Planning Board approves 12‑story Boylston Properties rental at Concord Avenue with strict parking and TDM conditions

The Cambridge Planning Board voted unanimously to grant the special permits requested by Boylston Properties for a 12‑story, all‑electric rental building at the Concord Avenue block in the Alewife area. The project, presented April 15, proposes 236 units (189 market rate and 47 affordable), seven three‑bedroom family units, about 13,100 square feet of new open space (6,500 square feet publicly accessible), 248 long‑term bicycle parking spaces and 15 short‑term on‑site vehicle spaces.

Why it matters: Board members and staff said the project would implement the recently adopted Alewife Overlay zoning and advance the city’s sustainability goals through Passive House construction and a robust transportation demand management (TDM) program. Neighbors and several public commenters urged the board to require more on‑site parking, saying nearby residential streets could be strained if residents continue to own cars.

Boylston Properties’ principal Andrew Capalotti told the board the team is offering an aggressive TDM package to support car‑free living, including an on‑site micro‑mobility fleet, temporary MBTA subsidies and Bluebikes memberships. “We have 236 units… 47 are affordable. We’re creating 13,100 square feet of open space and pursuing Passive House performance,” Capalotti said during the presentation.

Opposition and concerns: During public comment, residents from the Cambridge Highlands and nearby blocks called the 15 on‑site parking spaces inadequate. Anne Tennis told the board the plan is “a nightmare” and warned of spillover parking into neighborhood streets; other residents raised concerns about light and noise, potential shading of the adjacent city parcel and combined sewer overflow risks to Alewife Brook.

Staff and technical findings: City zoning staff and the project’s consultants described the application as a project‑review special permit under section 19.2o and as subject to Alewife Overlay special‑permit standards. The transportation impact study (TIS) reviewed 81 indicators; consultants estimated a conservative increase of approximately 46 new vehicle trips in the morning peak hour and 53 in the evening peak hour and reported eight existing exceedances tied to current conditions rather than the project. The team said it estimated parking demand using 0.75 spaces per unit consistent with Alewife Overlay practice and described off‑site shared parking arrangements as part of its mitigation strategy.

Board decision and conditions: After focused questioning on parking, TDM viability and open‑space details, the board moved to grant the special permits with conditions drawn from the Community Development memo, the TP+T (Traffic, Parking & Transportation) memo and the Department of Public Works notes, plus additional conditions the board requested. Those conditions include transportation monitoring, further study of Alewife TMA shuttle weekend service and outreach to the MBTA on capacity considerations; the developer also agreed to explore shared off‑site parking arrangements to be in place before occupancy. Tom Sinovich moved the motion and Diego Macias seconded; a roll call showed all six members acting on the case voted in favor.

What’s next: The permit allows the project to proceed to final design and permitting with the condition set. Staff will monitor the TDM program and report back as part of the permit compliance process. The applicant said it expects construction to begin once remaining licensing with MBTA (for adjacency/rights) and final design details are resolved.

— Reporting by the Cambridge Planning Board meeting transcript on April 15, 2025.