housing « Cambridge Civic Journal Forum

May 11, 2025

Merry Month of May – May 12, 2025 Cambridge City Council meeting

Filed under: 2025 election,Cambridge,City Council — Tags: budget, Cambridge, City Council, Diane LeBlanc, history, housing, Inclusionary Housing, Inclusionary Zoning, Patrick Barrett, zoning — Robert Winters @ 5:10 pm

Merry Month of May – May 12, 2025 Cambridge City Council meeting

The FY26 Budget Hearings are continuing, but here are the highlights for this week’s regular City Council meeting… comments and additional details to follow: City Hall

Manager’s Agenda #1. A communication transmitted from Yi-An Huang, City Manager, relative to technical corrections that should be made to the Floodplain Zoning text. (CM25#118) [text of report]
pulled by McGovern along with Committee Report #1; comments by Nolan, Zusy; text amended 9-0 per Committee Report #1; Passed to 2nd Reading as Amended 9-0; Placed on File 9-0

Committee Report #1. The Ordinance Committee held a public hearing on Apr 30, 2025 to hold a public hearing on a Zoning Petition by the Cambridge City Council to amend the Cambridge Zoning Ordinance in Article 5.000 and Section 20.70 with the intent of (1) replacing the Floodplain Overlay and Planning Board Special Permit with the Massachusetts model ordinance structure for permitting development in the flood plain through administrative review; (2) updating references to the most recent FEMA maps to maintain compliance with the National Flood Insurance Program; and (3) revising other parts of the Zoning Ordinance for internal consistency. The Committee voted favorably to accept the amendments and forward them to the full City Council with a favorable recommendation. [text of report]
pulled early along with Manager’s Agenda #1; Report Accepted, Place on File 9-0

Order #1. That the City Manager is requested to meet with the leadership of the Harvard Square Business Association to discuss the proposal and to take the necessary steps to facilitate the release of $72,000 to fund the RFP development for the tunnel engineering study. Mayor Simmons, Councillor Toner, Vice Mayor McGovern, Councillor Siddiqui
pulled by Zusy; comments by Zusy, City Manager Huang re: cost considerations, Deputy City Manager Owen O’Riordan re: pedestrianizing a portion of Harvard Square and skepticism re: tunnel proposal, McGovern, Toner, Nolan, Azeem; Charter Right – Azeem

I saw some images and videos of the abandoned tunnel under Brattle Street several years ago. This is a very intriguing idea.

Order #2. That the City Manager is requested to work with the School Department, the Department of Public Works, and other relevant departments to ensure that all city owned parking lots, with a focus on school complexes, including the still under construction parking at Tobin/Darby Vassal school complex, could be made available for after-hours use by residents. Councillor Nolan, Councillor Toner, Councillor Siddiqui, Councillor Zusy, Councillor Wilson
pulled by Nolan; comments by Nolan re: more general parking concerns; add Siddiqui, Zusy, Wilson as sponsors 9-0; Toner notes that this is a request, a hope – notes that parking used to be available in off hours; Simmons comments, proposed amendment adopted 9-0; Order Adopted as Amended 9-0

On the Table #5. A communication transmitted from Yi-An Huang, City Manager, relative to Awaiting Report Item Number 25-22, regarding a request to work with the School Department, the Department of Public Works, and other relevant departments to open the publicly owned parking at the King Open/Cambridge Street Upper School Complex for either residential free parking or commercial parking opportunities during “off” hours. [Tabled – May 5, 2025]

Charter Right #1. The City Manager is requested to confer with the Community Development Department to develop a timeline for the next Inclusionary Housing Study, explore remedies to address the lack of housing starts and provide for consideration draft amendments to the Inclusionary Housing Ordinance, and explore other incentives to encourage developers to include affordable units beyond the requirement voluntarily. [Charter Right – Azeem, May 5, 2025]
Azeem amendment by substitution, McGovern amendment to change date from January 2026 to October 2025; late communication from Chris Cotter (Housing) re: Inclusionary Housing; Toner, Simmons comments; [Editor’s Note: Chris Cotter’s testimony – esp. re: amount of time required for “study”, failure to conduct study on schedule – seems evasive and less than sincere]; Azeem wants accelerated timeline, does not support lowering 20% inclusionary requirement; comments by Zusy, City Manager Huang (noting that lowering pct. would not legally require a study); Simmons comments; date change from Jan 2026 to Oct 2025 adopted 9-0; Nolan, Toner amendments noting (in part) that the required study was not done and a reminder that adjustments of IZ percentages for different project sizes was requested in Sept 2024; comments by Nolan, Toner, Zusy (noting possible reduction in housing demand due to federal policies), Cotter, Wilson, Huang; Azeem calls the question (to end discussion) – voted 9-0; Nolan, Toner amendments adopted 9-0; JSW comments – not in favor of any reductions, wants even higher required percentages for larger projects, use of AHT funds to subsidize; Substitute Order Adopted as Amended 9-0

Late Communication #2. A communication was received from Director of Housing, Chris Cotter. [text of report]
Report Accepted, Placed on File 9-0

The original Inclusionary Housing Ordinance (1998) made sense in that the mandate for subsidized units in projects of 10 or more units came with a density bonus plus one additional market-rate unit for every mandated “affordable” unit. The revised ordinance (2017) was politically driven and economically nonsensical. The City Council could now amend the ordinance to reflect current conditions and economic reality … or they can act politically and ensure that few new inclusionary housing units are ever built. Indeed, many of the inclusionary units that have come on line in recent years were ones that were hatched prior to the current ordinance. Municipal election years can confound good decision-making.

