Sept 3, 2013 – The Cambridge Planning Board tonight gave its unanimous final approval to the design of the proposed building at 300 Mass. Ave. that had been the subject of multiple iterations of a zoning petition by Forest City/MIT.
300 Mass. Ave. – Proposed Design (June 2013) |
300 Mass. Ave. – Approved Design (Sept 2013) |
This marks the successful final step of what has been a very long process that began with the initial filing in February 2011 of a zoning petition to extend the Cambridgeport Revitalization Development District (CRDD) to include this Mass. Ave. frontage from MIT’s Random Hall up to Blanche Street (commonly referred to as the "All Asia Block"). In a sense, this story really began several decades ago with the original plans for University Park that included this block but which was subsequently excised due to different property ownership. Only in recent years have those other owners been willing to enter into the arrangement that led to the proposal now finally approved and proceeding toward demolition and construction.
The February 2011 zoning petition was eventually withdrawn but was re-filed in March 2012. That zoning petition spawned a backlash when, at the City’s urging, a slender residential tower at Sydney and Green Streets was included in the plans. Amid complaints over excessive shadows and the loss of a small park, the residential component was removed from the proposal in its Ordinance Committee. In a curious twist, many of the same people who objected to the proposed housing morphed into housing activists as they objected to the proposed commercial building. This zoning petition was then allowed to expire in August 2012. It was re-filed in substantially the same form in December 2012 along with a revised memorandum of understanding that reaffirmed a variety of housing commitments and added the promise of new affordable housing units in the future. That zoning amendment eventually passed unanimously in February 2013.
With the new zoning in hand, there was still the design review process required under the zoning. The architects had an initial review before the Central Square Advisory Committee in June followed by the initial Planning Board hearing on July 9. There were some objections from the Board and unresolved issues with an abutter, so another hearing was scheduled for August 6. Rather than get the go-ahead as expected, there were still a few substantial objections remaining – primarily concerning the significant amount of glass on the Mass. Ave. facade, so yet another hearing was scheduled. At the September 3 hearing the architects presented much more aesthetically pleasing plans and the Planning Board gave an enthusiastic and unanimous vote of approval.
In addition to a very good building, the plans include a cooperative plan with the City to transform Blanche Street between Green Street and Mass. Ave. into a "shared street" or woonerf, a Dutch word that means "living street" where pedestrians and cyclists have legal priority over motorists. Two examples of this kind of treatment are Palmer Street and Winthrop Street in Harvard Square. There will also be a significant row of new small-scale retail along the Mass. Ave. frontage.
It has to be noted that, as has happened before in Cambridge, this development proposal left a political vestige – the opposition group that calls itself the Cambridge Residents Alliance (CRA). Their primary activities to date include (1) a zoning proposal that would have preserved in perpetuity the surface parking lots in Central Square and harshly capped all building heights and densities in and around Central Square, (2) a proposed citywide moratorium on most large-scale residential or commercial development, (3) an activist core that presents highly disputable claims of "a tsunami of development" and "crush hour on the Red Line", and (4) the inevitable effort to promote anti-development candidates for City Council in the upcoming election. Another group called "A Better Cambridge" (ABC) was formed that generally supports "smart growth" principles and good urban design but remains apolitical.
The ABC group has been largely supportive of the recommendations that grew out of the 2011-2012 Central Square Advisory Committee and its predecessor Mayor’s Red Ribbon Commission. The CRA has been primarily opposed to any of the recommendations that would permit any substantial new construction or redevelopment in Central Square (and elsewhere in Cambridge). So even as the Forest City/MIT plans for 300 Mass. Ave. proceed toward construction, the seeds have been sown for the latest episode in the never-ending competition of visions for the future of Cambridge and Central Square – just in time for this year’s municipal election season. Indeed, a very good case can be made that the current "Net Zero Petition" (introduced by many of the same activists who have been opposing new construction) is a proxy to stop all new large-scale residential and commercial construction. – Robert Winters
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Committee Charge
Date: Sunday, June 23rd