Cambridge Civic Journal Forum

December 24, 2012

Central Square Advisory Committee 2011/2012 Recommendations

Filed under: Cambridge,Central Square,planning,transportation — Tags: — Robert Winters @ 6:45 pm

Central Square Advisory Committee 2011/2012 Recommendations (Nov 28, 2012)

Introduction: Memorandum from the Central Square Advisory Committee 2011/2012 on its Final Recommendations
Full Report (reformatted in HTML) Goals
Public Places to Build Community Public Places elements
Retail, Cultural and Non-Profit Diversity Housing
Connecting People to the Square Foster a Sustainable Future for Central Square
Leverage Future Private and Public Investments Definition of Central Square Districts
Zoning Recommendations Transfer of Development Rights
Transportation Recommendations Location Specific Issues

December 3, 2012

Enjoying? the Concord Avenue “raised bike lanes”

The Cambridge City Council meeting on December 3, 2012 is to address issues of debris on the Concord Avenue “raised bike lanes”. These replaced conventional bike lanes at street level. I put the term “raised bike lanes” in quotes because a bikeway behind a curb is not a bike lane. By definition, a lane is at street level, so it is possible to merge to and from other lanes. Rather, this is a nonstandard bicycle path.

This post supplements comments which I posted on my own blog before Concord Avenue was reconstructed. The photos here are stills from video shot during a ride westbound at mid-day on November 20, 2012, with moderate motor traffic and very light bicycle traffic.

First photo: Crosswalk just west of the Alewife Brook Parkway rotary is backing up motor traffic. This already generates traffic jams with light bicycle traffic. The City expects the bikeways to attract more cyclists and to lead to a major increase in bicycle traffic.

Crosswalk backs up traffic on Concord Avenue

Crosswalk backs up traffic on Concord Avenue

Next photo: The westbound bikeway crosses 8 streets and 24 driveways in 3000 feet. The most persistent hazard on the westbound bikeway is of “right hook” and “left cross” collisions. The van in the photo not only is turning across the bikeway; it also might be hiding another vehicle preparing a left turn from ahead. The bikeway places bicyclists where they are defenseless against these threats. I say more about them, and how to avoid them, in my earlier blog post.

Right hook and left cross threat on Concord Avenue bikeway

Right hook and left cross threat on Concord Avenue bikeway

Next — bus stop. When the bike lanes were at street level, bicyclists could pass a stopped bus on the left, or wait behind it. Motorists also usually could pass a stopped bus. Passing would have been even easier with bus turnouts on the westbound side, where there is only one travel lane. Now that the roadway has instead been narrowed, converting the conventional bike lanes into “raised bike lanes”, buses must completely block the travel lane, and passengers getting off a bus step down directly into the path of bicyclists. A 2007 research study in Copenhagen showed an increase in bicyclist-pedestrian collisions of 17 times, and of injuries of 19 times, when bus stops were placed outside bikeways like this. More about that study.

Bus stop on Concord Avenue, with green paint

Bus stop on Concord Avenue, with green paint

That study was published well before construction on the Concord Avenue bikeway began. Not only that, the City’s bicycle coordinator repeatedly points to Copenhagen as a model of what Cambridge should do.

To resolve conflicts between bicyclists and passengers descending from buses, the City first painted bicycle markings. Those markings, however, suggest that bicyclists have priority, and these markings also may not be directly in front of a bus’s door when it opens, to warn the passengers. At some later time, green carpet painting was added. This is normally used to indicate where motorists yield to bicyclists (see Federal Highway Administration interim approval), but here it is intended to indicate where bicyclists must yield to pedestrians, a confused and contradictory message. This bus stop is at a driveway. Traffic has worn away some of the green paint and you can see the bicycle marking which was painted over.

Bicycle marking under green paint at bus stop on Concord Avenue

Bicycle marking under green paint at bus stop on Concord Avenue

One problem to be discussed at the City Council meeting is that snow clearance is not practical on the westbound bikeway, because of its repeated ups and downs. Ice also puddles there. Here’s a photo from another blogger, dr2chase, showing winter conditions on the westbound bikeway. dr2chase’s blog has many more photos.

dr2chase's photo of winter conditions on the Concord Avenue bikeway westbound

dr2chase’s photo of winter conditions on the Concord Avenue bikeway westbound

dr2chase also has made the point that snow clearance is much more practical on the eastbound bikeway, which has only one driveway entrance in its entire length. Here is his photo illustrating that:

drchase's photo of the eastbound bikeway in winter

drchase’s photo of the eastbound bikeway in winter

The bikeway on each side is designated as one-way. People are likely to use both of them for two-way travel, and not only in snow season, because a cyclist must stand in the street to lift the bicycle over the curb of the eastbound bikeway at most locations. Also note the seam between asphalt and concrete running down the middle of the photo above. It is intended to separate bicyclists from pedestrians. It won’t, especially with two-way bicycling, and over the years, it will deteriorate so it traps bicycle wheels. dr2chase and I have both made the point that a properly-designed, designated two-way bikeway on the south side of Concord Avenue, adjacent to Fresh Pond Park, would have made good sense, connecting with the existing bikeways in the park and crossing only one driveway in its entire length — at a signalized intersection. I also would have liked to keep the street at its previous width, with street-level bike lanes, to allow efficient through travel and make it possible to reach the eastbound bikeway without lifting a bicycle over a curb.

The next photo illustrates the crossing-the-street issue. Note the driveway at the right rear, and that there is no break in the curb on the far side of Concord Avenue. To cross without stopping in the street, and to avoid having to double back, cyclists will most likely ride eastbound in the westbound bikeway. That is illegal and hazardous: motorists pulling out of side streets and driveways look in the opposite direction for traffic.

