Planning Board unanimously backs Biomed Realty petition for 320 Charles Street with parking and open‑space conditions

The Cambridge Planning Board on April 29 voted unanimously to recommend that the City Council consider a zoning petition from Biomed Realty that would create a new East Cambridge Community Enhancement Overlay to allow greater height and floor‑area ratio at 320 Charles Street.

The board’s recommendation applies to the petition as amended on April 18 and includes a condition capping parking at 0.8 spaces per 1,000 gross floor area and language intended to ensure that required open space on Charles Street is “usable and functional.” The motion passed on a 5–0 roll‑call vote. Mary Flynn, chair of the Planning Board, said members wanted to be sure the zoning changes would be accompanied by enforceable text and that staff and the city law department would review the ordinance language before it goes to council.

Why it matters: The proposal would allow increases in height and FAR by special permit to facilitate redevelopment of a roughly 2.4‑acre industrial site in East Cambridge into higher‑quality commercial space and public realm improvements. The petition is structured as an overlay that would apply only to the parcels owned by Biomed affiliates; the petitioner says the overlay is intended to promote conversion of underutilized industrial buildings while requiring public benefits.

What the petition and proponent say: Sal Zinno of Biomed Realty, the project’s lead, told the board the team reduced the initially proposed massing after community feedback and expects the site can deliver significant community benefits. "Tonight, I'm really excited to share a proposal for 320 Charles," Zinno said, outlining outreach, design changes and the team’s intent to provide new open spaces and landscaping. The petitioner’s materials propose minimum open‑space thresholds and specific setbacks to limit effects on nearby residences.

The project team also described community benefit commitments that include contributions to the city’s affordable housing trust and a proposed contribution intended to support East End House, a neighborhood social‑service organization. The developers’ presentation noted a potential contribution on the order of $20 million to East End House and additional funds to the affordable housing trust.

Public reaction: Public comment was mixed. Supporters included labor union representatives and neighborhood groups that participated in the project subcommittee; many speakers emphasized the East End House’s role and said the project could secure the nonprofit’s future. "East End House is essential, not someday, but soon," Tim Ford said, describing his longtime connection to the organization.

Opponents and nearby residents raised planning concerns, calling the petition a form of spot zoning and saying the proposal could overwhelm the neighborhood’s scale, infrastructure and open spaces. "We oppose the Biomed Realty rezoning request," a nearby resident told the board, citing concerns about scale, shadows and the Echo overlay’s original intent to buffer East Cambridge from Kendall Square’s growth.

Board discussion and conditions: Members focused questions on the zoning text, setbacks, shadow studies and the practical use of proposed open space. Jeff Roberts, director of zoning and development (CDD), confirmed the petition includes a minimum of 20 percent lot open space for projects that use the enhanced FAR and a requirement for at least 14,000 square feet of open space on the Charles Street frontage. The petitioner agreed to a parking limit and discussed potential ground‑floor activation strategies, such as a tenant cafe and publicly accessible restrooms that could serve users of adjacent Ahern Field.

Next steps: With the Planning Board’s recommendation, the petition will go to the City Council and the ordinance committee for further review and a decision on whether to adopt the overlay. The board emphasized that community benefits negotiated with the developer are separate from the zoning text and that the council will consider benefit commitments in its process.