:39review it. Um the other thing I want to

2:56:40clarify is I think the open space is

2:56:43fragmented but I don't think that means

2:56:45they're too small. I think it just means

2:56:47each of them has an opportunity to have

2:56:49an identity, right? Like Gateway Park,

2:56:52that could be like a destination

2:56:54playground. The sort of thing people

2:56:56drive to in Cambridge to spend half a

2:56:58day. Um the one up and this is the most

2:57:01challenging the upper west northwest

2:57:03that's really hard because you have all

2:57:05offices around and you know what we

2:57:06didn't talk about today? There are

2:57:08people other than residences. there are

2:57:10people who are working here and as we

2:57:11all know especially with lab-based

2:57:13development which we want you to get

2:57:14back to you know with the market the

2:57:17public realm can be a value driver right

2:57:20people want to be in a space where they

2:57:21can go outside and work together we know

2:57:23Kendall Square Cambridge crossing we

2:57:26have the best precedence for that and so

2:57:28this is where there's this but we all

2:57:29see it it's like this back area and

2:57:31you're kind of like well how is that the

2:57:34next Kendall Square or something like

2:57:36that's what you're trying to get it to

2:57:37be um If zoning was nothing, I'd say

2:57:41make two of those buildings taller, make

2:57:43the C5 and C6 shorter for the

2:57:45neighborhood. That's up to the city. Um,

2:57:49but I think that's kind of what I'm

2:57:50getting at is let the spaces

2:57:53have a vision because I think you'll get

2:57:55people who want to develop it, you know,

2:57:57like or want to buy into that more

2:57:58excited about them. Um, and the dog park

2:58:02on the back side of the um parking lot

2:58:05P1, I don't know. It's so far for the

2:58:08residences. It's I I don't know. But but

2:58:11you do need dog parks. You will need dog

2:58:13parks. So that's my followup. Thank you.

2:58:19>> Great. So I guess it's my turn. Um

2:58:23I join my fellow board members in

2:58:24thanking uh the proponent and staff and

2:58:27actually my fellow board members as well

2:58:28for their perseverance here. I did not

2:58:31attend the last hearing, but just for

2:58:33the record, I did watch planning board

2:58:35TV for 3 hours 22 minutes and 56

2:58:38seconds. Um, I can assure you that you

2:58:41all look much much better in real life

2:58:43than you do on a laptop um in my living

2:58:47room. So, um, I'm deeply imshed in the

2:58:51details of what we've seen tonight. Now

2:58:54also uh with some humility we're

2:58:56projecting forward upwards of 30 years

2:59:00uh trying to imagine a future and uh I

2:59:03don't want don't feel like we can

2:59:05dictate it in too great detail. We will

2:59:08have design review for each of the

2:59:11buildings and also the parking garages

2:59:14in light of public comment and

2:59:16correspondence from neighbors and a

2:59:18butters to some of those garages. Um uh

2:59:22I know it's tough to be looking at this

2:59:23proposal, but uh we're looking at a

2:59:26future which might have a a a rapid

2:59:29transit stop here which would make

2:59:31parking redundant. And so who knows what

2:59:34size that that garage may be. I will

2:59:37also um uh note that Mr. man Freddy on

2:59:41the record at least in the video said

2:59:43that uh at a question about the garages

2:59:46that he considers the garages to be

2:59:47architecture and real buildings and um

2:59:52uh I hope he's still here in 30 years to

2:59:54design them. Um but that is I would

2:59:57consider u part of the record here that

3:00:00the expectation is that those will be

3:00:02highquality uh buildings and sensitive

3:00:04to uh the needs of their abutters. um

3:00:10you listened um based on that detailed

3:00:14review of the last hearing. you listened

3:00:16and that it

3:00:19I I can't tell you how much I appreciate

3:00:21that these are long and difficult

3:00:23hearings and you wonder whether all the

3:00:25effort is worth it and get the echo and

3:00:28the reflection back from a proponent

3:00:30that um uh structures his whole

3:00:33presentation on the ways in which the

3:00:35plan has evolved based on feedback from

3:00:38staff and us um uh is uh is wonderful.

