Unofficial Notes – City of Cambridge Planning Commission Meeting – 4March2025

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Unofficial Notes – City of Cambridge Planning Commission Meeting – 4March2025

Commission Members Present: Mary Losty (Dorchester County), Chair, William (Bill) Craig (Ward 1), Chan’ Tay Nelson (Ward 2) Robin Stanley (Ward 4), George Brown (Ward 5), Matt Pluta (Mayor Appt.), Brian Hermann, Planning Director

Commission Members Absent: Eugene (Gene) Lauer (Ward 3), City Attorney: Patrick Thomas, P.A.

Townhall Stream: https://townhallstreams.com/stream.php?location_id=87&id=66012

Agenda: https://www.choosecambridge.com/AgendaCenter/ViewFile/Agenda/_03042025-1403

B. Craig asked that item #4 on the agenda be held over until Gene Lauer returns to the next meeting as he is the most well versed on the topic.

Adoption of the Agenda

Motion raised to amend Old Business agenda by holding off discussion of item #4 Adopt Planning Commission (PC) Rules and Procedures until Mr. Lauer’s return and seconded. Commissioners vote, 4-0.

Approval of the Minutes – no minutes to approve

Old Business and Public Hearing

1.) PZSPR 24-0001 24-SPR-01 – Signage for Zaxby’s – Preliminary Stage – The site and the design were approved. The applicant is seeking approval for their Sign Plan proposal.

Asking for additional signage on their building, which is currently not approved under existing building code. Consists of monument sign 46 sq ft. Approved size in code is 32 sq ft within 10 ft of highway. Code says a larger sign must be back 50 ft from Route 50. Zaxby’s wants it within 10 ft of the highway. (Applicant can live with smaller monument sign if they get other signage approved). The following needs to be approved for additional signage program:

  • Stanchion mounted signage and use of additional side of building. Drive-thru signage. Large graphic mural signage – rear of building. I heart Zax – 167 sq ft heat applied decal – rear of building.
  • Directional and wayfinding signage – usually wayfinding signage is acceptable under code and not part of the overall calculations. When there is a signage package, the wayfinding signage must be included and approved as part of the signage package.

Questions from commissioners:

  • What does the code say about Drive thru signage? Answer: There is no code for that.
  • What items would be included in the signage package? Answer: Commissioners can pick and choose which items they approve of for the Sign Program package.
  • The monument sign and the channel signage with chicken button on one side of the building were approved at the last meeting. We are just voting on the additional signage items in the signage package. Correct? Answer: Should include all signage in the signage program package and vote on it.
  • Are we voting on the signage overage? Answer: No, the signage program package.

Motion raised to approve the signage program package in its totality and seconded. Commissioners vote, 4-0.

2.) PZPS 25-000125-PS-01 Kearsarge Energy Leonard’s Lane Community Solar. Preliminary Stage approval is requested for the 19.502 acres Community Solar site.

  • Mr. Hermann gave the apportionments of the site plan: 2.41 acres solar panels, 7.2 acres open space, 10.43 acres forest conservation easement.
  • The current forest on the site is new growth in the last 20 years. Had previously been cleared for development. Went before the Board of Appeals and was granted a permit.

Shaun Callahan, Kearsarge Energy (Applicant)

  • The solar panels will be behind a 75-foot forested buffer.
  • No noise, little traffic at the site. Maintenance on grass and trees done once or twice a year.
  • The site will be de-commissioned at some point but Planning & Zoning will not be responsible for doing that.

Motion raised to approve the preliminary site plan as presented and seconded. Commissioners vote, 4-0.

3.) PZPS 25-0002 25-PS-02 CWDI Cambridge Harbor Site – Preliminary Stage – approval is requested for “horizontal infrastructure” only. Work will continue on a detailed comprehensive form-based code (Regulating Plan) that must include this horizontal infrastructure.

Mr. Hermann gave an overview of the project being currently worked on by CWDI.