Charter Right #2. That the City Manager is requested to include in the FY26 Operating Budget a continued commitment to Emergency Housing Vouchers for Permanent Supportive Housing and Mixed Status Families, and the Transition Wellness Center, as well as allocate the necessary resources to establish a municipal successor to Rise Up Cambridge that builds on its mission of providing direct, dignified economic support to families. [Charter Right – Wilson, May 5, 2025]
Wilson proposes substitute Order that; Wilson elaborates that substitute order calls for “allocation of at least 25 additional housing vouchers or $1 million, whichever is greater, that would be open to the 20 remaining residents at the Transitional Wellness Center who do not have a permanent housing placement in process and to other shelter residents in Cambridge; and to allocate funding for a successor program to Rise Up Cambridge as soon as possible”; comments by Wilson, McGovern; Ellen Semonoff reports that there are some beds available at 240 Albany Street for people in recovery, efforts now being made to find situations for all remaining TWC occupants; Nolan comments, proposed amendment to require report of scope and cost of any Rise Up successor program; comments by Yi-An Huang of projects now in pipeline by Affordable Housing Trust (AHT); comments by Zusy re: open-ended continuing costs associated with keeping TWC open, fact that an unlimited number of people will continue to come to Cambridge for our generous services, suggests greater support for 240 Albany St./Bay Cove rather than open-ended provision of vouchers; Toner asks if additional $1 million for vouchers is feasible; Yi-An Huang notes that vouchers would be specifically for those in transition to permanent supportive housing; Toner expresses concerns about wording of request to fund a successor to Rise Up program; McGovern elaborates on possible options for successor program, criteria for eligibility, implementation dates; Wilson addresses matter of a “benefit cliff” that could potentially trigger loss of MassHealth benefits, implementation timeline (hoping to have everything up and running by Jan 1, 2026); Siddiqui notes that getting this into FY2026 Budget may not be possible; Toner expresses concerns about operation of proposed program and where the money would be coming from; Yi-An Huang says there is a path to creating a successor program – challenge is resourcing, questions of scale of program, prioritization; JSW comments about ARPA, opening of shelters, would prefer to give vouchers to all residents of all shelters, calls Rise Up successor program critical; Zusy to vote No because City budget otherwise seeing cuts; Nolan amendment to Substitute Order Adopted 9-0; Substitute Order Adopted as Amended 8-1 (Zusy-No)

Some councillors must have not read the memo regarding the need for greater fiscal restraint for the time being. And, of course, municipal election years can confound good decision-making.

Charter Right #3. First floor retail policy order. [Charter Right – Zusy, May 5, 2025]
Toner offers additional amendment that the Order be referred to the Economic Development and University Relations Committee and the the Neighborhood and Long-Term Planning Committee for a hearing and discussion before being forwarded to the Ordinance Committee for deliberation; comments by Zusy about value of neighborhood retail; Nolan, JSW, Azeem comments; Amendment Adopted 8-0-1 (Wilson-Absent); Order Adopted as Amended 8-0-1 (Wilson-Absent)

I live in a BA-1 zone (mixed residential/commercial), but I don’t think this would be advisable for all residential zones. It’s one thing to grandfather existing small retail establishments, but I wouldn’t necessarily want to open up all residential zone to ground floor retail. Besides, isn’t everyone aware of how many vacant retail spaces there are right now and the fact that a lot of retail is croaking?

Resolution #7. Resolution congratulating Diane LeBlanc on her Retirement. Mayor Simmons, Vice Mayor McGovern, Councillor Siddiqui, Councillor Toner
pulled by Simmons for comments; additional comments by McGovern, Toner, Siddiqui, Azeem, Nolan, Zusy, Wilson, Sobrinho-Wheeler, City Council Assistant Naomie Stephen; standing ovation for Diane LeBlanc; comments by Diane LeBlanc w/appreciation and thanks to staff of City Clerk’s Office

Diane LeBlanc has been a blessing for the last three years. We are an historic city and it has been great to have someone with a background as an archivist in the role of City Clerk.

Committee Report #2. The Government Operations, Rules, and Claims Committee held a public hearing on May 5, 2025 to initiate the process of re-appointing the City Auditor, PO25#62. The Committee voted favorably to forward the re-appointment of the City Auditor, Joseph McCann, to the full City Council with a favorable recommendation. [text of report]
pulled by McGovern; Joseph McCann reappointed to another 3-year term as City Auditor 9-0; Report Accepted, Placed on File 9-0

Comments (0)

May 5, 2025

Cinco de Mayo – May 5, 2025 Cambridge City Council meeting

Filed under: 2025 election,Cambridge,City Council,cycling,history,transportation — Tags: boards and commissions, budget, Cambridge, City Council, cycling, elections, housing, Patrick Barrett, transportation, Urban design, zoning — Robert Winters @ 12:54 pm

Cinco de Mayo – May 5, 2025 Cambridge City Council meeting

Here are the featured items this week. I’ll offer minimal comments for now – summaries to follow after the meeting. Cinco de Mayo

Manager’s Agenda #1. A communication transmitted from Yi-An Huang, City Manager, relative to a Federal update.
pulled by Sobrinho-Wheeler; comments by City Manager Yi-An Huang on executive order re: sanctuary cities, federal grant agreements (esp. HUD grants), federal budget w/significant cuts to programs; creation of federal funding stabilization fund, executive actions outpacing legal/court responses, expected steep cuts, proposed elimination of entire CDBG program, housing eligibility; JSL asks about how these interact with Cambridge budget process; Nolan notes loss of coastal resiliency funding; Zusy asks why are waiting to reduce budget until FY27, Manager notes that City is making some adjustments now, Zusy suggests making some judicious cuts now; Manager notes that City has contingency plans, won’t sign on to Trump mandates, expected legal challenges, possible funding losses; Zusy asks about Free Cash status and prognosis, concerns about depleting cash reserves in order to fund various requests; Azeem – suspend rules to take up Order #6; City Manager says he understands intention behind Order #6 but we cannot do everything and must remain fiscally responsible, will provide more detailed responses during Budget Hearings, TWC response already provided, Rise Up successor planning to follow for FY27 and not FY26, prioritization of major proposals now underway; Placed on File 9-0

Manager’s Agenda #2. A communication transmitted from Yi-An Huang, City Manager, relative to Awaiting Report Item Number 24-14, regarding a home rule petition allowing Cambridge to end the practice of property owners passing on broker’s fees to tenants. [text of report]
pulled by Sobrinho-Wheeler; Home Rule Petition Adopted 9-0

