Porter Square Neighbors Association

Porter Square Neighbors Association Meeting Minutes
January 21, 2009

Agenda

• 2010 Census
• North Massachusetts Avenue
• St James update
• Ears to the ground

2010 Census
Presenter: Norman Eng, a Partnership Associate for the 2010 Census

The US Constitution requires that a census be taken every decade. The results are important because they determine the number of seats in the House of Representatives given to each state. Massachusetts currently has 10 of the 539 seats and could lose one or even two seats, so it is essential that everybody be counted. The census also affects federal funding for things like roads and bridges, Medicade, and Pell grants.

The Census is hiring census takers now. This is a temporary, part time job, involving night and weekend work and pays $20 per hour. To qualify one must pass a 28 question test, being given at various locations.

Q: Is your census information kept confidential?
A: It is a serious violation of the law (US Code, Title 13) to disclose census information to anybody.

Q: In 2000 a random selection of people were asked to fill out a long form that asked many invasive questions. Will that happen again?
A: This time everybody will get a short form. There is a separate long form census, but it has been spun off entirely from the main census.

Q: Are college students counted at college or at home?
A: They are counted wherever they live for the main part of the year. Here, in other words. The census is organizing special meetings at local dorms to engage with students.

North Massachusetts Avenue
Presenter: Taha Jennings, CDD

The Community Development Department will be conducting a study of the North Massachusetts Avenue corridor between Beech Street and the Arlington line, starting in early 2010, in order to explore ways to improve the character of the Avenue along this stretch. The goal is to develop recommendations for improvements to the Massachusetts Avenue corridor from Beech Street to the Arlington line, addressing urban design objectives, design guidelines, streetscape improvements, and enhancement of the retail environment. Changes to the roadway profile (median, curb lines etc.) are not expected to be a component of the study, as they would require major roadway reconstruction of Massachusetts Avenue, which is not expected in the foreseeable future.

The first public meeting will be 6:30 February 25 at the Peabody School on Rindge Avenue. It will start with staff city presentations; then there will be some small group work followed a bigger discussion at the end.

If you are interested in being included on the mailing list for this study please contact Taha at tjennings@cambridgema.gov or by telephone at 617-349-4603.

Q: If this doesn't include curb or median changes, what does it include?
A: Things like planters, trees, landscaping. Also the retail environment and strategies to enhance it.

Q: Will this include crosswalks?
A: ADA requirements mandate modifying curbs for wheelchairs, so a crosswalk takes more than just paint. However, CDD wants to hear about crosswalk needs.

Q: What about urban design guidelines? The last set of guidelines was done in 1984, covering Harvard Square to Alewife Brook Parkway.
A: Yes, design guidelines can be considered.

St James update
Presenter: Susan Hunziker and others

This was an informal update on the results of the January 7 Historical Commission review. Although they granted conditional approval, there were a number of significant unresolved items. The big one seems to be financing for the continued viability of the church. Others included the landscaping plan, commitment to public access, and exterior materials. Another Historical Commission review is scheduled for February 4. (Added after the fact: at February 4 the CHC put off further consideration until May.)

Ears to the ground

Still no word on Banjo's. (Added later: Banjo's opened at last on February 6.)

The next regular meeting is scheduled for 7PM March 18. The February meeting has been cancelled.

Porter Square Neighbors Association Meeting Minutes
May 21, 2009

Agenda

• Nimah Market
• Cambridge Community TV
• Ears to the Ground
• Oaktree / St. James Church development plans

Nimah Market

There was to have been a presentation by the owner of the newly-opened Nimah Market on the corner of Massachusetts Avenue and Pemberton Avenue, but the presenter did not show up.

Cambridge Community TV
Presenter: Nilagia McCoy, Membership and Promotions
Website: cctvcambridge.org

CCTV provides services to the community on cable channels 9, 10, 22

Programs are on local politics, art, culture and international issues. We encourage you to become involved. You can take classes and learn skills in lighting, audio, filming, take computer classes. You can reach a larger audience on issues important to you, with the potential of reaching 30,000 households. Learn to produce documentary films and get involved in civic journalism group.

There will be a free orientation June 3, citizen journalism—information July 9th. Neighbor media applications produce a couple of stories, do not need experience.

CCTV is supported by funds from Comcast and the City of Cambridge. There is a small membership fee. If a senior $25/yr. For $55/hr you can use equipment, studios.

Ears to the Ground

• Kaya construction is planned to begin June or July.
• The Ordinance Committee will meet next Wednesday to consider the Lesley/AIB Zoning Proposal. Lesley proposes to build a new building for the Art Institute of Boston with more floor space than is allowed by the current zoning.

Oaktree / St. James Church development plans

Presentation by Gwen Noyes, Oaktree

Recent Oaktree projects include the multi-family housing at the corner of Walden and Richdale, and a mixed use project in Lexington center with retail on the 1st floor.

Oaktree have been meeting with St. James’s Episcopal Church members to plan a possible new L-shaped building on the site of the car wash and extending behind the church building. The church would be a member of the condo association and occupy the 1st floor. They have been having dialogue with church members, Mass. Historical Commission, and the people at the Cambridge Community Development office. Plans being shown are not final, but they have been reviewed and approved by the bishop and members of the Episcopal diocese.