3:00:43It's a verification of the process that

3:00:45so many of us spend a lot of time uh

3:00:48working on. So, thank you for that. Um

3:00:52uh design review comes next. Yes. But to

3:00:56um Mary Leeer's plea about the open

3:00:59space, I'll tell this story. The

3:01:02planning board uh from time to time is

3:01:05hosted by staff to go look at districts

3:01:06where we've had um the ability to shape

3:01:10them and uh plan previous iterations of

3:01:14the planning board probably weren't as

3:01:16harsh or as pointed in their design

3:01:20review as perhaps this board is but um

3:01:23so the quality of the buildings were

3:01:25questionable and this was up in Aew wife

3:01:28um but the district is magnificent and

3:01:31for uh and something to be extremely

3:01:34proud of. And a big part of that is the

3:01:39amount of trees uh that are planted in

3:01:42and around with some buildings which are

3:01:44you know for good reason are not aging

3:01:47that well or um uh were built rapidly

3:01:51and uh the trees seem to solve

3:01:54everything. So uh don't put more

3:01:57buildings in the open space. plant a lot

3:01:59a lot a lot of trees. Both Carolyn and

3:02:02Mary I know are with me on that. So I

3:02:05have no issue. I think the uh the uh PUD

3:02:10proposal before us uh sets the

3:02:13groundwork for what will be a very very

3:02:15successful extension of this magnificent

3:02:18city. Now um that said those are my

3:02:20comments. We have a little bit of work

3:02:22to do because we're going to make

3:02:23findings um and you'll have to bear with

3:02:26me. I'm going to read uh out of the

3:02:28staff memo u and I'll ask you from time

3:02:31to time whether you agree with uh uh

3:02:34whether we can make the findings on

3:02:35those sections. Um so I'll do that. I

3:02:38will also um uh get to the conditions as

3:02:42well. Um and I'm presuming I'm feeling a

3:02:46consensus that there we're moving

3:02:48towards a motion to grant um the PUD um

3:02:53here tonight. So, uh,

3:02:56there's consensus, I think, around that

3:02:58sentiment. So, with no further ado, I'm

3:03:01going to, uh, read, um,

3:03:05the following. In order to grant the

3:03:06special permits, the board will need to

3:03:08make find that the proposal meets the

3:03:10following criteria.

3:03:14um that the PUD development plan

3:03:17contains the modifications or

3:03:19improvements requested in the

3:03:20preliminary determination,

3:03:23that it continues to meet the criteria

3:03:25for approval of a preliminary

3:03:26determination,

3:03:28conforms with the development controls

3:03:30in the zoning ordinance, conforms with

3:03:33adopted policy plans or development

3:03:35guidelines for the area, and provides

3:03:38benefits to the city which outweigh its

3:03:40adverse effects. Does anybody have any

3:03:42difficulty making that finding? No one

3:03:45indicates such. Secondly, the proposal

3:03:48supports the purpose of AOD-Q

3:03:51district. See appendix in the zoning

3:03:54text expert excerpts is generally

3:03:57consistent with the vision and goals of

3:03:58Envision Awife district plan of 2019 and

3:04:02the principles of the Aewife zoning

3:04:04working group of 2023.

3:04:07It is in general conformance with the

3:04:09Elway design guidelines of 2023 and the

3:04:12citywide urban design objectives in

3:04:14section 1930

3:04:16of this zoning ordinance and advances

3:04:19the intent of those guidelines.

3:04:22Everybody uh feeling they can make that

3:04:24finding. Everybody indicates such that

3:04:27the phasing plan ensures the district

3:04:29purpose will be met without development

3:04:31providing uses and public benefits in a

3:04:34balanced manner. Can we make that

3:04:36finding? Yes.

3:04:38The uses to be exempted are located and

3:04:40designed in a way to ensure long-term

3:04:42adherence to the purpose of AOD-Q

3:04:46district. Yes.