The mailbox adjacent to the 5-foot-wide bikeway adds a nice touch as well. Nick it with your handlebar, and you go down hard. Even without such obstructions, 5 feet is minimal for one-way travel. This mailbox is one of a large number of fixed-object hazards adjacent to the bikeway.

Mailbox, and curb on far side of Concord Avenue

Mailbox, and curb on far side of Concord Avenue

Not all hazards are fixed-object hazards. There are these trash barrels.

Trash barrels on westbound bikeway on Concord Avenue

Trash barrels on westbound bikeway on Concord Avenue

Behind the trash barrels, you may have noticed a car discharging passengers. A cyclist who regularly rides Concord Avenue reports that delivery vehicles also now stop in the bikeway.

Car stops in bikeway to discharge passengers, on Concord Avenue

Car stops in bikeway to discharge passengers, on Concord Avenue

My next photos show what I call the X-merge, or double-cross merge.

Normal traffic law requires a driver to maintain a constant lane position when another driver is overtaking. Here’s an excerpt from the Massachusetts law [Link updated March 1, 2025. The section has been amended but there has been no change to this wording.]:

Except as herein otherwise provided, the driver of a vehicle passing another vehicle traveling in the same direction shall drive a safe distance to the left of such other vehicle and shall not return to the right until safely clear of the overtaken vehicle; and, if the way is of sufficient width for the two vehicles to pass, the driver of the leading one shall not unnecessarily obstruct the other.

Bicyclists may overtake on the right, according to another section of the law [link updated March 1, 2025; no change in this wording.]:

…the bicycle operator may keep to the right when passing a motor vehicle which is moving in the travel lane of the way…

When a bicyclist is directed to merge from right to left at an arbitrary location, and a motorist to merge from left to right at the same location, they are both violating the law. Green paint here is used to direct cyclists and motorists to operate illegally.

X-merge on Concord Avenue

X-merge on Concord Avenue

I avoided right-hook threats by merging in behind the stopped car so the next vehicle turning right could safely pass me on the right.

Avoiding the X-merge on Concord Avenue

Avoiding the X-merge on Concord Avenue

Before Blanchard Road, a traffic island narrows the roadway. The bike lane, between the through travel lane and right turn lane, is too narrow to allow safe clearance on both sides. Note in the photo below that the narrow median on the far side of Blanchard Road allows much more room to the left of the bike lane. The traffic island predates the reconstruction: the bike lane has been shoehorned in by narrowing the other lanes. Concord Avenue is wide enough to accommodate turning traffic without the island’s being so wide.

Wide traffic island at Blanchard Road narrows bike lane on Concord Avenue

Wide traffic island at Blanchard Road narrows bike lane on Concord Avenue

Well, enough. You get the idea. I’ll finish with a couple of quotes. Here’s one from MarkS, commenting on dr2chase’s blog post:

I don’t know why they wasted the time and money to put these tracks in in the first place. I find a bike lane much more convenient, and in some ways safer — clearly safer than that abomination on the north side of Concord Ave — the “outgoing” side. And, if ever we decide to re-design the situation, the expense of doing so will be significantly — and that’s an understatement — more than it would be to just re-paint the lines where the bike lane would have been.

Here’s another quote, from dr2chase:

…the west-bound side is about the most ineffective botch I have ever seen. But the eastbound side is quite nice (with the exception of the scary-high curbs). One extremely-low-traffic intersection, no driveways, hence none of those risks, and so wide that (with current bike/ped traffic levels) there is little harm in riding the wrong way on the good side. Technically illegal, but vastly safer, and I cannot fault someone for making the safer choice.

I agree! And have a look at the video online!

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November 19, 2012

Nov 19, 2012 Cambridge City Council Agenda highlights

Filed under: Cambridge,cycling,elections,planning — Tags: , , , — Robert Winters @ 11:42 am

Nov 19, 2012 Cambridge City Council Agenda highlights

Here are some items that jump out as worthy of comment:

City Manager’s Agenda #1. Transmitting communication from Robert W. Healy, City Manager, relative to Council Order Number 10, dated 5/23/2011, regarding Biogen return to Cambridge.

Biogen Idec Inc. intends to soon relocate its headquarters to Cambridge where it now has a substantial presence. As the Manager’s letter states, "The remaining outstanding barrier is the zoning requirement that a cafeteria be located on the ground floor of the building and open to the public at least 20 hours per week." This seems like a completely reasonable accommodation, especially if the local business association makes a parallel effort to create affordable food options in the immediate area. Most people would likely choose to eat in a restaurant than in the cafeteria of a life sciences building anyway. Perhaps that existing provision in the zoning code is a vestige of the days when Kendall Square had vanishing dining options. That’s no longer the case, though the provision of affordable dining options could still use some attention.

Resolution #15. Resolution on the death of William M. Hogan, Jr.   Councillor Maher

William Hogan was a former Cambridge City Councillor and first Vice Mayor under the Plan E Charter. He was the last surviving councillor elected in 1941 in Cambridge’s first PR election under the Plan E Charter adopted the previous year. He died at the age of 100. He would have been about 27 when he was elected (in 1939) and 31 when he left office. He ran unsuccessfully for reelection in 1943. He was among the last elected councillors-at-large in 1939 under the previous charter and the first under the new Plan E charter.

Resolution #25. Thanks to City staff for their work on Election Day.   Mayor Davis

Order #16. That the City Manager confer with the Election Commission to make information publicly available on wait times throughout Election Day and the number of booths at each precinct.   Councillor Cheung and Councillor vanBeuzekom

Though I had to wait over 40 minutes in line to vote this year, when I got to the front of the line I saw only efficiency and courtesy from the the poll workers at the City Hall Annex. Though things may have run faster with more booths, the real slowdown was caused by the presence of several additional nonbinding ballot questions that most people did not have an opportunity to read prior to voting. If it were my call, I would allow voters the option to vote outside of the booths if they don’t mind doing so. The checking in, checking out, and inserting of ballots into the scanner go very quickly. The limiting factor is the number of booths. One of the great advantages of scannable paper ballots is that there is no strict limit on how many voters can simultaneously if there is some flexibility in where you can fill out your ballot. Mayor Davis’ appreciation of election workers stands in marked contrast to the recent bellyaching of one of her colleagues.