Manager’s Agenda #5. A communication transmitted from Yi-An Huang, City Manager, relative to Awaiting Report Item Number 25-22, regarding a request to work with the School Department, the Department of Public Works, and other relevant departments to open the publicly owned parking at the King Open/Cambridge Street Upper School Complex for either residential free parking or commercial parking opportunities during “off” hours.
pulled by Nolan; Nolan comments; Deputy City Manager Owen O’Riordan notes that this is still before the Buildings & Grounds Subcommittee of the School Committee; Wilson, McGovern, Zusy, Azeem comments; Yi-An Huang notes that current garage not designed for public use, possibility of converting it while preserving school safety; Simmons explains status as Chair of School Committee; Tabled 8-0-1 (Zusy Absent)

Manager’s Agenda #6. A communication transmitted from Yi-An Huang, City Manager, relative to the appointment of Subandha Karmacharya as a member of the Commission on Immigrant Rights and Citizenship for a term of three years.
Appointment Confirmed 9-0

Manager’s Agenda #7. A communication transmitted from Yi-An Huang, City Manager, relative to the appointment of Carolyn Zern as a member of the Planning Board for a term of five years.
pulled by Zusy (asking about term lengths of boards); explanations by Melissa Peters (CDD), Mayor Simmons; Appointment Confirmed 9-0

Manager’s Agenda #8. A communication transmitted from Yi-An Huang, City Manager, relative to the Planning Board recommendation on the AHO Heights Zoning Petition.
Referred to Petition 9-0

Manager’s Agenda #9. A communication transmitted from Yi-An Huang, City Manager, relative to the prioritization of zoning priorities. [text of report]
pulled by Nolan; comments by Nolan, Zusy; responses by Melissa Peters (CDD); Placed on File 9-0

Order #1. City Council support of the completion of the Mass Central Rail Trail. Vice Mayor McGovern, Councillor Azeem, Councillor Sobrinho-Wheeler, Councillor Nolan
pulled by Nolan to be added as sponsor; comments by Zusy; Order Adopted as Amended 9-0

I go back a long way on this one and on other rails-to-trails projects. Back in the 1980s I rode/walked along the route of what would eventually become the Minuteman Bikeway with a lead person from the Metropolitan Area Planning Council (MAPC). [Andy and I also played on the same Boston Junior Park League baseball team.] I was also tasked along with two other bicycle advocates to chart out the markings and intersections along the entire route of the Minuteman Bikeway, and I witnessed all stages of its construction. In the early 1990s, my friend David Goode was tasked by the Mass. Department of Environmental Management (now folded into the DCR) to research the available right-of-way of the Mass Central Railroad west of Route 495, especially around Berlin, MA west to the Wachusetts Reservoir in Clinton, MA. I purchased a hybrid bike for this purpose – the same bike that I use today – so that David and I could explore the route. So we loaded the bikes into my old VW Bus and we headed west. We not only explored the section of the RR right-of-way built after the Wachusett Dam forced a change in the route, but also the original right-of-way that had gone back to nature. That was an adventure. The culmination of our exploration was at the reservoir where we scrambled up a hillside and found the long-abandoned Clinton Tunnel through which westbound trains once passed before immediately finding themselves on the highest wooden trestle in New England as they passed over the South Nashua River below the dam. It was great fun going through the Clinton Tunnel on our bikes, and I have returned on several occasions.

Many sections of what is now the Mass Central Rail Trail, including most of the section through Weston which originally faced strong local opposition, have now been built. I attended some of those meetings in Weston 30 years ago. There are trade-offs between having a more primitive, unimproved right-of-way vs. a paved bikeway, and I could understand and appreciate the differing points of view. On balance, the Mass Central Rail Trail continues to be a great long-term project as it wends its way toward a greater degree of completion.

Order #3. That the City Manager is requested to work with relevant staff to investigate bike pod storage options to be placed in suitable areas in the City to provide residents and visitors safe storage options. Councillor Sobrinho-Wheeler, Councillor Siddiqui, Vice Mayor McGovern, Councillor Nolan
pulled by Toner; comments by JSW; Toner, Zusy, Nolan comments – issues of how to add these w/o negative impacts, nontrivial cost; Simmons amendment to analyze cost adopted 9-0; Order Adopted as Amended 9-0

Order #4. That the City Manager is requested to prepare an update with details on the status of potential civilian flagger operations in the Cambridge police union contract and work with relevant city staff to explore a civilian traffic flagger program and update the current police union contract on the City’s website. Councillor Sobrinho-Wheeler, Councillor Azeem, Councillor Nolan, Councillor Siddiqui
pulled by Toner; comments by JSW, Toner (noting that active police officers, retired officers, officers from other communities, and only then civilian flaggers; City gets 10% of the fee), Zusy ($64.50/hour and a 4 hour minimum), Nolan; Order Adopted 9-0

This order is just an echo of similar orders from years past. I saw primarily civilian flaggers during my various cross-country trips. In Massachusetts, every time the idea is suggested it has been met with anecdotes about how a uniformed police flagger foiled a crime and why this “proves” the need to have only uniformed officers doing this job. This is total nonsense. It’s the same sort of protectionism that has kept requirements for lucrative police details in many situations where any competent person could do the job.