The ground floor would be occupied by the parish with church offices more visible and accessible on Massachusetts Avenue, along with a retail space. They plan to use brick on front to echo fire house and to pick up the colors of church stone, The garden would be utilized more extensively.

Drawings of the possible building were shown—4 stories high, but only 3 stories high at the back with a roof garden facing the backyards of neighbors living on Orchard St.

Questions and discussion

Q: You are shifting traffic onto Beech St. with the access to underground parking being reached from Beech. Why not use Massachusetts Avenue for the entrance to parking garage?

A: There are 2 lanes of traffic on Massachusetts Avenue, making left turns more dangerous and difficult. There will be a traffic study carried out. City would like retail on Massachusetts Avenue, which would conflict with the ramp.

Q: Size and price?

A: 46 units planned; 5 affordable units; parish hall 11,500 sq. ft. Most units: 2 BR; 2 baths and 11-12,000 sq. ft.; 2 1 BR units. Price range $400-$900,000.

Floor area 78,000 sq. ft., far below what is allowed by zoning. Land will be owned by condo members; church will own the garden. The allowable Floor Area Ratio (FIA) is 1.75 but the plans call for 1.34.

Q: Distance from property of abutters?

A: 24 feet. 20 feet from the house on the left, increasing to 32 feet. There is a further 50' setback for the fourth floor. 7 parking spaces for the church.

Q: Why is the driveway to the underground parking being constructed right next to the abutters with the lights and noise of the garage door opening and closing?

A: (Did not answer directly.) They have found quiet garage doors so don't think noise will be a problem.

Q: A request was made to bring models, present different views on the computer. Developers presenting June 10th at the N. Cambridge Stabilization Committee.

Q: What zoning relief is required?

A: Special permit, no zoning relief. A project is reviewed for special permit if it exceeds 60,000 sq. ft.

Q: Traffic study?

A: It was suggested neighbors do some of their own traffic monitoring/study. Beech St. entrance to parking planned without consulting abutters.

Q: Will union labor be used?

A: (Did not record answer.)

Important for the developers to meet with the abutters.

Summary of concerns

• location of ramp; traffic impact
• building and style do not fit the neighborhood
• bulk and mass of building
• construction mitigation

Porter Square Neighbors Association Meeting Minutes
October 15, 2009

Agenda

• TROMP
• PSNA bylaws
• Letter to the Planning Board

TROMP (www.TROMPcambridge.com)
presenter: Matt Shuman

TROMP (Transportation Responsibility Outreach and Mentoring Program) is a nonprofit organization working to improve the traffic climate in Cambridge. They are especially concerned about behaviors which put people in danger—for example bicyclists sailing through red lights, drivers opening doors in the path of bikes and other vehicles, or pedestrians jaywalking.

Working with the police and others, they have developed a four stage program consisting of orientation, education, warnings, and enforcement aimed at promoting better behavior by all groups: bicyclists, pedestrians, and drivers. For education they have been working with the business community, at Oktoberfest, and in the schools and plan meetings with people from MIT, Harvard, and Lesley. They are working with the traffic department to issue stickers for rear view mirrors to remind people to look back before opening their doors.

Concerns raised at the meeting included: Bikers should stop when pedestrians are in the crosswalk and should not ride the wrong way on one-way streets such as White and Mossland. Bikes running red lights was a particular hot topic. It was also suggested to give awards to the best shoveled block in winter.

PSNA Bylaws

John Howard opened this discussion by reviewing the current bylaws, particularly the rules for voting membership and election of officers. (The annual election is at the November meeting, coming up.) In order to qualify to vote you must have paid dues and attended either two meetings in the last six months, or four meetings in the last year. The reason for these restrictions is to avoid having a single-issue group take over a meeting, force a vote on their issue, and never be heard from again.

Anybody is welcome to attend meetings including business, institutions as well as residents. There are no geographical boundaries, and we have a number of members from Somerville as well as Cambridge. Some 60 people attended at least one meeting in the last year. Usually, about 30 people attend our meetings, and currently 12 are qualified to vote according to the bylaws. As another measure of PSNA activity, interest, and participation, about 255 subscribe to the email list, about 93 different people have written emails and 13-14 have posted more than 10 messages.

Other than the annual election, the PSNA seldom votes. On issues on which it is necessary for PSNA to weigh in, the officers try to listen to all voices and take official positions only when they reflect a consensus or near consensus position. Susan Hunziker also pointed out that who is qualified to vote changes monthly and for that reason, in some meetings the required quorum of six qualified voters might not be present.

Letter to the Planning Board

Several attendees questioned the process used in writing the letter to the Planning Board about the Oaktree-St. James’s condominium project. In particular, the letter criticized the city's recommendation to put the ramp on Beech Street without even the data available from the flawed traffic study that the developer submitted, but did not demand that the ramp to be on Massachussetts Avenue.

In explaining this position, John and Susan noted that they did not find a consensus on the ramp location. Because the data needed for a good decision was not available, they gave a good deal of weight to the positions that PSNA has taken on similar matters in previous projects. They also stated that they did not believe that this position presented any obstacles for supporters of the Mass Ave location.