Order #1. That the City Manager is requested to investigate creating a pilot program for installing mini exercise stations on major walking routes throughout the city, perhaps at bus stops, subway stations and public parks.   Mayor Davis

Order #2. That the City Manager is requested to look into the installation of public drinking fountains at additional locations in the city – possibly working with the Cambridge Arts Council on interesting designs.   Mayor Davis

These are interesting and creative suggestions. Every such installation, however, will have to be maintained and that could be problematic. I’m inclined to believe that public parks and plazas would be a lot more appropriate than bus stops and subway stations.

Order #4. That the Cambridge City Council go on record urging the members of the Senate Ways and Means Committee to pass MA Senate Bill 2314, "An Act Relative to Plastic Bag Reduction."   Councillor vanBeuzekom

Order #10. That the City Manager is requested to instruct the Law Department to prepare language for an amendment to the Municipal Code to ban the use of polystyrene-based disposable food containers and to provide a waiver provision similar to the by-law of the Town of Brookline.   Councillor Cheung and Mayor Davis

I’m glad that there is attention being given to some of these more annoying aspects of waste management, especially the reduction of materials for which there are limited recycling options. It should be noted that consumers have always been able to avoid plastic bags simply by providing their own reusable bags when shopping. Regarding the banning of polystyrene food containers, don’t be surprised if some food vendors replace them by even more wasteful containers made of other plastics that rarely make it into the recycling stream.

Order #5. That the City Manager is requested to work with the appropriate city officials to explore the possibility of completing and submitting the Bicycle Friendly Community application by Feb 26, 2013 so that the City of Cambridge may be included in the next review cycle and join together with other communities in participating in the Bicycle Friendly Community program.   Councillor vanBeuzekom

As a daily cyclist, I continue to scrutinize the City’s decisions regarding safe accommodation for cyclists and transportation policies that often seem more rooted in hostility toward motor vehicle operators than in the promotion of good alternatives. The City does seem to be doing a better job in their design of on-street bike lanes, though they routinely err in their treatment of these lanes at intersections. State law requires that right-turning vehicles move as far right as possible before making their turn, yet the City often stripes bike lanes with a solid line right up to intersections. Unless a motor vehicle operator drives in the bike lane immediately before turning, there will be a greater risk of turning into a cyclist passing on the right – and many cyclists are oblivious to this danger. The City is also installing "cycle tracks" on some streets that will create significant conflicts at driveways and intersections and will most likely narrow travel lanes to the point where on-street cyclists wishing to maintain more than casual recreational speeds are endangered. I don’t expect these realities to be reflected in the City’s application, and City planners have been unresponsive in their cycle track juggernaut.

Order #9. Special Permit process pursuant to MGL 40A as it relates to the impact of re-filing a zoning petition on pending special permits or special permits that have been granted.   Councillor Kelley

Though I won’t speak to the merits of this Order, the confusion by city councillors over the recent "move to withdraw" the Yanow Petition indicated that a little more schooling on zoning regulations and procedures may be in order.

Order #11. That the Cambridge City Council go on record urging the members of the Massachusetts Committee on House Steering, Policy and Scheduling to pass MA House Bill 4165, "An Act Relative to Speed Limits."   Councillor vanBeuzekom

This legislation would reduce the speed limit within "thickly settled areas" and business districts from the current level of 30 miles per hour to 25 miles per hour. As a "thickly settled area", all of Cambridge would likely be covered by this reduced speed limit. While this would make sense in many Cambridge locations, especially on narrow streets with many parked cars, there are plenty of other streets where the existing 30mph speed limit makes more sense. This proposal is introduced every few years and is usually not supported by transportation engineers who argue that, in the absence of other factors, speed limits should be set according to prevailing speeds in order to minimize conflicts.

Order #20. That the City Manager is requested to confer with the appropriate city officials to explore the possibility of communicating appropriate storm preparedness through the website and text messages sent by the city.   Councillor vanBeuzekom

This is a good suggestion and consistent with the City’s long-standing practice of encouraging residents to help keep storm drains clear during and after winter storms. Having braved Sandy’s wrath on several occasions to clear the storm drains in my neighborhood, I think it would be very helpful if people were more aware of keeping these drains unobstructed. That means not only parking clear of the drains, but also picking up a rake and getting out there to help keep the drains clear.

Committee Report #1. A communication was received from Donna P. Lopez, Interim City Clerk, transmitting a report from Councillor David P. Maher, Chair of the Government Operations and Rules Committee, for a public meeting held on Oct 19, 2012 to discuss Community Benefits.

The report suggests that the City Council has a long way to go before really coming to terms with this issue. In simple terms, a community benefit is the money paid or benefit provided by a developer for up-zoning property. However, when city councillors are closely involved in deciding how these funds should be spent, the funds often go toward pet projects or priorities of individual councillors. The default option is often affordable housing. One of the more refreshing aspects of the Goody Clancy process for Kendall Square and Central Square has been the expanded definition of community benefits to include things like the exclusion of ground floor retail in the calculation of building densities, financial support for retail in the form of either reduced rent or outfitting the space, and the creation of public spaces for markets and other purposes. These and other ideas are welcome additions to the discussion of what community benefits might flow from permitting additional density in appropriate locations. This committee report only refers to housing and human services, and that’s far too limiting. The Government Operations Committee and Ordinance Committee would be well-advised to absorb the forthcoming recommendations regarding Kendall Square and Central Square before redefining what constitute community benefits and how any related funds should be disbursed. It should also be stated that when community benefits are tied to up-zoning proposals, there is the very real possibility that every such proposal will be granted as long as enough cash is put on the table – regardless if the proposal makes good planning sense. – Robert Winters

November 14, 2012

Cycle track disease is contagious!