3:04:52That the provisions of parking in a

3:04:55poolled facility one advances relevant

3:04:57objectives of the Elwite district plan.

3:04:59Two, aids in implementation of effective

3:05:02transportation demand management

3:05:04measures to reduce dependence on the

3:05:06single occupancy automobile. Three, is

3:05:10appropriately located to serve the

3:05:12development and four is welld

3:05:14designigned and not diminish the

3:05:16pedestrian friendly quality of the area

3:05:18around it consistent with the alewife

3:05:20design guidelines. Can we make that

3:05:22finding? Yes. The purpose proposed

3:05:25waiver to off- streetet loading

3:05:27requirements allows design and use that

3:05:30reduces the negative impacts of loading

3:05:32activities on the public realm. Can we

3:05:34make that finding? Yes. The location and

3:05:37function of the major infrastructure

3:05:39component supports the vision of the

3:05:41alewife district plan and will be

3:05:44designed and constructed in an

3:05:46appropriate manner.

3:05:48Make that finding.

3:05:50The project will have no substantial

3:05:52adverse impact on the city traffic

3:05:54within the study area upon review of the

3:05:57traffic impact indicators analyzed in

3:05:59the transportation impact study and

3:06:02mitigation efforts proposed.

3:06:05Then the and that the project is

3:06:06consistent with the urban design

3:06:08objectives of the city as set forth in

3:06:10section 19.3.0

3:06:12zero. Um, in the in our ordinance,

3:06:19uh, we can make that finding that

3:06:22neighborhood uses that are provided in

3:06:24locations that are not at the ground

3:06:26story or have direct access to a public

3:06:29sidewalk or open space are proposed at a

3:06:32location that better serves the intent

3:06:34of the applicable zoning for intended

3:06:37use. This is a little bit of a

3:06:39complicated one coming at the 11th hour.

3:06:41Jeff made me aware of and let me see if

3:06:45I can get this right. Um there is an

3:06:47existing healthc care use on the site.

3:06:50Um in order to maintain that we need to

3:06:53make this finding and maybe just briefly

3:06:56counselor if you could explain what this

3:06:58is all about.

3:06:59>> You did a very good job. This is

3:07:00specifically 725 conquered which I'm a

3:07:03patron of. A very popular general office

3:07:07building in the neighborhood that

3:07:08residents have expressed concern about

3:07:10maintaining not just at at ground floor

3:07:14medical, excuse me, but at every floor.

3:07:17Um it's primary care which is you know a

3:07:21very um wellrespected and important uh

3:07:25neighborhood use. It is an allowed

3:07:27neighborhood use. We're not counting

3:07:30that building towards our 3%

3:07:31requirement, but because there are above

3:07:34grade neighborhood uses, we need a

3:07:36finding that those uses above grade

3:07:38would be considered part of our overall

3:07:41neighborhood uses, not not as part of

3:07:44the 3% requirement.

3:07:45>> Okay. Are we comfortable making that

3:07:47finding as been described? Everybody

3:07:50indicates such

3:07:53that the proposed development and all

3:07:54relevant buildings are designed to meet

3:07:56the intent of the standards in a manner

3:07:58more suitable to the unique conditions

3:08:00of the development parcel.

3:08:04Yeah, we can make that finding. And

3:08:06lastly, um these are the uh urban design

3:08:12section. Section special permits will be

3:08:14normally granted if the zoning

3:08:16requirements are met unless it is found

3:08:18not to be in public interest due to one

3:08:20of the following criteria. A it appears

3:08:23that the requirements of this ordinance

3:08:25cannot be or will not be met or B.