Several people asked for a list of qualified voters. John pointed out that the qualified voters are indicated on the printed sign-in sheet at the door. He felt that this practice made the information available to folks who attend the meetings, where a vote might be held, but he was unwilling to publish names or email addresses. Some of the eligible voters in attendance supported that. Other participants felt that publishing names would invite personal attacks, giving as an example the experience of another neighborhood association three years ago. Recent personal abuse on the PSNA email list was also strongly criticized from the floor.

Costanza Eggers felt that PSNA needs a better system of checks and balances. There should be more transparency and accountability in the way the officers identify consensus. She offered to do some research on how other similar groups handle this. Another suggestion was to define triggering events in which votes would be taken. The officers agreed that give more thought to both issues and are open to suggestions.

Carol Weinhaus also pointed out that because city boards often do not listen to residents, the big decisions need to be resolved through the political process, not through boards with narrow charters. If you really want to accomplish something, you need to convince the politicians that a lot of voters care about your issue. Get your facts in hand, for example by leafleting the neighborhood and taking polls to get the range of opinions. Then go talk face to face with the city councilors with the evidence you have gathered.

The next regular meeting will be at 7PM November 19.

Porter Square Neighbors Association Meeting Minutes
September 17, 2009

Agenda

• Beech Street Traffic Study
• PSNA letter to Planning Board

Beech Street Traffic Study

Traffic Study Process

presenter: Sue Clippinger, Director, Traffic, Parking, and Transportation Department (TPTD). Adam Shulman, TPTD and Gwen Noyes, Oaktree Development were also present to answer questions.

Sue Clippinger outlined the role TPTD has in large development projects like this one. The zoning ordinance passed in 1999 outlines a very specific process including a traffic study and certification by the traffic department for input to the Planning Board's review. More information can be found on the department's web site, http://www.cambridgema.gov/traffic/LargeProject.cfm .

It is the responsibility of the Planning Board to assess whether there would be substantial adverse impacts on city traffic if the project would be approved. To make this specific and measurable, TPTD has created traffic study guidelines (also on the web site) for development projects. Five criteria are used to assess the impact of a new development:

• Project vehicle trips weekdays and weekends for 24 hr period and peak rush hours
• Level of service (waiting times) at identified intersections
• Number of trips on residential streets
• Length of vehicle queues at identified signalized intersections
• Pedestrian and bicycle facilities

Sue then discussed how this particular project matches up to these criteria according to traffic study that was done last June. The bottom line was that all five criteria were satisfied according to the traffic study.

TPTD also advised the developer last spring and told them to put the parking entrance on Beech Street. TPTD opposed using Massachusetts Avenue for safety reasons, in particular pedestrian safety and dangerous left turns into and out of the garage. The median doesn't help because there is a cut in it for the fire station; car wash traffic often used it. TPTD also estimated that half of the residential traffic would be coming from Elm Street and a quarter each from Mass Ave eastbound and westbound. This would mean that even with a Massachusetts Avenue entrance at least half of the trips would use Beech Street, and perhaps more if residents avoid left turns by using neighborhood streets (Russell, Orchard and back to Beech).

Finally, Sue acknowledged that Beech Street is congested but observed that the current traffic is lower than in the past, possibly due to the economic impact and the fact that more people are using public transportation and bikes.

St. James Neighbors Committee Response

presenter: John Armstrong, committee chair

The St. James Neighbors' committee, formed in June under the joint sponsorship of the North Cambridge Stabilization Committee and the Porter Square Neighbors Association, consists of immediate abutters and residents of Beech, Orchard, and Blake Streets. It has been meeting since June, including five meetings with St. James’s members and Oaktree planners. Their three main concerns are the height and mass of the building, the fit for the neighborhood, and impact on Beech Street traffic.

With regard to traffic: 1) They had no input into the traffic study and feel that their direct knowledge of traffic on Beech Street were ignored. 2) They are concerned about the narrow scope of the study and the limited area considered. 3) They question the timing of the traffic study—in June after local universities' academic year had ended. 4) They question the impact criteria used and believe Beech Street is at the tipping point and can't take even a small increase in traffic. 5) They question the apparent lack of consideration of deliveries, moving trucks, and trash pickup. 6) They are also concerned about the driveway being right next to Kingdom Hall.

John wondered if we can really look to the city to protect us. If we cannot look to the city for help and protection, who do we turn to?

Questions/Comments

Q: We have four major development projects planned in the Porter Square area. If each project is looked at individually the criteria may not be triggered but the cumulative impact may be large. Is there any mechanism for taking a broader view?

A: Traffic studies are told to consider increases from previously approved, but incomplete, projects in their assumptions. (Follow up questions were not allowed due to lack of time, but audience was clearly not satisfied with this answer.)

Q: Why did you recommend the Beech Street entrance before the traffic study was even done?

A: To avoid unsafe left turns on Massachusetts Avenue, and because we knew we would need to accommodate traffic from two directions on Beech Street.

It is not easy to remove traffic entirely from a particular street, only to move it around. That is why the city encourages using transit, walking and bikes. TPTD do not directly approve new developments, just approves the traffic study which reports that this is the volume that will be added. Residents may go to the Planning Board meeting and express their opinions whether the impact of traffic on Beech Street is worth it vs. the value of the project.

Q: Have you considered that there are three churches and a school on Beech Street?