It crosses over from Cambridge to hit the slippery slope (literally) in Somerville.

Please see my extended comments here: http://john-s-allen.com/blog/?p=4862

September 27, 2012

But seriously, folks

Filed under: Cambridge,Central Square,planning — Tags: , — Robert Winters @ 9:38 am

But seriously, folks.

Sept 27 – The activism of the group calling itself the "Cambridge Residents Alliance" has reached a new low (if that’s possible) in their campaign of distortion and fear-mongering. This is the group that has a zoning proposal now before the City Council and the Planning Board that would reduce allowed building heights in Central Square and enshrine surface parking lots as the pinnacle of urban design. Not surprising, some people objected to the absurdity of this proposal. Thus was born a new group called "A Better Cambridge" that embraces the radical notions that acres of surburban-style parking lots might not be the be-all-end-all of urban design and that maybe the current height limits in Central Square are acceptable and that a little new construction might be a good thing for Central Square – especially if this can leverage some middle-income housing. A modest petition campaign was begun suggesting that downzoning Central Square is neither necessary nor good policy on many levels.

Apparently, all this common sense was too much for the "Alliance" activists. So the petition received this morning the following two forged signatures of rather obvious "Alliance" origin:

Bob Healy, Cambridge, MA
Speaking on behalf of the developers, this petition will THREATEN our potential profits. Let’s be clear – it we want to make some real money, we have to tear down those cheap houses and get rid of the small businesses in Area 4, and put in high-rise, full market apartment buildings, big biotech tabs, and stores that can pay high rents, like banks. This way, we can charge $3000-$4500/month for a 1BR, like we already do in University Park. Our plan is to tear down everything along Main Street and Bishop Allen Drive, force the people out of Washington Elms, and turn all of lower Area-4 into another "Kendall Square." We’ll make BILLION$. And if the residents don’t like it, they can move. This is progress, and we can’t let a few troublemakers stop progress!

K Reeves, Cambridge, MA
The best part is how we’ve actually convinced most of the City Council that 1960s-style urban renewal is good! (Maybe they’re too young to remember what happened back then?) I guess they’re just looking for the big payoff; these new buildings will make BILLIONS$ for the developers and bring in some hefty tax revenue. Ok… I admit that NOT passing a downzoning petition will allow us to "mahattanize" a large portion of the city that’s currently residential, permanently displace thousands of low- and moderate-income families, and add tens of thousands of cars to the streets. They can take the T (even though it’s over capacity). The proposed petition is BAD for profits!

Is this what civic activism has descended to? – RW

July 21, 2012

Looking even further back at North Point – and an invitation

Filed under: Cambridge,East Cambridge,planning — Tags: — Robert Winters @ 12:17 pm

Come for a walk
Sun, July 22, 2012. Charles River’s Edge: Cambridge-Charlestown-Boston.
Approx. 5-6mi. walk via North Point Park, brand new North Bank Bridge, USS Constitution, and Charles River Dam. Meet at 10:00am at the gazebo at Cambridgeside Galleria Mall fountain. Bring lunch and desire to explore. We’ll cover the past, present, and future plans for this historic area. L Robert Winters ((617) 661-9230; Robert@rwinters.com).

[This is listed with AMC Local Walks, but it’s open to all.]

Here are a few historical images from 1990 of this area:

View toward North Point from bridge
View toward North Point from Craigie Bridge – 1990
North Point Park site - 1990
Site of future North Point Park – 1990
Group Shot 1990
North Point Visit (1990) with Michael Rosenberg, Alice Wolf,
Tim Toomey, Robert Healy, Sheila Russell and others
Fred Salvucci & Alice Wolf
Fred Salvucci & Alice Wolf at North Point – 1990
Liz Epstein & Fred Salvucci
Liz Epstein & Fred Salvucci at North Point – 1990
The Miller’s River is in the background.
Fred Salvucci at Tower A
Fred Salvucci at Tower A in 1990 with new CANA ramps
under construction. The new bridge now runs through the
center of this shot – inches from Tower A.
Hugo, Liz & Fred
Liz Epstein at North Point (1990) with
Hugo Salemme and Fred Salvucci
High Bridge (I-93)
View from below of the High Bridge – 1990
View toward North Station
View toward North Station from road – 1990
View toward North Station
View toward North Station from RR tracks – 1990
Charles River RR bridges - 1925
Charles River RR bridges – 1925 aerial photograph
View from Charlestown toward North Point
View from Charlestown toward North Point at opening of bridge – July 13, 2012

July 14, 2012

Looking Back at the New Charles River Basin

Filed under: Cambridge,cycling,East Cambridge,planning — Tags: , — Robert Winters @ 12:54 pm

North Bank Bridge

July 13, 2012 – The new North Bank Bridge for cyclists and pedestrians connecting North Point Park in East Cambridge to Paul Revere Park in Charlestown at the Charles River opened on Friday, July 13, 2012. This bridge went through many different designs before it was finally constructed. It’s a dream come true for all the people who have followed this evolving story over the last few decades, and the story is not yet done. More connections will follow over the next few years. Shown below are some recent images (2012), two images taken during the walk over the Zakim Bridge prior to its opening, several images of the groundbreaking for North Point Park (June 2002), and a set of images taken in April 2002 of this area. New photos of the area will be posted soon, but it’s always good to look back at what used to be. – Robert Winters