3:08:28traffic generated or patterns of access

3:08:30and egress would cause congestion,

3:08:32hazard or substantial change in

3:08:34established neighborhood character. C

3:08:37the continued operation of or the

3:08:40development of adjacent uses is

3:08:42permitted in the zoning ordinance would

3:08:43be adversely affected by the nature of

3:08:45the proposed use or D nuisance or hazard

3:08:49would be created to the detriment to the

3:08:50health, safety and/or welfare of the

3:08:52occupant of the proposed use or the

3:08:55citizens of the city. E, for other

3:08:57reasons, the proposed use would impair

3:09:00the integrity of the district or

3:09:02adjoining district or otherwise derogate

3:09:04from the intent or purpose of this

3:09:05ordinance. And F, the new use or

3:09:08building construction is consistent with

3:09:10the urban design objectives set forth in

3:09:13section 19.3.0.

3:09:16So I think we can make that general

3:09:18special permit criteria finding. Yes.

3:09:21Okay, Jeff, have I made the correct the

3:09:27cataloged all the findings in your

3:09:29opinion?

3:09:29>> Yeah, th those I believe are all the

3:09:31findings and it's, you know, the

3:09:32combination of the findings in the

3:09:34particular district, the AODQ zoning as

3:09:37well as some of the general special

3:09:39permits like the project review special

3:09:40permit. Those are all covered in in that

3:09:43set that you read.

3:09:46>> Okay.

3:09:48I just want to ask one more time. Did

3:09:49any board members have concern in making

3:09:51any of those findings?

3:09:53No one indicates such. Okay. The staff

3:09:57memo, we're going to go into some

3:09:58conditions here and we'll bundle it all

3:10:00in one vote. The staff memos contain

3:10:02suggested conditions to be included in

3:10:05the special permit decision. And there

3:10:07are also standard conditions for

3:10:09continuing review and certification by

3:10:11staff that the conditions are met.

3:10:14Um, so these are the boxed items in the

3:10:17memo that we all saw, right? Thank you

3:10:20for doing that. Whoever thought that

3:10:21that was a good way to call them out. I

3:10:24just want to ask the applicant uh if

3:10:26they're in general agreement. They've

3:10:28already stated on the record. I believe

3:10:29that they are in agreement with these

3:10:31conditions that and the and any further

3:10:33conditions that were discussed tonight

3:10:35or is there anything you want to discuss

3:10:37further with the board?

3:10:41>> Mr. Chair, we are and we do we are um

3:10:44okay with member Tian's suggestion about

3:10:47moving the study. Okay.

3:10:49>> It's part of mitigation, but just to get

3:10:51that out of the way, we are okay with

3:10:52that.

3:10:53>> Great.

3:10:53>> Mr. Rafidity will will handle the ice

3:10:55cream amendment later. I want to leave

3:10:57the complicated legal matters to him.

3:11:01All right.

3:11:04Okay.

3:11:05Uh, now based on those findings and

3:11:08those conditions, is there a motion to

3:11:10grant the required special permits? Yes.

3:11:12Sorry, Ted.

3:11:13>> Excuse Mr. Chair.

3:11:15>> So, those are the conditions um in the

3:11:18the draft draft conditions from staff.

3:11:21Do we are do they already encompass the

3:11:24conditions from uh traffic and parking

3:11:29and from public works?

3:11:33Uh that we were given some draft

3:11:36conditions there too. I I don't remember

3:11:38whether they're all encompassed in the

3:11:41staff memo.

3:11:42>> Uh this is Emily Hutchkins. Not all of

3:11:45them particularly in the DOT memo are

3:11:47encompassed. So I think we would

3:11:48recommend the adoption of the conditions

3:11:51in the CDD memo, the DOT memo and the

3:11:54DPW memo as well as the urban design uh

3:11:58appendix. Uh I do also want to note that

3:12:02um we raised two I think um

3:12:05non-concerning conditions uh related to

3:12:09725 conquered a just to make sure that

3:12:12it's clear that the above ground uh uses

3:12:16neighborhood uses are uh allowed to be

3:12:19counted as such. Um and to note that

3:12:21that will not impact the uh neighborhood

3:12:25uses that will be elsewhere on the site.