A: TPTD believes that the signal at Massachusetts Ave makes the driveway on Beech Street safer.

Q: How do you identify intersections to include in the study scope, and what community input is there?

A: Generally there is no community input. The scoping happens early on and includes analysis of all intersections with 40 or more trips. This project does not create 40 additional trips at rush hour.

Q: It is difficult to find parking in this area, can take 40 minutes. Won't this project put more pressure on street parking?

A: The underground parking provided for the project meets legal requirements and is probably more than is really needed so close to public transportation. It is city policy not to provide excess parking, as that only encourages more auto trips and congestion.

Q: How do neighbors learn early enough about a possible project so they can be involved in earlier input? The Planning Board is not set up for input from neighbors.

A: That’s a good question. Maybe a notice could be put on the web. We can work on that. We are always willing to hear residents concerns.

Q: Are deliveries and drop offs going to be at Beech or Massachusetts Avenue?

A: The plans call for six new short term spaces on Massachusetts Avenue to be used for deliveries and drop off places for school children and church members. There may be drop off spaces in the underground garage also.

Q: Could there be spaces for zip cars, perhaps satisfying resident parking requirements?

A: That's an interesting idea worth further consideration. Zip car spaces can't be underground because they need to be publicly accessible.

Q: Is fire equipment accessibility part of these studies?

A: (Gwen Noyes) The fire department reviews building permits against stringent provisions in the building codes.

Q: It is very difficult to turn left onto Beech from Orchard Street now. It is at a tipping point and has not been looked at. It is also difficult to take a left from Massachusetts Avenue and then a left into the church parking lot.

A: The plan is that children will be dropped off at school at times that are not peak traffic hours.

Q: Has a date been set for the Planning Board review?

A: No.

PSNA Letter to Planning Board

presenter: John Howard, PSNA president

John reviewed a long list of comments, issues, and suggestions gathered from the neighbors' committee (see above), PSNA members, and other interested residents, and asked the meeting for comments and suggestions. The purpose of this list was to provide material for a letter to be written from the PSNA to the Planning Board expressing a consensus opinion (where consensus exists) or at least an enumeration of issues that should be brought to the Planning Board's attention. Such a letter would not preempt other individuals or groups from writing their own letters; this one would be intended to represent PSNA's position.

The consensus was that the building is too tall, impacting both the residential neighborhood and Massachusetts Avenue. We would be much more comfortable if the fourth story were removed. However, all present agreed that there is no point in opposing it because it is being built as of right. There was general concern over congestion on Beech Street, but neither Oaktree nor the city is open to moving the residential parking entrance. The architectural impact on the Massachusetts Avenue streetscape also emerged as an important concern. We do recognize and appreciate the congregation's efforts to preserve and enhance the garden and to harmonize the building with the church building.

Discussion yielded some additional suggestions, for example the idea of somehow trading Zipcar spaces for residential parking spaces and using the availability of Zipcars as a marketing point. Several people were concerned over the emphasis being given to the Beech Street traffic issue as compared to other important concerns about scale and neighborhood impact. The need for construction mitigation was also mentioned.

Susan Hunziker and John Howard will draft a letter and send it to PSNA members and other concerned individuals for review. Specifics to be addressed in the letter include size, design issues and construction mitigation, Beech Street traffic, and concerns over the traffic study process in general.

The next regular meeting will be at 7PM October 22.

Porter Square Neighbors Association Meeting Minutes
August 20, 2009

Agenda

• Revised parking plan for Kaya Hotel
• St. James / Oaktree condominium update

Revised parking plan for Kaya Hotel

Michael McKee presented a revised design for parking at Hotel Kaya. He also introduced David Proch-Wilson, who will be the project manager. Also present was Mr. Gim, the owner.

The key element is to use mechanical "stackers" operated by valets, enabling a single level of underground parking rather than the original two. The Planning Board and Traffic, Parking, and Transportation Department (TP&T) expressed several concerns, primarily that some drivers would be unwilling to use valet parking, and that if the valets were overwhelmed the queue could spill onto Massachusetts Avenue. As a result, the plan is being revised to include some self-parking as well as the valet parking. The hotel has committed to monitoring congestion and providing mitigation for problems that arise.

Details of the revised revision: 6 single spaces (one of which is handicapped accessible), 14 stackers handling 28 cars, and 6 additional valet-only aisle spaces for congested periods. During lulls people could park in the down position of the stackers but not operate them. This gives a maximum of 20 self parking spaces during lulls, or 40 spaces (all but 6 valet-only) at peak periods.

We expressed concern over what happens if somebody gets to the front of the queue and doesn't want to use valet parking. McKee responded that the surface loading dock allows you to make a three point turn and exit without parking. There is nothing the hotel can do to keep a Cambridge resident from parking on neighborhood streets, however. There was also concern about loading and truck access, though these do not change in the revised plan. Also touched upon were bicycle parking (12 spots in garage, possibly more in garden) and continuing concerns over deliveries and the loading zone.

There was some information about construction. No contractor has been selected so there is not a detailed plan yet. The general idea is to use the rear (parking and eventual garden) as a staging area, prefabricating as much as possible offsite. All truck traffic will come from Mass Ave on the existing driveway. Construction will take 14-18 months and is hoped to start this fall.