Order #5. The City Manager is requested to confer with the Community Development Department to develop a timeline for the next Inclusionary Housing Study, explore remedies to address the lack of housing starts and provide for consideration draft amendments to the Inclusionary Housing Ordinance, and explore other incentives to encourage developers to include affordable units beyond the requirement voluntarily. Councillor Toner, Councillor Nolan
pulled by Toner; comments by Toner, Nolan; City Manager acknowledges the economics; Melissa Peters (CDD) notes that IZ has been main driver of affordable units; Azeem comments – notes that an 8% inclusionary requirement might pencil out, higher percentages currently infeasible; McGovern asks how long the analysis would take, Melissa reports from Chris Cotter an estimate of 9 months; McGovern recounts history of how current requirement would come to be and the 5-year review has not been done, still believes that AHO will surpass production of IZ, notes political perceptions of making any changes; JSW opposes lowering of 20% requirement as well as quick implementation of any changes, suggests tiered requirements; Siddiqui comments; Zusy supports intention of this Order, agrees with adopting a temporary reduction in mandate pending detailed study, notes dearth of new Inclusionary units over last 3 years – though contradicted by numbers in Budget Book and elsewhere; Melissa Peters notes distinction between issuance of building permits and actual construction; Toner reiterates that 5-year study now overdue; Zusy asks to be added as co-sponsor of original Order; Substitute Order by Azeem, JSW, Siddiqui, McGovern; Wilson comments (wants to use Affordable Housing Trust to subsidize IZ), Manager responds that it may be possible; Nolan comments, including whether a seeking a variance is a possibility, Melissa Peters suggests this would not qualify as a hardship; McGovern suggests changing reporting date on substitute amendment from January 2026 to October 2025; Charter Right – Azeem

Please read the letter from Patrick Barrett on this topic. City Council initiatives are often more performative than practical.

Order #6. That the City Manager is requested to include in the FY26 Operating Budget a continued commitment to Emergency Housing Vouchers for Permanent Supportive Housing and Mixed Status Families, and the Transition Wellness Center, as well as allocate the necessary resources to establish a municipal successor to Rise Up Cambridge that builds on its mission of providing direct, dignified economic support to families. Councillor Wilson, Vice Mayor McGovern, Councillor Siddiqui, Councillor Sobrinho-Wheeler
Voted along with City Manager #1; Simmons substitute language for Order #6; McGovern wants to spend down Free Cash and raises property taxes to fund the DSA-recommended wish list of additional programs and extension of existing programs set to expire; Wilson also wants to spend down Free Cash and raise taxes to fund the DSA-recommended wish list; JSW also wants to spend down Free Cash and raise taxes to fund the DSA-recommended wish list; Siddiqui also wants to spend down Free Cash and raise taxes to fund the DSA-recommended wish list – especially the Rise Up local welfare program; Toner objects to references to “the unelected City Manager” who is hired by the elected City Council, notes that Council voted 8-1 to maintain city manager form of government, 9-0 to extend City Manager’s contract, recalls discussions over this past year in Finance Committee re: fiscal restraint, notes that Rise Up was funded by ARPA and not from property taxes, City Manager has been clear along about the greater wisdom in closing the ARPA-funded Transition Wellness Center in favor of better alternatives, will support substitute Order, need more time to structure any possible Rise Up successor, not the right time to be funding new programs; Nolan notes that City Council and City Administration has pushed back hard on federal actions, City Manager has stood firmly in support of community values, would prefer to find efficiencies in existing budget to fund emergency measures, notes large residential property tax increases in recent years and that this also affects rents; Zusy calls programs commendable but we don’t have the funds to continue them all, willing to seek efficiencies in order to free up some funding; Simmons notes that leadership requires difficult choices, asks Council to support substitute amendment to Order #6; Azeem notes that he initially voted to find more $ to support TWC but that this has led to additional demands to fund many other things, and we don’t have unlimited capacity to fund all these things, do support municipal voucher initiative, calls Rise Up program very effective, wants City Council orders to be respected and feels that current City Manager follows City Council orders more than his predecessors; McGovern reiterates that we have enough money from Free Cash to fund everything; Simmons Substitution Adopted 5-4 (BA,PN,PT,CZ,DS-Yes; MM,SS,JSW,AW-No); Wilson Charter Right on Substitute Order

Committee Report #2. The Human Services and Veterans Committee held a public hearing on April 17, 2025 to discuss the feasibility of a successor program to Rise Up. [text of report]
Report Accepted, Placed on File 9-0

While I cannot say for sure, this policy order has a distinct quality of a municipal election year rallying device. All of its sponsors have attended Finance Committee meetings regarding the questionable feasibility and advisability of these programs, and it seems like a combination of ignorance and arrogance to continue to insist that these all be funded. ARPA (American Rescue Plan Act of 2021) was a $1.9 trillion economic stimulus bill passed by Congress to aid in recovery from the COVID-19 pandemic. It was never intended to be a permanent addition to the operating budgets of cities and states that accepted ARPA funding. The key word in “Transition Wellness Center” is “Transition” – indicative of a short-term accommodation to reduce shelter occupancies during the worst period of the COVID epidemic. The “Rise Up Cambridge” local welfare program was also principally funded by ARPA, and any successor program would have to be more limited and with stricter eligibility requirements. [Needless to say, welfare programs are best funded through the state and federal government rather than as individual municipal programs.] Emergency housing vouchers in response to major changes in federal housing policies and funding seem like an appropriate conversation in the moment, but any notion that the City can simply take on all of these costs and burdens is woefully naive.

It is noteworthy that the Cambridge Democratic City Committee (CDCC) has signed on as a sponsor of a rally scheduled to coincide with the City Council meeting. I am a member of the CDCC (Ward 6) and I don’t recall there being any mention of this anywhere or any vote to endorse these proposed measures. Then again, the CDCC – much like so many political organizations – is prone to acting as an extension of a small number of activists who have inserted themselves as principal decision-makers who feel little or no need to consult their membership.

Order #7. First floor retail policy order. Councillor Azeem, Vice Mayor McGovern, Councillor Toner, Councillor Wilson
pulled by Toner; amendments proposed by Toner, Nolan; comments by Azeem, McGovern, Zusy, Siddiqui; Melissa Peters responds; Nolan amendment Fails 4-4-1 (PN,SS,JSW,DS-Yes; MM,PT,AW,CZ-No; Present-BA]; Melissa Peters explains options for amendment to zoning; Zusy concerns re: “other appropriate areas of the city”; Toner explains the intention of the Order; JSW says he would welcome retail or restaurant next door without any qualifications; Zusy notes what was done in Somerville; Charter Right – Zusy

Neighborhood-scale retail is a great amenity, but I don’t think it would make sense or be welcome at all locations in all residential districts. This is why zones such as the BA-1 and BA-2 zones were created – to permit these uses in locations where they already existed and where they can coexist with neighbors. I know – I live in a BA-1 zone.