3:12:29Yeah, great. Thank you, Ted. When I said

3:12:31staff, I was using it in the grandest

3:12:34sense, but you're right. Thank you for

3:12:37um making that clear that uh all of the

3:12:40memos from the departments would be

3:12:42included as conditions and thank you

3:12:44Emily for that further clarification.

3:12:48Okay. Uh, is there a motion to grant the

3:12:51requested special permits with those

3:12:54conditions based on the board's finding

3:12:56the applicables permit the special

3:12:58permit criteria have been met? And if

3:13:01you could say your name, uh, if you're

3:13:04willing to make that motion.

3:13:09>> Hello.

3:13:10>> This is This is Mary. Um, I'll make the

3:13:14motion.

3:13:15>> Mary, thank you. And I'm looking for a

3:13:17second. Ted, I'll second.

3:13:21>> Great. Thank you, Jeff. A roll call um

3:13:23to grant the special permits

3:13:26>> on that motion. Ted Cohen,

3:13:28>> definitely. Yes.

3:13:30>> Mary Flynn,

3:13:32>> yes.

3:13:33>> Mary Lecker,

3:13:36>> yes.

3:13:37>> Diego MSAS,

3:13:38>> yes.

3:13:40>> Ashley Tan,

3:13:41>> yes.

3:13:42>> Carolyn Zern,

3:13:43>> yes.

3:13:45>> Thompson,

3:13:46>> yes. That's all members voting in favor.

3:13:51>> Okay, we have one more um issue to deal

3:13:54with here. If um the staff have

3:13:58requested that the applicant agree to a

3:14:01potential extension of the drafting a

3:14:03decision to November 13th or 20th. The

3:14:06staff expect to have that decision filed

3:14:10um before then. Is that is that

3:14:12something you're immunable to?

3:14:15Okay. So the applicant is amanable to

3:14:17the extension of time to file a decision

3:14:19that has been requested by the city

3:14:21staff. Is there a motion to agree to

3:14:23this extension by the planning board? I

3:14:25need looking for a a motion to grant the

3:14:28extension. Swathy, you have a detail.

3:14:30>> It would be helpful if you can announce

3:14:32the date so that we can record it. Thank

3:14:35you.

3:14:36>> So I I cited November 13th or 20th. You

3:14:40you would go for the 20th.

3:14:42>> 13th.

3:14:42>> You go for the 13th. Do we divide it in

3:14:44the Okay. Okay. 13th. 13th. It is

3:14:48November 13th.

3:14:51[clears throat]

3:14:52>> I'm sorry. Could you

3:14:54>> Could you do that for the record so that

3:14:56we can make sure the transcript has it?

3:14:59>> We confirm November 13th as an extension

3:15:01date. Great. Thank you. Okay. Uh the

3:15:06applicant is immunable to the extension

3:15:08of time which will move to dis uh I

3:15:12almost said December November 13th to

3:15:15file a decision as requested by city

3:15:17staff. I'm now looking for a motion from

3:15:19the planning board to accept the

3:15:20extension.

3:15:24>> This is Mary Lecker. Um make that

3:15:26motion.

3:15:27>> Great. Thank you Mary. And second

3:15:30>> this is Diego. Second.

3:15:31>> Thank you Diego. A roll call vote on the

3:15:34motion to extend.

3:15:35>> On that motion, uh Ted Cohen,

3:15:38>> yes.

3:15:39>> Mary Flynn,

3:15:40>> yes.

3:15:41>> Mary Liecker,

3:15:43>> yes.

3:15:44>> Diego MSAS,

3:15:45>> yes.

3:15:46>> Ashley Tan,

3:15:47>> yes.

3:15:48>> Carolyn Zern,

3:15:49>> yes.

3:15:50>> Thompson Aich,

3:15:51>> yes.

3:15:52>> That's all members voting in favor.

3:15:55>> Okay.

3:15:58Thank you. That concludes the business

3:16:00on our agenda. Unless there are

3:16:02additional comments from staff or from

3:16:04board members at this time.

3:16:08No one indicates such.