St. James / Oaktree condominium update

Susan Hunziker gave an informal report.

A subcommittee of direct abutters and neighbors was formed in June with the sponsorship of both PSNA and the North Cambridge Stabilization Committee. This committee, headed by John Armstrong, has met several times over the summer, both among themselves and with representatives of the church. The church also gave open houses and tours for the neighbors on July 12 and August 3. There was some confusion over these; we expected direct discussions between the church/developer and the subcommittee; the church was expecting broad neighborhood participation (unlikely during the summer.) In fact the open house was sparsely attended, but there was some useful information presented.

The subcommittee provided a flyer making three requests:

* Reduce the size, particularly the 4-story height
* Move the residential driveway and trash pickup to Mass Ave
* Design the building to harmonize with adjacent homes and buildings

Gwen Noyes of Oaktree has responded that the size is non-negotiable, that they can not move the residential entrance to Mass Ave because the City (TP&T) wants it on Beech Street, and that they have already significantly modified the style and materials of the building to be more consistent with both the church and the abutting homes (and that they are still working on the design.)

The developers point out that the proposed building is considerably smaller than the zoning allows. The church is protecting themselves from this by demanding that the building design protect and enhance the church's garden. If the current proposal were to be rejected, it is possible that in a few years the church could run out of money and be forced to sell the garden or the entire property. Even if the church building itself were preserved for historical reasons, this could result in further condo or other development with unknown consequences.

With respect to traffic, the developers are working with TP&T to modify the sidewalk in front of the church and provide a six-car loading/dropoff zone for the church and for tenants such as the day school. This will also involve setting the front of the building back a bit and giving the city an easement so that the sidewalk width can be maintained.

Kingdom Hall, the immediate abutter on Beech Street, is concerned over the impact of construction on their (antique) foundation. Other abutters are concerned about loss of privacy in their back yards. While the church has prevailed upon Oaktree to eliminate balconies facing the church's garden, they are still planned facing the residential neighborhood, and there may also be a roof garden on the three-story setback portion of the roof. Both of these could be significant privacy concerns for abutters.

At the August 6 meeting between the neighbors committee and the church, Oaktree presented a number of images and diagrams, including a study of shadows cast during the morning and evening hours. It does seem that shadowing itself will not be a significant problem. John Armstrong asked whether they had a 3D software model of the project, which he thought would offer a better way to view the building and its impact than static images. They do; apparently few architects build physical models these days. Susan suggested that this model would offer a way for abutters to see the project and its impacts from their backyards and second and third floors. Oaktree was quite willing to invite abutters to their office to see this model, which really won't work on a laptop. Susan agreed to organize these "tours" and has contacted all direct abutters.

The Cambridge Historical Commission is looking at sight lines on Mass Ave, and both they and the state historical commission may yet have some influence on the project.

The developers expect to file their special permit application on about Sept. 10th with the planning board. They have also scheduled another public meeting that evening at 7 p.m. at the church. This will probably be their last major public presentation. The PSNA is planning to discuss our response to the proposal at our September meeting.

For a collection of information and comments about this project, see our information page.

The next PSNA meeting will be September 17.

Porter Square Neighbors Association Meeting Minutes
April 16, 2009

Agenda

• CAHC purchase of #78-80 Porter Road
• Lesley University update
• Short Announcements

CAHC purchase of #78-80 Porter Road - Terry Dumas and Kyle Sullivan

With funds from the Community Preservation Act, the Cambridge Affordable Housing Corporation has purchased the apartment building at 78-80 Porter Road, intending to convert it to affordable housing. The building is a four story building with no elevators and 26 apartments. Renovations will begin when funds are raised and are expected to take four or five years. A deed restriction will keep the building for affordable housing for 50 years. If some current residents are not income eligible to stay after the renovations, the city will find them a comparable apartment and will pay any increase in rent for 4 years.

No change in the number of units is expected, and the number of adult occupants may even go down, decreasing the on-street parking demand. CHAC expects an increase of children in the building, as many on the waiting list are single mothers with children.

In 2000 the city bought a 65 unit brick building on Lancaster Street. It took 6 years to complete renovations, after which all remaining residents were income eligible people are now renting units there. Only one quarter of these residents have cars.

Cambridge has received substantial funds from the Community Preservation Act, and has used most of the money to create affordable housing. There are 2800 units of state and federal public housing in Cambridge, and 380 units created and managed by Just-a-Start and other nonprofit organizations in Cambridge.

Lesley University update – Bill Doncaster

The rezoning petition is before the Cambridge City Council. The Planning Board recommended adoption "with enthusiasm" to the City Council. At the first hearing with the ordinance committee there was considerable opposition from direct abutters and Arlington Street residents, particularly about moving the church, but there seems to be universal consensus in support of moving the Art Institute of Boston to Porter Square. The Ordinance Committeee forwarded the petition City Council without a recommendation for or against, so that they could continue considering it while the City Council can also proceed to vote before the ninty day deadline for consideration.

The Cambridge Historical Commission has recommended giving the church landmark status. There is still disagreement over how restrictive the language in the recommendation should be, so the Historical Commission is revising it before sending it to the City Council for approval. This could affect the Lesley's proposal to lower and relocate the church on the lot as part of the AIB project.