North Bank Bridge before opening
North Bank Bridge before opening
North Bank Bridge
North Bank Bridge (from invitation)
Zakim Bridge
Zakim Bridge
Zakim Bridge
Zakim Bridge
North Point Park plan
Plan for North Point Park showing proposed pedestrian bridges
Groundbreaking - June 2, 2003
Groundbreaking for North Point Park (June 13, 2002)

New temporary ramps for I-93

Threading the new temporary CANA ramps

View across the site of the future North Point Park

The old duckboat ramp at collapsed seawall

View from Boston side of RR bridge toward future park
with temporary loop ramps in background

View from north bank looking toward Boston Sand & Gravel

View toward Zakim Bridge from under temporary ramps

View of Boston Sand & Gravel from across RR tracks

View of old Charles River lock from North Point

View of Tower A and RR bridge from North Point with temporary
ramp over Tower A at left, new bridge and Zakim bridge
under construction in background

View from North Point toward Boston just upstream of RR bridge

Millers River seen from under new Zakim Bridge

View from under new Zakim Bridge (old I-93 at left)

View from between the old and the new I-93

Zakim Bridge during construction

View from under old I-93 bridge

View from downstream of old I-93 bridge

The magnificently decrepit old I-93 bridge

Looking through the old toward the new

Zakim Bridge under construction

View of old I-93 bridge looking upstream from Boston side

RR bridge viewed from downstream on the Boston side

View from Boston toward Charletown of old I-93 bridge
after removal of ramps over City Square, Charletown

View upstream from locks on new Charles River Dam

View across site of North Point Park showing duckboat,
old warehouses, new and old bridges (April 2002)

July 12, 2012

Kendall Square Urban Renewal Project: Initial Years, 1963 to 1982

Filed under: Cambridge Redevelopment Authority,East Cambridge,Kendall Square,planning — Tags: — Robert Winters @ 6:16 pm

Kendall Square Urban Renewal Project: Initial Years, 1963 to 1982

By Thad Tercyak


This narrative was submitted in response to the following invitation:
The November 28, 2011 edition of the Cambridge Civic Journal reported (a) that several informative documents regarding the history and background of the Cambridge Redevelopment Authority were made available and entered into the record and (b) “Any additional information on the Cambridge Redevelopment Authority or the history of urban renewal in Cambridge are also welcome…. – Robert Winters, Editor.”


The following narrative provides additional background information on the Cambridge Redevelopment Authority (CRA) and pertains to the history of urban renewal in the City of Cambridge during the initial 19 years of the Kendall Square Urban Renewal Project, from 1963 to 1981. It was during this period of time that the CRA initiated the Kendall Square Project, acquired, cleared and improved 43-acres of land which was an urban eyesore of underutilized and obsolete industrial and warehouse buildings and made the land available for construction of public improvements and private development in accordance with the Kendall Square Urban Renewal Plan. As a result of these activities, the CRA was in a position to undertake completion of the remaining pieces of the Kendall Square Urban Renewal Project, also known as Cambridge Center. The subsequent efforts of the CRA and its developer culminated in the development of the Cambridge Center Project.

This period of time coincides with the tenure of Mr. Robert F. Rowland as the CRA Executive Director who, among the many people and organizations involved in the Kendall Square Urban Renewal Project, provided leadership during the Project’s difficult and, at times, painful periods.

In 1968, as an economist-urban planner specializing in urban redevelopment projects and completing seven years as a director of two major urban renewal projects with the Boston Redevelopment Authority, I was hired by the CRA as an Associate Director. I left the CRA in 1990. I participated in virtually all of the events described in this narrative which occurred during my 22 years with the CRA, 1968 to 1990. Descriptions of the events which occurred between 1963 and 1968 before I joined the CRA and descriptions of the events after I left the CRA in 1990 are based on CRA records and reports, and conversations with CRA staff.

Initiation of the Kendall Square Urban Renewal Project

Before joining the CRA, Robert F. Rowland was a city planner with extensive urban redevelopment experience, and at various times served as Director of Community Development with the Boston Redevelopment Authority (BRA), Deputy Director of the Providence Redevelopment Authority, and as a partner in a consultant firm specializing in city planning and urban redevelopment projects.

In 1963, Rowland commuted to his job with the BRA, parking his car in the Massachusetts Bay Transportation Authority (MBTA) Kendall Square rapid transit station parking lot. He noticed that the area north of the rapid transition station was severely underdeveloped with underutilized, largely vacant, obsolete industrial and warehouse buildings, a blighting influence on the surrounding area. As a city planner, he visualized the land as an ideal site for urban redevelopment because of its unique locational advantages, including the rapid transit station, proximity to MIT, direct subway connections to Harvard University and downtown Boston, and easy connection to Logan Airport.

Rowland was also aware that there was competition in the Boston area to provide a site for the National Aeronautics and Space Administration (NASA) to develop a technologically sophisticated Electronic Research Center.

On their own time, Rowland and two associates sketched out a redevelopment plan for the Kendall Square area which would accommodate NASA and provide land for NASA-related private development. He presented his concept plan to the CRA Board which asked him to work with the CRA to move the plan through the redevelopment process. Rowland agreed, left his job with the BRA, was hired by the CRA and subsequently appointed CRA Executive Director.

In 1964 the CRA presented the concept plan to Cambridge City Council. The Council reacted favorably and voted to have the CRA prepare a redevelopment plan for the Kendall Square area with two general objectives:

  1. to provide land for both NASA and private development which would generate needed tax revenues and employment opportunities for the City of Cambridge; and
  2. to secure maximum federal funds to finance implementation of the redevelopment plan.