Resolution #14. Resolution on the death of Doane Perry. Councillor Nolan

Doane was a jewel of a human being. Doane also served for a time as President of the Mid-Cambridge Neighborhood Association (MCNA). I have enduring respect for all of the people who have assumed the burden of heading up a neighborhood association and taken on the often-difficult task of developing consensus from a broad range of differing opinions.

Committee Report #1. The Human Services and Veterans Committee held a public hearing on April 10, 2025 to discuss services being provided to the unhoused community and an update on the opioid settlement. [text of report]
pulled by Zusy for minor amendment (pg 3); Report Accepted as Amended, Placed on File 9-0

Committee Report #3. The Ordinance Committee held a public hearing on April 29, 2025 on a Zoning Petition by the Cambridge City Council to amend the Cambridge Zoning Ordinance in Article 11.000 with the intent to amend certain subsections of the Affordable Housing Overlay, Section 11.207 of the Cambridge Zoning Ordinance, with the intent of limiting allowable height increases in Residence C-1 districts, removing references to provisions in the base zoning that are no longer applicable, and clarifying references to departments responsible for enforcement. The Ordinance Committee voted favorably to accept the amendments and forward them to the full City Council with a favorable recommendation. [text of report]
pulled by McGovern; Zoning Petition Amended 9-0; Report Accepted, Placed on File 9-0

Note: The FY2026 Budget Hearings start this week.

Comments (1)

May 2, 2025

Urgent Legal and Policy Concerns Regarding Cambridge’s Inclusionary Zoning Ordinance

Filed under: Cambridge,City Council,MBTA,planning — Tags: Cambridge, City Council, City Manager, housing, Inclusionary Housing, Inclusionary Zoning, Patrick Barrett, zoning — PatrickWBarrettIII @ 4:57 pm

Urgent Legal and Policy Concerns Regarding Cambridge’s Inclusionary Zoning Ordinance – a letter from Patrick Barrett

Date: May 1, 2025 Patrick Barrett

City Manager Yi-An Huang
Mayor E. Denise Simmons
Members of the Cambridge City Council
City Hall
795 Massachusetts Avenue
Cambridge, MA 02139

Subject: Urgent Legal and Policy Concerns Regarding Cambridge’s Inclusionary Zoning Ordinance (Section 11.203)

Dear City Manager Huang, Mayor Simmons, and Honorable Members of the City Council,

I write to highlight critical legal and economic flaws in Cambridge’s Inclusionary Zoning Ordinance (Section 11.203), which mandates that 20% of residential floor area in developments with 10 or more units be dedicated to affordable units. While the City’s affordability goals are laudable, the ordinance’s non-compliance with state law, reliance on outdated economic assumptions, failure to meet procedural mandates, and disproportionate impact on smaller developers demand immediate action. Specifically, I address: (1) non-compliance with the MBTA Communities Act; (2) failure to conduct a required nexus study by April 2022; (3) reliance on the outdated 2016 David Paul Rosen & Associates report amidst changed economic conditions; and (4) legal vulnerabilities under recent judicial precedents.

1. Non-Compliance with the MBTA Communities Act
The MBTA Communities Act (M.G.L. c. 40A, § 3A), enacted in January 2021, requires MBTA communities like Cambridge to establish a zoning district of reasonable size allowing multi-family housing as-of-right with a minimum gross density of 15 units per acre, located within 0.5 miles of a transit station, without age restrictions and suitable for families. Cambridge, as a rapid-transit community, was required to submit a compliant zoning ordinance to the Executive Office of Housing and Livable Communities (EOHLC) by December 31, 2023. We have been certified compliant however we are not in compliance with our own zoning requirements and lack a valid economic feasibility analysis (EFA). This opens the question of the validity of certification and what if any standards are being met in certification. If Cambridge is to be an example to other towns currently fighting the MBTA Communities Act we must, at a bare minimum, be in compliance with our own laws. Further the 2025 Multifamily Housing Zoning Amendment eliminated most of the “bonus” density awarded to inclusionary projects as a financial offset. This was done without a corresponding nexus study which would have been required to show the impact of removing bonuses anticipated by the Rosen report.

The February 2025 zoning reform, allowing multi-family housing citywide up to four stories (six stories for inclusionary projects on lots ?5,000 sq ft), aligns with Section 3A’s density and as-of-right requirements. However, the 20% affordability requirement exceeds EOHLC guidelines, which permit up to 10% of units at 80% Area Median Income (AMI) without an economic feasibility analysis (EFA). Higher percentages, up to 20%, require an EFA demonstrating financial viability. Cambridge’s blanket 20% requirement, applied citywide without a recent EFA, is not in compliance, as it clearly does render projects economically infeasible without significant cross collateralization as seen in 121 Broadway, and is particularly onerous given rising costs since 2016.

2. Failure to Conduct a Required Nexus Study (Section 11.203.2(c))
Section 11.203.2(c) mandates that the City “initiate a reevaluation of the Inclusionary Housing Requirement at an interval of no more than five (5) years” to assess the percentage of affordable units, income eligibility, and program effectiveness. The ordinance was amended in April 2017, increasing the requirement from 15% to 20% based on the 2016 Rosen report. The first reevaluation was due by April 2022.

No evidence indicates a comprehensive reevaluation occurred. The 2018 Inclusionary Housing Report, documenting 258 units completed or under construction, is a progress update, not a nexus study. The Community Development Department’s (CDD) ongoing monitoring (1,200+ units since 1998) and the 2025 reform do not fulfill Section 11.203.2(c)’s mandate. This procedural failure undermines the ordinance’s legitimacy, as the City cannot justify the 20% rate’s proportionality under Sheetz v. County of El Dorado (2024), which requires legislative exactions to be tailored to project-specific impacts. Non-compliance suggests arbitrary policymaking, exposing the ordinance to legal challenges.