There was some discussion about the Japanese grocery store in University hall not having its lease renewed, and about the status of the current retail stores in University Hall.

Short announcements

Clean up day - We will participate in a cleanup around Porter Square on May 2nd at 10-1PM, with a rain date of May 3rd 1-4PM. Please let Susan Hunziker if you plan to participate so that the organizers can provide enough equipment (rakes, gloves, garbage bags, etc.)

Uno Chicago Grill - Amy Brown (617-275-6937) introduced herself and talked about their community activities, including hosting fundraising events (20% of the money spent at a fundraiser event will go to the organization), catering services (see www.unos.com), free appetizers for groups of five in their snack bar, and a family night 4:30-7:30 Wednesdays with a host and children's activities. Uno has been in Porter Square for twenty years. Uno has offered supply snacks for the cleanup day.

News racks - Astrid Dodds and John Howard met with the city's news rack enforcement officer concerning the proliferation of news racks in front of Dunkin Donuts. They counted 20 racks at the T plaza and 17 at Dunkin Donuts, of which 13 are duplicates. The city agreed to rearrange the ones at Dunkin Donuts to make more sidewalk width, and suggested that we monitor to make sure that the vendors don't move them back.

Striping in shopping center lot - The shopping center intends to re-stripe the parking lot as soon as the weather is suitable.

Former Pemberton Market - A mixed convenience and food store will soon open at the renovated building at the corner of Massachusetts and Rindge Avenues. It is also reported that the other space in the building has just leased as a mobile phone store.

Walking tour - There will be a walking tour honoring Jane Jacobs on May 2 10:30AM-noon, starting in Porter Squar. There's a little more information on www.janeswalk.org .

Good will zone - Susan proposed creating a zone of good will where we make a point to thank someone who has done a kind deed we noticed—such as picking up trash, or not riding their bike on the sidewalk.

The next meeting is May 21. There was no March meeting.

Porter Square Neighbors Association Meeting Minutes
February 18, 2009

Agenda

• Somerville Avenue
• Beacon Street
• Yet another hotel
• Ears to the ground

Stephen P. Winslow from Somerville Strategic Planning and Community Development told us about what's happening at the intersection of Somerville Avenue with Beacon Street and on how it relates to the Massachusetts Avenue intersection.

Somerville Avenue

In its first year the Somerville Avenue project focused on underground utilities: a new drain from the bridge Union Square, gas and other utilities improvements. The second year involves resurfacing, redoing sidewalks, adding trees, and improving the streetscape. The Massachusetts Highway Department holds hearings before any construction begins, and the DPW oversees the actual construction. There will be bike lanes on Somerville Avenue to the Cambridge line, but there is a need to coordinate with Cambridge about continuing the bike lanes to Massachusetts Avenue.

Beacon Street

In a separate project, Somerville plans to redo Beacon Street on the other side of the bridge including things like moving utilities underground, improving the streetscape, and add bike lanes. The plans were at the 75% stage but is still open to discussion. There is no ongoing planning process and no project manager yet.

Discussion

We were concerned over pedestrian and bikers’ safety with the traffic over the bridge. The current plan is for two car lanes from Beacon towards Somerville Avenue, with the left lane allowing left turn only and the right lane allowing right or left turn onto Somerville Avenue. Mass. Highway did a study that showed increased efficiency of traffic flow if both lanes could allow for left turns. Bicycles would also be expected to use the right lane for left turns, as they generally do now.

Another area of great concern is the entrance to Roseland Street just south of the bridge. Turning cars (in both directions) often make the turn quickly and unexpectedly, endangering pedestrians in the crosswalk. The left lane on the bridge often backs up past Roseland, tempting left-turning cars to cut across the southbound lane in order to turn into Roseland, while there is only a short sight line for cars turning onto the bridge from Somerville Avenue. This further increases the dangerousness of the Roseland intersection for both pedestrians and drivers.

We asked who are the deciders for Somerville road projects like this. Possibilities include the Massachusetts Highway Department, Mayor Curtatone, and aldermen, with input from the Community Development office, the DPW, fire and police departments, and traffic engineers. The bridge project may be too far along for much community input; the best option would be a letter to the comissioner of the Massachusetts Highway Department.

Update from Steve Winslow

To follow-up on a question that arose at the PSNA meeting I attended regarding Somerville Avenue..

The lights at Somerville Avenue and Beacon Street will include an exclusive pedestrian phase. There are no right on red signs at Beacon Street facing the Porter Square / westbound traffic.. There's a no right turn on red sign at Mossland facing Union Square / east bound traffic.. Some cars may queue in the right turn lane between Mossland and Beacon. There's no restriction on these cars turning right on red.. There should be just a few of these in the line.....since is a short intersection..

Yet another hotel

A hotel has been proposed at junction of Oxford and Beacon Streets, on the site of the gas station. Plans envision 35 guest rooms, a 60 seat restaurant, and underground parking for 20 cars. A traffic study estimated that 50% of the guests will arrive via mass transit, 12 new vehicles might arrive in the evening and 12 in the morning. The site plan shows no place for vehicles to pull off of the street in order to drop or pick up guests.

Discussion

The hotel proposal is still under review in Somerville. Alderman Maryann Heuston is organizing a meeting at Café Rustica, 256 Beacon Street at 6 PM February 24 for citizens concerned about this proposed hotel. The Somerville zoning board will hold a hearing, open to the public, on March 18.