With respect to the first general objective, the City of Cambridge, with support for the project from local and congressional representatives, convinced NASA officials of the advantages of a Kendall Square location. After discussions and consultations among the CRA, NASA, Cambridge representatives and the U.S. Department of Housing and Urban Development (HUD), it was ascertained that development could be expedited through the use of the urban renewal process because of its unique advantages, including:

  1. Preparation of a redevelopment plan sponsored and approved by the City of Cambridge.
  2. Land assembly through the use of local “quick-taking” eminent domain powers.
  3. Financing of most of the project costs by the Federal government.
  4. CRA control over developer selection and approval of developers’ plans.

With respect to the second general objective, the CRA advised the City of Cambridge to take advantage of a complex urban renewal financing formula which could be used “to secure maximum federal funds to finance implementation of the redevelopment plan”. The formula, based on Section 112 of the Housing Act of 1949 as amended in 1954 and 1955, provided that expenditures by educational institutions and hospitals located within a mile of an urban renewal project and conducting activities that contribute to the objectives of the urban renewal project can be used as credits (“Section 112 credits”) to cover the local share of the cost to carry out the project. The CRA took the lead in contacting MIT officials and congressional representatives in working out the details required to secure federal approval of the Section 112 credits financing plan. Consequently, the City and MIT entered into an agreement which provided that MIT submit to the City for its approval a Development Plan which included MIT property located within a mile of the redevelopment area to be used exclusively for educational purposes. Then the expenditures incurred by MIT to acquire land and buildings in accordance with the Agreement could be used as Section 112 credits. Subsequently, when the Kendall Square Urban Renewal Project was approved, MIT provided $6.5 million dollars in Section 112 credits to cover the City of Cambridge’s entire share of the net project cost.

In 1965, the Kendall Square Urban Renewal Project prepared by the CRA was approved by the City of Cambridge, Commonwealth of Massachusetts and the Federal government. The project covered a 43-acre site in and around Kendall Square, comprised of four parcels: Parcel 1
(19 acres) and Parcel 2, (10 acres), both designated for use by NASA; Parcels 3 and 4 (14 acres combined) designated for private development.

In 1966, NASA signed a Land Disposition Contract with the CRA which provided that the CRA transfer, as soon as possible, ownership to NASA of 19 acres of land (Parcel 1) ready for construction of improvements by NASA. The CRA immediately started land preparation activities, delivered the land on schedule and NASA constructed a 14-story office tower and five low rise buildings. A particularly difficult task for the CRA was securing permission to fill the Broad Canal, which ran through the middle of the project area. The CRA had to deal with the nightmare of resolving the bureaucratic requirements of a multitude of agencies involved in relocating the Canal to an underground pipe system.

NASA Quits; DOT Releases Land

Then in 1969, without warning, NASA announced the closing of its facility in Cambridge and its intent to withdraw from the project, in spite of bitter objections and protests by the City of Cambridge. Subsequently, NASA’s interest in the site was transferred to the U.S. Department of Transportation (DOT). In 1970, the DOT established on Parcel 1 the National Transportation System Center, later named after John A. Volpe, Secretary of DOT and former governor of Massachusetts.

Since Parcel 2, the 10-acre site originally designated for NASA’s use under the terms of the original Kendall square Urban Renewal Plan was still undeveloped and in CRA possession, the CRA recognized an opportunity to expand the area of land which could be developed for private uses which would be likely to benefit Cambridge more than if the land were to be developed by the federal government. The CRA met with DOT Secretary Volpe, and made the case that DOT should relinquish its rights to Parcel 2 because NASA’s withdrawal from the project was a breach of its contractual obligation with the CRA, a flagrant disregard of its commitment to the community and it undermined the City’s program to effectively market the rest of the project area for private development.

On November 23, 1971, almost 2 years after NASA announced it was quitting its obligations to the City of Cambridge regarding development in the Kendall Square Project and after prolonged negotiations among the CRA, DOT, U.S. General Services Administration, and HUD, DOT Secretary Volpe released DOT’s rights to Parcel 2 to the CRA.

Amending the Redevelopment Plan

Retrieving the rights to Parcel 2’s 10 undeveloped acres required that the CRA amend the Kendall Square Urban Renewal Plan in order to designate new reuses for the land. The 10 acres plus the 14 acres originally designated for development by NASA became a 24-acre site for private development and had a tremendous impact on the development potential of the Kendall Square Urban Renewal Project. Unfortunately, the atmosphere for carrying out a new planning effort came at a particularly inopportune time.

The Boston Area real estate market was in the doldrums for a good part of the 1970’s and new development was at virtual standstill. Turmoil created by the Vietnam War protests made for difficult conditions for rational land use planning as some protesters attended planning meetings for the main purpose of expressing their objections to the war. Locally, community groups proposed contradictory project objectives, including “quick-fix” land uses, such as a beer distribution warehouse, a soccer field, open space, even restoring the Broad Canal. Cambridge City Council created a task force comprised of representatives from a cross-section of Cambridge organizations to work with the CRA in a new planning effort. A number different
land use plans were developed, but the City could not arrive at a consensus on land uses for the project.

Over time, a cloud descended over the project’s development potential as efforts to resolve planning problems were frustrated and grumbles concerning the apparent lack of progress in redeveloping the site began to be heard.

During the time Cambridge City Council was struggling to settle on an acceptable Kendall Square Urban Renewal Plan, the CRA was busy completing land preparation activities and creating vacant land ready for new construction once the planning deadlock was resolved.

Land Preparation Activities

Land preparation activities executed by the CRA included roughly the acquisition of 100 parcels of land, relocation of 100 businesses, demolition of 50 buildings, clearance of 43 acres of land, construction of public improvements and creation of new traffic patterns.

Relocation is among the most difficult land preparation activity because the redevelopment authority must interface with the people who are disrupted by the project. Practically all of the relocation in the Kendall Square Urban Renewal Project involved businesses, as only a handful of families were affected. Some businesses did not object to being acquired or relocated because they were already planning to leave the area. However, most of the Kendall Square businesses endured various degrees of hardship by being required to move. There were understandable feelings of shock, anger, bewilderment, and vows to resist moving. Consequently, the CRA carefully selected staff for the relocation operation, making sure they had the sensitivity to patiently work with people who had to move, treating them with dignity, respect and courtesy. There were no forced legal evictions and the Kendall Square relocation operation required years to accomplish as some businesses took that long before they moved.