  • CWDI wants to continue the planning process (the planning process ONLY) of the horizontal infrastructure of the waterfront.
  • The horizontal infrastructure will be highly flexible to coordinate with the vertical infrastructure above.
  • No physical work is going to take place.
  • Met with CWDI last week and discussed the impact of vertical infrastructure changes that may come in the future. CWDI assured the Planning Commission (PC) there will be limited impact.
  • CWDI has issued a draft on form-based code and text amendments in a “Regulating Plan” which is the first step towards a development plan.
  • Agreed to 2 meetings each month between PC and CWDI.

Mr. Kenneth Usab, Principal/Engineer with Morris & Richie Associates, is working with CWDI. Angie Hengst, Tim Crosby, and Frank Narr of CWDI were also present at the meeting.

  • Presented conceptual master plan to PC. Received a lot of feedback from Planning staff.
  • Had a design coordination meeting with the mayor, several city commissioners, city manager, assistant city manager, members of the county council, county council president.
  • Had additional meetings with the CWDI board, the Planning staff and the Department of Public Works and received feedback.
  • Has taken feedback received and updated the CWDI concept design plan which is being reviewed by the CWDI board.
  • Should be ready to do a presentation to PC on updated plan in 1-2 months.
  • The changes to that concept plan will not result in any changes to the roadwork in the plan.
  • The road network in the plan is just an extension of the existing road structures (Maryland Ave, Hayward St, Aurora St, Byrne St, Dorchester Ave, Rose Hill St, Radiance Dr extended through the project. Only new street is Waterman’s Way).
  • The infrastructure design being done now is funded by a grant and must be finished by the end of the year. We want to continue with the design of the infrastructure.
  • The construction of the infrastructure cannot be done because it needs to be funded.
  • The important work we are doing on the infrastructure and roadwork needs to be completed so we can get accurate cost information on it to use for the funding.
  • Not seeking approval of any subdivision, specific land use, density of land parcels tonight. We are not seeking approval of any design guidelines or use of public open space tonight.
  • Is seeking infrastructure project approval on land parcels as they exist today. This will allow us to continue with the infrastructure plan and secure additional funding.
  • Will be coming back to PC with a development plan.
  • Some things were updated on the plan since the open public PC meeting such as:
  1. Maintains and incorporates parking to the maximum extent possible on Byrne St
  2. Up by Aurora St. there will be installation of valley gutters and back-in parking spaces as presented at previous public meeting. What was added to the design, since that public meeting, is deeper parking spaces allowing bigger vehicles to park. Several parallel parking spaces were also made longer to accommodate larger vehicles.
  3. Crosswalks are moving across the traffic in a perpendicular fashion. Allows for better vision to traffic of the pedestrians crossing the street. In a number of areas, the crosswalks will be raised to provide traffic calming and slowing down of traffic.
  4. The promenade is along the north side of the property. There are paver or architectural concrete areas between the back-in parking spaces and the sidewalks. There are about 479 parking spaces throughout the site and added parking at Sailwinds.
  5. The plan includes enhanced safety at pedestrian crossings and road connections for fire vehicles and emergency access to all areas of site.
  6. There is a tree park in the area where the Dorchester Hospital stood. There are parking spaces by this park with an effort to maintain parallel parking spaces in front of the residential units.
  7. There is also Boat ramp parking, providing 6 more parking spaces to the boat ramp (total 50) and 2-way traffic.
  8. There is overflow parking off of Franklin St. and expanded parking spaces around the Sailwinds Visitor Center and better traffic flow.
  9. Utility work is part of the overall infrastructure design concept. This part of the project has 2 phases. Sewer lines will be brought up to the site and water mains will be “fire flow” looped in the existing system. Electricity is already there. The existing Franklin St. pump station will be maintained.
  10. There will be a new pump station. Storm water will be collected and go directly to the treatment plant, tested for water safety, and then released into the river.
  11. Any changes in the development phase of this project can be handled easily with minimal adjustments.
  12. The new wastewater pumping station is designed to be more than adequate for any changes in development.