PSNA member Elaine Severino, who also serves on the Somerville ZBA, noted that the current plans for the hotel do not include a taxi drop-off area on the hotel site and that this would not be viewed favorably. From that comment, we inferred that project developers probably have more work to do before they would be granted a building permit.

Ears to the Ground

Walden Street bridge: will be closed the night of the 20th to remove the temporary pedestrian bridge.

Banjos (former Kentucky Fried Chicken site): Owner Bill Martin expects to open late March. This will be a 37 seat restaurant serving breakfast, lunch and dinner serving comfort food such as roast beef sandwiches. They will not have drive-through service.

Car Wash: has been sold to Oaktree developers who intend to build condos with underground parking. We heard in January about the possibility of a larger joint project with Saint James’s Episcopal Church. The size of the proposed building and increased traffic are serious concerns expressed by neighbors.

Lesley University: Due to scheduling problems, the zoning petition submitted to the Cambridge City Council by Lesley University will expire without action. Lesley plans to refile the petition (with amendments added after working with neighbors) soon. Bill Doncaster believes this petition is stronger and addresses issues of parking and open space. This will start a new 90 review period and require another public hearing at the Planning Board.

Kaya Hotel: construction on the Kaya Hotel is now estimated to begin in June or July and will continue for 14 to 18 months. They have been meeting with abutters about plans for the park.

Shopping Center: The issue of faded, hard-to-see pedestrian walkways came up. It was suggested that that we ask Gravestar to put down thermoplastic striping, but there was also some concern that thermoplastic pedestrian walks are too slippery when wet. (PSNA officers will contact the shopping center over the faded striping.)

Pedestrian fatalities in Cambridge: Over the past year there have been three pedestrians killed: one at the intersection of Wendell and Oxford Street, one in Central Square; and and one in the Mt. Auburn Street Star Market parking lot. As an investigative reporter Karen Klinger has been unable to learn details of these accidents, feels that the city is stonewalling, and asked for PSNA support. Considerable discussion ensued. It was suggested that the city's unresponsiveness might be due to concerns over legal liability and possibly privacy issues.

Breakins: There have been some residences entered on Richdale Avenue and some purses snatched. It was pointed out that lighting could be improved, and general caution was recommended.

The next meeting is March 19.

Porter Square Neighbors Association Meeting Minutes
January 15, 2009

Agenda

• Postal Customer Advisory Group (did not happen; presenter was delayed)
• Lesley University Master Plan
• AIB relocation and zoning proposal
• Ears to the ground

Lesley University Master Plan

Lesley University presented their master plan for their three-part campus in Cambridge consisting of the original Quad campus on Oxford Street, the Brattle campus shared the Episcopal Divinity School, and the Porter Square campus. They view themselves as being integrated with the urban environment, using Massachusetts Avenue as both a connection corridor (the campuses are about a 10 minute walk apart) and a sort of student union with a wide variety of amenities to their students, faculty, and staff. Much more information about the master plan is online as part of their annual “Town and Gown” report.

Immediate plans involve relocating the Art Institute of Boston to the Porter Campus. More about this below. In the long term, Lesley envisions office buildings with ground floor retail on the two parking lots across from University Hall, and additional structures, probably including underground parking, behind University Hall. This is far in the future, however.

Arts Institute of Boston elocation and zoning proposal

Lesley plans to relocate AIB, which currently has 525 Bachelor of Fine Arts and 90 Master of Fine Arts students, to the Porter Campus. This will require a substantial new building at the site currently occupied by the former North Prospect Church, immediately south of University Hall (the old Sears building), and a substantial zoning change. For more information, see Lesley's web site about the AIB Relocation.

They have filed a zoning amendment petition with the city. It expires March 11, so they expect a decision by then. If the zoning request passes, they begin the permitting process which will involve a number of studies and hearings before the Planning Board. Specifics may be found at Lesley's draft zoning amendment
and their associated commitments. In summary, the proposal would

• create a new “Lesley Porter Overlay District” consisting of all Lesley property in Porter square,
• allow increased density within the overlay district sufficient for the AIB building and possible future construction on the Porter campus,
• rezone the North Prospect Church property as Business C, like University Hall and other Lesley properties in Porter Square,
• limit the height of future buildings on the west side of Massachusetts Avenue and require ground floor retail,
• strongly encourage building any future parking structures underground, and
• require public open space in front of the new AIB building and green space behind University Hall (if and when something built there.)

Questions from the floor

Q: Will the Maud Morgan art center be moved into AIB?

A: In the planning 4,000 sq ft (of 100,000 sq ft) are being set aside for a possible move of the Maud Morgan art center, however, the decision has not been made by the Maude Morgan board.

Q: How will the additional parking demand generated by AIB be handled, and what about parking displaced by future buildings on the current parking lots?

A: The Lesley / neighborhood working group have been discussing the issues of parking and of open space at great length. Lesley will be moving significant existing activities, with the associated parking, to the EDS campus. They believe this will free up sufficient parking space for AIB. Zoning requires that any parking places removes through building on existing lots must be replaced, probably by (underground) parking behind University Hall.