It is during the land preparation stage that a redevelopment agency experiences its most difficult time because of the problems associated with relocation operations and some of the other activities, such as demolition of buildings, site preparations, discontinuances of existing streets, and construction of new streets and utilities, are messy, noisy, dirty, unsightly, and often a public nuisance.

The land preparation activities phase is the nitty-gritty, heavy lifting period of the redevelopment process. Its purpose is to transform land containing outmoded, derelict buildings and blighting uses into vacant land ready for construction of improvements designated by the renewal plan. But if the real estate market is not receptive to the reuses designated by the renewal plan, the land remains vacant until market conditions favorable to the renewal plan’s reuses come into existence. The longer the time land remains vacant, the more complaints are heard about the lack of progress and the amount of time that has gone by since the start of the redevelopment project.

ULI Panel Helps To Break Deadlock

To help break the planning deadlock, the CRA retained the advisory panel services of the Urban Land Institute (ULI) to review the Kendall Square Urban Renewal Project and suggest ways to move the project in the right direction. ULI’s advisory panel services program approaches a project from all perspectives by assembling experts in the fields of market potential, land use and design, financing and development strategies, and organizing for implementation.

In carrying out the assignment for the CRA, panel members first spent two days reviewing comprehensive briefing materials prepared by the CRA staff; touring the project and surrounding area; and individually and in teams talking with nearly 100 community
spokespersons, citizens, business persons, government officials, members of the local real estate community, and others interested and concerned with the future revitalization of the Kendall Square area. Then the panel spent the next two days framing their recommendations and drafting a report which was presented to the public.

The ULI panel concluded that only a few properties in the country had a broader array of locational advantages as the Kendall Square area and the opportunities associated with the Kendall Square Urban Renewal Project suggested a sophisticated large, planned-unit development approach. The panel stated there were two approaches to redevelopment to consider:

  1. Dispose of the land for an optimal type of development that will reflect the highest and best use of the land, thereby bringing the greatest long-range benefit to the Cambridge community.
  2. Dispose of the land to take advantage of its short term marketability, enabling the CRA and Cambridge City Council to respond promptly to concerns being expressed respecting development delays.

The ULI panel’s preference was for the first approach: “Cambridge Center is a unique opportunity area, one that should be reserved to maximize its locational advantages”. The CRA adopted the ULI panel recommendations respecting an optimal type of development. The ULI panel’s professionalism and diligence in carrying out its mission impressed and gained the confidence of the Cambridge City Council. The Council sent a message to the real estate development community that it was ready to change the development climate in Cambridge by approving zoning for a mixed-use plan amendment to the Kendall Square Urban Renewal Area and urging the CRA to move forward with development.

Attracting Developers

The ULI panel also warned that attracting developers would not be easy: “Citizen concerns, political pressures, economic uncertainty, and the absence of a united and strong development process have combined to create a credibility problem with the real estate development community”. The Panel advised that the CRA could overcome developer skepticism concerning the development climate in Cambridge by establishing a track record for getting things done.

The CRA responded by removing all legal and technical impediments to development; completing an Environmental Impact Statement; securing plan and zoning amendments; and carrying out a $7 million public improvements program, such as infrastructure construction and improving the appearance of vacant land through dust control measures, fencing, etc.

The CRA, working closely with Cambridge representatives and the local congressional delegation, intensified local efforts to secure federal funds needed to complete the project. As a result, in 1974 HUD agreed to reserve an additional $15-million for the project. Then in 1975 Congress passed and President Ford signed legislation limiting Cambridge’s share of the project cost to the initial $6.4 million, contributed in 1965, in the form of Section 112 credits. Consequently, Cambridge’s share of the project costs was negligible.

Selecting a Developer

In 1976, for marketing purposes the name Cambridge Center was adopted to refer to the 24 acres in the Kendall Square Urban Renewal Project outside of the land occupied by the DOT. The CRA established a Development Advisory Group comprised of experts in large-scale project financing and real estate negotiations to provide counsel in its negotiations with developers; and
a Design Advisory Group consisting of local independent architects to help evaluate large-scale design proposals.

In 1978, an invitation for proposals to develop 14 of the 24 acres comprising Cambridge Center based on the theme that “The Best Site to Develop in Boston is Not in Boston”, met with encouraging response from developers. Four well qualified finalists were selected from among the developers who submitted proposals. The CRA interviewed in depth each of the four finalists. The Development Advisory Group examined each developers finished projects, financial soundness and marketing performance. The Design Advisory Group evaluated each developers design team. After exhaustive interviews and analysis, it was determined that Boston Properties had two important advantages over its competition:

  1. Boston Properties’ two principals had worked as a team for many years producing a number of successful real estate developments nationwide. In contrast, the other finalists had undergone changes or formed new teams, making evaluations of future performance difficult.
  2. Boston Properties’ financial capabilities were impressive. It had demonstrated a net worth adequate to sustain a large and complex development such as Cambridge Center, including current assets sufficient to fund first-rate development planning; a willingness to invest those funds in Cambridge Center; a cash flow arising from a broad, geographically diverse base of real estate investments that could support start-up costs and sustain development during tough economic times; and a proven ability to manage investment property effectively while adjusting to economic changes.

Selecting Boston Properties as the developer of Cambridge Center was a difficult decision by the CRA because of pressure from supporters of the other finalists.