3. Outdated 2016 Rosen Report and Changed Economic Conditions
The 2016 David Paul Rosen & Associates report recommended increasing the inclusionary requirement to 20%, contingent on four conditions to ensure economic feasibility. The report’s economic assumptions are outdated due to significant changes by 2025 in interest rates, land costs, construction costs, utility costs, capitalization rates (cap rates), and new zoning regulations not anticipated in 2016. Most conditions remain unmet, exacerbating the ordinance’s adverse impact, particularly on smaller-scale projects of 10 or more units.

Analysis of the Rosen Report

• Interest Rate: The report assumed a blended interest rate of 4.5–5.0% for construction and permanent loans reflecting 2016 market conditions. By 2025, interest rates have risen to 8.5–10.8%, increasing debt costs.

• Land Cost per Unit: The report estimated residual land costs at $50,000–$170,000 per unit for multi-family developments (6–300 units), with smaller projects at higher costs (~$150,000–$170,000) and larger ones at lower costs (~$50,000–$80,000). By 2025, land costs have escalated to $150,000–$250,000 per unit (47–200% increase), requiring ~$200,000/year additional NOI at a 5.0% cap rate, unfeasible without higher rents or incentives.

o Disproportionate Impact: Smaller-scale projects of 10 or more units but under 200 face greater economic barriers under the 20% inclusionary mandate compared to larger or incentivized projects permitted under the 15% mandate (December 2016–June 2017), such as 425 Mass Ave & 47 Bishop Allen Drive (completed 2018 by Twining Properties), 195-211 Concord Turnpike (completed 2018 by Bozzuto Group), and more recent projects like 121 Broadway which levered outstanding commitments, increased density, and funding from the CRA. Market Central, including 47 Bishop Allen Drive, leveraged a Planned Unit Development (PUD) and Memorandum of Understanding (MOU) granting ground floor area exemptions, an FAR increase to 6.5, a special overlay re-mapping, and height increases to 195 feet from by-right 55 feet and special permit 80 feet, enabling affordability via retail (15,400 sq ft) and residential revenue (Link, Watermark). Atmark Cambridge used mixed-use revenue (retail). Smaller projects lack such advantages, facing:

• High Land Costs: ~$200,000–$250,000 per unit (47–200% higher than 2016), increasing financial burdens.

• Rising Construction Costs: Up 50-60% since 2016, straining budgets for projects without economies of scale.

• New Zoning Costs: Article 22 (2018, amended 2023), tree protection (2019), and climate resilience (2021) add 10–25% to costs ($1.5M–$12M for 50,000 sq ft).

• Removal of Density Bonus: The 2025 six-story bonus for lots ?5,000 sq ft is absent in high-density zones (e.g., Central Square) or insufficient to offset 20% mandate costs without density bonuses.

• Permitting Delays: Community meetings (Footnote 37) and environmental reviews add $20,000–$50,000, disproportionate for smaller developers. As-of-Right projects subject to Article 19.50 averaging roughly 7-12 months and 11 – 20 months if a 19.23 special permit is required.

• Construction Costs: The report assumed stable prices (~$200–$300/sq ft). By 2025, costs have risen nearly 40% due to supply chain issues, labor shortages, and inflation.

• Utility Costs: The report implied 2016 utility costs. In 2025, costs have risen significantly, reducing NOI:

o Electricity: Up 38% (22.5 to 31 ¢/kWh), increasing monthly costs by $150/unit, reducing NOI by $14,688/year for 12 units.

o Natural Gas: Up 67% ($1.50 to $2.50/therm), reducing NOI by $14,400/year for 12 units.

o Heating Oil: Up 52% ($2.70 to $4.10/gallon), reducing NOI by $10,800/year for 12 units.

For a 12-unit project, a $39,888 NOI drop lowers value by ~$864,000 at a 5.0% cap rate, hitting smaller projects harder.

• Cap Rate Comparison: The report implied cap rates of 4.5–5.0% (Class A/B) and 5.0–5.5% (Class C). In 2025, cap rates are 4.8–5.3% (Class A/B) and 5.3–5.8% (Class C, CBRE), driven by higher interest rates and costs. A $1M NOI project at 4.5% (2016) yields $22.22M, but at 5.0% with $43,200 NOI drop (2025), yields $19.12M—a 14% valuation drop, worse for smaller projects with higher effective cap rates (~5.5%).

Additional Post-2016 Zoning Changes
Since 2016, Cambridge adopted regulations not anticipated in the Rosen Report, increasing costs:

• Article 22 – Sustainable Design and Development (2018, amended 2023): Mandates LEED certification and net-zero readiness for projects over 25,000 sq ft, adding 10–25% to costs ($6M–$12M for 50,000 sq ft per BXP reports) and $10,000–$50,000+ in application delays not including costs to carry.

• Tree Protection Ordinance Enhancements (2019): Requires tree permits ($100–$500/tree) and replacements ($500–$1,500/tree), adding $5,000–$20,000 and $10,000–$30,000 in delays.

• Climate Resilience Requirements (2021): Mandates flood-resistant designs, adding 5–15% to costs ($1.5M–$5M for 50,000 sq ft) and $20,000–$50,000 in delays.

• Elimination of Minimum Parking Requirements (2022): Saves $500k–$2.5M by removing $50,000–$100,000/space, but most for sale condo buildings seek to add parking not remove it thus the bonus only truly applies in a rental scenario.

These changes increase costs by 10–25%, offsetting parking savings and rendering the 20% mandate unfeasible for smaller projects without density bonuses.

Four Conditions for Raising Inclusionary Requirement Outlined In Rosen
The Rosen report outlined four conditions to support the 20% requirement:

1. Increased Density Bonuses: Recommended citywide FAR bonuses.

o 2025 Relevance: Not Met. The 2025 six-story bonus (lots ?5,000 sq ft) is limited or absent in high-density zones, unlike Market Central’s PUD concessions. Removing density bonuses further undermines feasibility, likely requiring a new nexus study and opening to challenge the current ordinance.

2. Flexible Requirements for Smaller Projects: Suggested tiered percentages (e.g., 10–15% for <20 units).

o 2025 Relevance: Not Met. The 20% mandate is uniform, deterring smaller projects. It is not clear that 10% works for smaller projects (10 – 20 units) based 2025 conditions.