Q: A neighbor on Frost Street was not in favor of a dormitory behind University Hall.

A: Lesley believes they already have nearly sufficient dorm space for 1000 students. They currently house 725, plus 98 units now being built. In any event, there are no concrete plans and no funding to build anything there at present, and future projects would require their own permitting process.

We want your opinion on this proposal. Comments can be sent directly to the City Council or can be communicated to the Lesley Neighborhood working group via the the PSNA email list or working group representatives John Howard and Susan Hunziker. In the past we have expressed general support for bringing AIB to Porter Square on the grounds that it will enhance the vitality of Massachusetts Avenue and Porter Square, create a more lively streetscape, and take advantage of available public transportation.

Ears to the ground

One neighbor complained of poor service from Verizon. She was without a phone for 7 days and not satisfied with Verizon's excuses. Other meeting participants suggested a number of ways to escalate the problem to Verizon management and various regulators.

The next meeting is February 19.

Porter Square Neighbors Association Meeting
December 18, 2008

Announcements

• Elections took place at the last meeting of PSNA. Officers:
  John Howard, president; Susan Hunzinger, vice-president;
  Mary O’Neill, treasurer; Margaret Studier, secretary.
• The Walden bridge will be open for traffic December 19.

Proposed building on Lechmere’s car wash site

Holly Antolini, Rector at St. James’s since April 2008, spoke briefly and introduced Alan Aukeman, co-chair of the Development Committee, and Gwen Noyes from Oaktree Development.

Proposal:

The church has been on that site for 150 years undergoing different transformations. The parish hall has 12 different levels, some of it built before 1880, an addition added in the 1950s. It is not historically or architecturally significant, needs renovations, and does not meet ADA standards. The church members recently ran a capital campaign to raise funds to repair their bell tower, but would prefer to put their funds into their ministries such as their soup kitchen, food pantry, and providing low cost rent for a school, rather than into
building repairs and renovations.

Gwen Noyes of Oaktree presented preliminary thoughts about building a combined condominium and new parish hall on the Lechmere car wash site plus part of the church's property. They are in the process of acquiring the Lechmere Car Wash site, where they could build a 20-28 unit condominium as of right. They approached the church about acquiring part of the church's garden in order to build a larger project. This led to a joint proposal for a larger project which would also replace the parish house. The new L-shaped building would wrap around the church building and garden, with four floors in front (45 feet high), three floors in back (35 feet), and 40 to 48 condo units, including 10-15% affordable housing. The new parish hall would occupy the first floor and be a member of the condominium association.

Entrance to underground parking would be either from Mass. Ave. or Beech St. The church would like a presence on Mass. Ave. and it is possible there would also be a small retail business on Mass. Ave. The garden is underutilized and they would hope with this project to make it more accessible to the public and to church members.

See the church's web site for some more details.

Questions:

Q: Apart from the benefit to the church, what good does this do for Cambridge or the neighborhood?

A: This will make the garden more accessible to the community, reduce the possibility of the buildings falling into disrepair or being sold or abandoned some day, and free funds for church ministry activities such as the food pantry and school.

Q: You are proposaing a very large building abutting residential properties, which would dominate and have a substantive impact on the neighborhood of mostly single family homes. It would face the garden and the back of the building would face the abutters living behind—with a driveway/ramp proposed along the back of the building.

A: By zoning, there must be a 20' setback from residential boundaries to a maximum height of 35'. The part along Mass Ave can be taller. It might be possible to design a gap between the two parts to lessen the wall-like effect.

Q: Beech St. is seriously congested at rush hour with cars backed up for two blocks and around the corner on Elm. The parking entrance could make Beech street worse. How much parking will be provided?

A: There will be the required amount of one space per condo unit, plus enough to replace the church's current spaces. A traffic study will be required.

Q: The garden is currently used as a campground. How would you deal with that?

A: The parish house will open into the garden, giving the church better access and increasing activity, which should discourage camping.

Discussion:

Major concerns are:

• massing—both on Mass. Ave. and at the back of the lot
• traffic
• parking
• inadequate communication with abutters.

Estimated condo unit prices are $500,000 to $800,000. Is this socially good for the neighborhood? Cambridge is awash with such units. Do we need more?

While traffic is a concern, it may be that anybody willing to buy such an expensive unit so close to the T stop may plan not to drive a lot.

Oaktree’s presentation seemed not well thought through or presented with large enough drawings which all could see.

More dialog with immediate abutters is needed. While the church has contacted some, it has not contacted all of them.

Action:

Respond to the church and Oaktree: We want to work with you, and we encourage you to meet with the abutters. We need to keep a dialogue going, and we want to see more detailed plans at a future meeting.

Due to a last-minute postponement, the only official agenda item was the election of officers for the next year. The new officers are:

President: John Howard
Vice President: Susan Hunziker
Treasurer: Mary ONiell
Secretary: Margaret Studier

The planned presentation by St. James church and OakTree Partners on a proposal to build a condominium on the Lechmere Car Wash site and part of the church's property was postponed until the next meeting.

In the absence of John Howard (had to rush off to a mandatory rehearsal) and Susan Hunziker (injured), Carol Weinhaus gave an informal update on the status of the Leslie University / AIB project, which has a new overlay zoning district proposal before the City Council.