Building Construction Begins

In 1979 a development agreement between the CRA and Boston properties was executed, including conditions that the developer commence initial development activities by constructing a major building within seven months, and depositing $250,000 as security for the developer’s performance. Boston Properties met its obligation by starting construction of a 13-story office building as required by the agreement.

In 1981 Boston Properties commenced construction of a 12-story office building with ground floor retail and a 5-story, 863-space garage with an open space park built on the roof of the garage.

Subsequently, the CRA revised its development agreement with Boston Properties to include Parcel 2’s 10 acres, so that the area comprising Cambridge Center totaled 24 acres.

Summary

In 1963 Cambridge City Council designated the CRA as the lead agency with major responsibility for carrying out the Kendall Square Urban Renewal Project. In 1964 the CRA Board appointed Robert F, Rowland as its Executive Director. During Rowland’s tenure from 1964 to 1982, the CRA accomplished the following objectives:

  1. Initiated the Kendall Square Urban Renewal Project after NASA chose Cambridge as the location for its Electronics Research Center;
  2. Secured financing for the project;
  3. Completed land preparation activities;
  4. Persuaded U.S. Department of Transportation (DOT) to release its hold on ten acres of, land designated for development by NASA;
  5. Prepared and secured approval of a revised Kendall Square Urban Renewal Plan;
  6. Prepared development sites for new construction;
  7. Selected Boston Properties as project developer and collaborated with Boston Properties to initiate development of Cambridge Center.

During Rowland’s 18-year tenure as the CRA Executive Director, what had once been a 43-acre urban eyesore was cleared and improved with infrastructure making the land immediately available for development of the reuses designated by the Kendall Square Urban Renewal Plan. The CRA guided the Kendall square Urban Renewal Project through difficult periods fulfilling Cambridge City Council’s original objectives: (1) to provide land for private development which would generate tax revenues and employment opportunities for the City of Cambridge and (2) to secure maximum federal funds to finance implementation of the redevelopment plan.

In 1982 Rowland left the CRA and Joseph F, Tulimieri was appointed the CRA Executive Director.

A Blessing in Disguise

When NASA decided to withdraw from the Kendall Square area, the feeling in the City of Cambridge was that the project had been delivered a tremendous setback because it had lost
its major developer. As it turned out, despite the development delays caused by the withdrawal, it was a blessing in disguise because an additional 10 acres of land could be disposed of as recommended by the ULI panel “for an optimal type of development that will reflect the highest and best use of the land, thereby bringing the greatest long-range benefit to the Cambridge community”. The 10 acres plus the 14 acres already designated for private development became a 24 acre site large enough to create a critical mass for high-tech development which would attract additional high tech development in the rest of the Kendall Square area and the eastern sector of Cambridge.

The combination of (a) the presence of MIT ; (b) Technology Square, which included Rogers Block, a CRA urban renewal project containing 4.5 acres of land located west of the Kendall Square Project, started in the 1960’s and developed by Cabot, Cabot and Forbes in partnership with MIT and (c) decisions by the Whitehead Institute and Biogen in 1982 to locate in Cambridge Center were key elements leading to the emergence of high-tech development in the Kendall Square area, and providing the impetus for major technology and biotechnology development in the eastern sector of Cambridge. From the 1980’s Cambridge Center experienced an acceleration of biotech development until the City of Cambridge declared a building moratorium in 2000. After the moratorium additional development consumed virtually all of the land designated for development in the original boundaries of Cambridge Center.

As a result, within a 1 mile radius of the Kendall Square Project, there are over 80 biotechnology firms. One observer noted that “officials at the world’s top research institutions (came to) view Kendall Square as a neighborhood with its own peculiar identity, a place where scientists can meet to discuss angiogenesis or algorithms over a beer or dine next to a Noble laureate”. (Woolhouse, “Making a High Tech Mecca”, Boston Sunday Globe, June 26, 2011).

To date, virtually all of the original 24 acres of the Cambridge Center project have been developed. The project initially anticipated development of 1.4 million sq. ft. of gross floor area with a valuation of $250 million. As of late, the project achieved development of around 3 million sq. ft. of gross floor area with a valuation of $650,000 million, generating $13 million in real estate property taxes and 6,000 jobs.

In 2001, market conditions and local public policy directed the CRA to focus on housing involving further development of Parcel 1 of the Kendall Square Urban Renewal Project.


POSTSCRIPT

Rowland’s contributions to the success of the Kendall Square Urban Renewal Project and Cambridge Center were substantial, but scarcely recognized. For example, in the Nowiszewski Plaza located next to the Marriott Hotel are two plaques. One plaque entitled “A Tribute to the Members of the Cambridge City Council” contains the names of Cambridge City Council members who served during the development period of Cambridge Center. The other plaque entitled “In Recognition of the Efforts of the Cambridge Redevelopment Authority in the Development of Cambridge Center” contains the names of all the people who served as members of the CRA Board starting with Paul R. Corcoran, Chairman, 1957-1960, 1967-1970, and going through to Charles C. Nowiszewski, 1976-1985. The only name on the plaque associated with the CRA outside of CRA Board members is that of the present Executive Director and Secretary who succeeded Rowland, the CRA Executive Director from 1964-1981. This is an omission that deserves to be corrected. The plaque should read:

Robert F. Rowland
Executive Director and Secretary 1964-1982
Joseph F. Tulimieri
Executive Director and Secretary 1982-present

Footnote:

During Rowland’s tenure as the CRA Executive Director, the CRA carried out redevelopment operations which helped to improve and stabilize the Wellington-Harrington Urban Renewal Area by (a) working with property owners to rehabilitate their properties by providing construction advise, arranging financing, and enlisting support from Just-A-Start; (b) carrying out spot clearance of blighted properties, such as junk yards; and (c) providing cleared land for construction of housing, and public and private improvements.

The CRA has informative reports pertaining to its activities in the Wellington-Harrington Urban Renewal Area.

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