3. Streamlined Permitting Processes: Advocated faster permitting.

o 2025 Relevance: Partially Met. As-of-right zoning and parking elimination help, but community meetings (footnote 37), special permits through Article 19, Small Project Review in Article 19.50, environmental reviews, and traffic and parking mitigation add massive delays.

4. Periodic Reevaluation: Required reassessments every five years.

o 2025 Relevance: Not Met. No 2022 reevaluation occurred, leaving the 20% rate unadjusted despite cost escalations, removal of bonuses, and passage of the MBTA Communities Act.

The unmet conditions and outdated assumptions (4.5–5.0% interest rate vs. 8.5–10.8%, $50,000–$170,000 vs. $150,000–$250,000 land cost, 40% construction cost increase, 20–136% utility cost increases, 4.5–5.0% vs. 4.8–5.3% cap rates) make the 20% mandate infeasible for smaller projects, especially without density bonuses.

4. Legal Vulnerabilities

The ordinance faces legal risks:

• Unconstitutional Takings: The 20% mandate lacks proportionality, failing the Nollan/Dolan/Sheetz test, relying on the outdated 2016 Rosen report without a 2022 nexus study. Removing density bonuses would exacerbate this by increasing the exaction’s burden without justified impact assessments, risking due process violations.

• MBTA Communities Act: The 20% requirement exceeds EOHLC guidelines (10% without EFA, 20% with EFA). Without bonuses, a new EFA is needed to prove feasibility, or the ordinance risks non-compliance with Section 3A.

5. Recommendations

To address these flaws, I urge the City to:

1. Reduce the Inclusionary Housing Requirement: Lower to 10% without an EFA to comply with M.G.L. c. 40A, § 3A as an emergency measure for the next three years.

2. Initiate a Nollan/Dolan/Sheetz-Compliant Study: Conduct a nexus study per Section 11.203.2(c) to justify exactions. Require CDD act immediately and limit time to completion.

3. Explore Returning Development Bonuses: Direct the Cambridge Community Development Department to create bonuses that anticipate the 2025 multifamily housing change including but not limited to fast tract permitting, removing Article 19, scaling inclusionary with tailored nexus studies per Sheetz, and any other potential bonus to offset the exorbitant burden IZ zoning places on residential development.

Cambridge’s housing leadership is commendable, but the ordinance’s flaws undermine its effectiveness and legality. Please work to rapidly address the issues raised herein to address the urgency of the housing crisis we are in and to ensure we do not further encumber ourselves with ineffective counterproductive regulations.

Sincerely,
Patrick W. Barrett III

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March 24, 2025

Meanwhile, In Other News – March 24, 2025 Cambridge City Council meeting

Filed under: Cambridge,City Council — Tags: budget, Cambridge, City Council, housing, parking, Urban design, water — Robert Winters @ 3:13 pm

Meanwhile, In Other News – March 24, 2025 Cambridge City Council meeting

With a backdrop of personal indiscretion on the part of one councillor and political opportunism by others, here are the more interesting agenda items for this week’s City Council meeting:

Manager’s Agenda #1. A communication transmitted from Yi-An Huang, City Manager, relative to recommendations for the block rates for water consumption and sewer use for the period beginning April 1, 2025 and ending March 31, 2026. (CM25#54) [text of report]
Order Adopted 9-0

Water & Sewer Block Rates: FY16 – FY26
Water and Sewer Rates - FY26

Water & Sewer Rate Increases: FY16-FY26
Water & Sewer increases: FY16-FY26

Manager’s Agenda #2. A communication transmitted from Yi-An Huang, City Manager, relative to the City of Cambridge retaining its AAA rating from the nation’s three major credit rating agencies. (CM25#55) [text of report]
Placed on File 9-0

Manager’s Agenda #10. A communication transmitted from Yi-An Huang, City Manager, relative to a summary of a Planning Board Meeting on the 2024 Town Gown Reports and Presentations. (CM25#63) [text of report]
Placed on File 9-0

The only point I’ll make here is that even though many people argue that our local universities should provide housing for their undergraduate students, graduate students, and other affiliates, not everyone wants to live in university housing. Speaking personally, I never even considered it when I was a graduate student.

Manager’s Agenda #11. A communication transmitted from Yi-An Huang, City Manager, relative to a proposed Home Rule Petition prepared by the Law Department which would raise the sound business practices and written quote contract thresholds under M.G.L. c. 30B for City contracts with certified disadvantaged businesses. (CM25#64) [text of report]
Order Adopted 9-0

I continue to wonder where the line is drawn between “affirmative action” and “political patronage” – especially in regard to employment and City contracts.

Manager’s Agenda #13. A communication transmitted from Yi-An Huang, City Manager, relative to renewal of the Half Crown-Marsh Neighborhood Conservation District. (CM25#66) [text of report]
Charter Right – Azeem

I always love these detail-rich reports from the Cambridge Historical Commission. That said, I fear that the ABC juggernaut to bulldoze the historic fabric of Cambridge may object to any and all efforts to preserve the many historic features of our city in favor of maximum development.

Order #1. That the City Manager is requested to confer with the Community Development Department to develop a timeline for the next Incentive Zoning Nexus Study. Councillor Siddiqui, Councillor Sobrinho-Wheeler, Councillor Wilson, Councillor Toner
Order Adopted as Amended 9-0

I will be interested to see what a current analysis shows regarding the effect of recent significant increases in Linkage Fees for new development as well as the effect of our current Inclusionary Housing requirements. Politically-motivated initiatives do not generally align with economic realities, and courage among elected officials to acknowledge this is often in short supply.

Order #2. That the City Manager is requested to work with the Office of the Housing Liaison and all relevant departments to ensure the successful implementation of an outreach and assistance campaign to provide broad and equitable access to eviction record sealing for eligible Cambridge tenants. Councillor Siddiqui, Councillor Sobrinho-Wheeler, Mayor Simmons, Councillor Wilson
Order Adopted 9-0

Order #3. That the City Manager is requested to work with the School Department, the Department of Public Works, and other relevant departments to open the publicly owned parking at the King Open/Cambridge Street Upper School Complex for either residential free parking or commercial parking opportunities during “off” hours. Councillor Nolan, Councillor Wilson, Councillor Siddiqui, Councillor Toner
Order Adopted 9-0

I interpret this Order as yet another mop-up attempt to mitigate the negative effects of major road reconfigurations that dramatically reduce available parking – especially on and near commercial and residential “corridors”.