Questions from commissioners:

  • Will the promenade still extend over to the Sailwinds Visitor Center? Answer: Yes
  • Is electricity included in this and underground? Answer: Yes, for the most part. There will be temporary pole service until other parts of the infrastructure are done.
  • You are looking for approval so you can continue working on this until the end of the year? Answer: Yes. Want to continue working on the road and utility network. This does not include land use plan.
  • Infrastructure includes road, sewer, water, electricity? Answer: Yes, plus public utilities, parking, pedestrian walkways, storm water management and erosion control.

Motion raised to grant approval to the 3D plan for the CWDI road and public infrastructure as presented and seconded. Commissioners vote, 4-0.

4.) Adopt the Planning Commission’s Rules and Procedures. (Removed from Old Business/Agenda until Mr. Lauer, resident expert, returns).

New Business and Public Hearing

1.) PZCS 25-0001 25-CS-01 – Queenstown Bank- Concept Stage -Queenstown Bank is requesting Concept Stage approval for their site and design from the Commission.

Queenstown Bank is proposing a new 1765 sq ft building with 252 sq ft canopy and a 2-lane drive thru located at 320 Sunburst Highway. The proposal received a Variance from the Board of Appeals to allow the front façade of the building to be 30’ back from the property line as opposed to the 50’ setback from Route 50 as stated in the code. Staff like this building proposal because:

  • The setback presents a strong edge along route 50 and presents a positive appearance on the wide street.
  • The building aesthetics present a traditional design on keeping with the look of Cambridge as a city.
  • Having parking in the rear and to the side offers a very pedestrian friendly streetscape.
  • Staff love the exterior siding as pictured and should be comprised of a material such as wood or Hardi-plank.
  • Staff would continue the planking around the windows instead of using the glass all the way to the ground as pictured.
  • Staff feel that there should be conceptual approval for Queenstown Bank site plan from the Planning & Zoning board.
  • Brendan Mullaney, applicant and agent for Queenstown Bank, along with members of Queenstown and Reilly Design, architect.
  • Speaking to the large glass windows – police want as much visibility into the bank as possible.
  • Mr. Hermann noted perhaps they can reach some compromise about the windows that will be acceptable to all.
  • The CEO of Queenstown Bank provided more information about why the windows were designed that way.
  • Mr. Hermann reiterated that he would like to reach a compromise about the look of the front facade and the windows. He added that the building is one of the nicest buildings he has seen since coming to Cambridge.

Staff Comments /Commissioner Comments/Chair Comments

  • G. Brown – The building is well done, and I accept it as presented.
  • B. Craig – Be careful with the shrubs you plant along Route 50. The traffic goes very fast and the visibility around the bank parking lot with cars entering and exiting should be clear and open.
  • M. Losty – Asked about the one ingress on south and one egress on north. Answer: There was consultation with the highway commission and adjustments were made. Complimented applicant for their thorough building design and site plan.
  • Mr. Hermann – We must not just consider car traffic but also pedestrian traffic, walking, scooter, etc.
  • M. Pluta – a very thorough concept design.
  • Discussion about parking and storm water handling – The Queenstown Bank wants more parking available. The CEO said he has never seen a parking maximum before. Mr. Hermann conceded that the code in Cambridge is most likely too low. Around the country, municipalities are either declaring a maximum of parking spots or doing away with parking requirements altogether. M. Pluta interjected that this was modelled after the Salisbury site. Cambridge is sensitive to storm water handling because of the river and environment. The code does not say that you cannot go above the parking maximums. There just has to be management of stormwater run-off. The extra parking spots will have to be treated differently (use of pavers, or similar).
  • The Planning & Zoning Board does not have to raise a motion on this because it is a concept plan. They are in favor of the presentation by Queenstown Bank and encourage them to continue with their plans.

Motion raised to adjourn and seconded. Commissioners voted 4-0.

Adjournment 7:42 PM

Notes taken by CAN member, A. Kennedy. Edited by K. Miller.