Order #4. That the City Manager is requested to work with relevant City departments and institutional stakeholders currently operating some form of shuttle to explore options for a municipal transit pilot program. Councillor Nolan, Councillor Toner, Councillor Sobrinho-Wheeler, Councillor Zusy
Order Adopted 9-0

73 Communications – mostly requesting that the City Council exercise restraint in any proposals to rezone “our squares and corridors”.

Resolution #5. Condolences on the death of Gladys “Pebble” Gifford. Councillor Toner, Councillor Nolan

Committee Report #1. The Health and Environment Committee held a public hearing on Mon, Feb 24, 2025 to review and discuss the launch of the Cambridge Net Zero Transportation Plan (NZTP). [text of report]
Report Accepted, Placed on File 9-0

Committee Report #2. The Neighborhood and Long-Term Planning, Public Facilities, Arts and Celebrations Committee held a public hearing on Tues, Feb 25, 2025 to discuss tenant-paid broker fees and other housing fees and the options that the city and state government have to regulate them. [text of report]
Report Accepted, Placed on File 9-0

Committee Report #3. The Finance Committee held a public hearing on Wed, Feb 26, 2025 to review and discuss the City Council priorities and goals and discuss how these will shape and be incorporated within the City budget. [text of report]
Report Accepted, Placed on File 9-0

Committee Report #4. The Health and Environment Committee held a public hearing on March 19, 2025 to receive an update on the amendments to the Floodplain regulations. [text of report]
Report Accepted, Placed on File 9-0

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March 16, 2025

Evacuation Day Special – March 17, 2025 Cambridge City Council meeting

Filed under: Cambridge,Cambridge government,Charter,City Council — Tags: budget, Cambridge, Cambridge Police, cannabis, City Council, history, housing, Plan E, zoning — Robert Winters @ 4:23 pm

Evacuation Day Special – March 17, 2025 Cambridge City Council meeting

Henry Knox - portrait by Gilbert Stuart (1806) March 17 marks the 249th anniversary of the end of the 11-month siege of Boston that ended when the Continental Army under the command of George Washington fortified Dorchester Heights in early March 1776 with cannons captured at Ticonderoga. British General William Howe’s garrison and navy were threatened by these positions, and they were forced to decide between attack and retreat. Howe chose to retreat in order to prevent what could have been a repeat of the Battle of Bunker Hill, withdrawing from Boston to Nova Scotia on March 17, 1776. The British evacuation was Washington’s first victory of the Revolutionary War. Perhaps the most interesting aspect of this event was how Henry Knox – a 25-year-old Boston bookseller-turned-artillery colonel – had returned with his men from a six-week mission to Fort Ticonderoga in New York dragging more than 119,000 pounds of firearms and ammunition, including 59 cannons. He and his men transported the load over 300 miles, through the snowy Berkshires, on 42 sleds pulled by 160 oxen. [Ref: WBUR newsletter] In contrast, many of the people of Boston today use this day as an opportunity to drink and get wasted.

Meanwhile, across the River Charles, we have these agenda items on tap for this week’s City Council meeting:

Manager’s Agenda #1. A communication transmitted from Yi-An Huang, City Manager, relative to the 2025 Annual Surveillance Report concerning City Departments’ use of Surveillance Technology or Surveillance Data. (CM25#33) [text of report]
pulled by Toner (w/M7,M8); comments by Nolan, Christine Elow (CPD), Mike Madeiros (CPD), Zusy, Toner, City Solicitor Megan Bayer. Overt cameras in Central Square expected to be installed 2nd week of April; Placed on File 9-0

Manager’s Agenda #7. Transmitting Communication from Yi-An Huang, City Manager, relative to the appropriation of $570,000 from Free Cash to the Public Investment Fund Police Extraordinary Expenditures account for the procurement of replacement firearms for the Police Department. These funds would support the purchase of replacement firearms for the Department. Police Department firearms are typically replaced on approximately a ten-year cycle. The manufacturer has ceased production of the model currently used and replacements are almost impossible to source. It is important that department personnel are all trained on the same firearm to ensure safety and interoperability. (CM25#40) [text of report]
pulled by Toner; comments by Toner, Christine Elow (CPD), Sobrinho-Wheeler (DSA), Zusy, Jim Mulcahy (CPD), Casey McGrath (CPD), Wilson, Manisha ?? (CPD), Simmons, City Manager Yi-An Huang, McGovern; Tabled and Referred to Finance Committee 7-2 (PT,DS-No)
Note: This agenda item was the focus during Public Comment by many of the characters from the Democratic Socialists of America (DSA) and the Party for Socialism and Liberation (PSL) who used this as an opportunity to express their hatred for police and to suggest a false choice between this appropriation and funding for homeless shelters, etc. Nonetheless, some city councillors chose to validate this false choice during their comments – and pushback from the City Administration was, at best, weak.

Manager’s Agenda #8. Transmitting Communication from Yi-An Huang, City Manager, relative to the appropriation of $160,000 from Free Cash to the Public Investment Fund Police Extraordinary Expenditures account for the procurement of a new fully electric accessible transport wagon. This funding will allow the purchase of a fully electric, American Disabilities Act (ADA) compliant transport wagon to replace one of the aging F350s. The new vehicle will ensure the safe and comfortable transport of community members to court, shelters, and other service providers. (CM25#41) [text of report]
pulled by Toner; comments by Wilson, Toner, Nolan; Tabled and Referred to Finance Committee 5-3-1 (BA,PT,DS-No; JSW-Absent)

Committee Report #2. The Public Safety Committee held a public hearing on Mar 3, 2025 to review and discuss the City Manager’s Surveillance Technology Impact Report (STIR) related to allowing Remotely Piloted Aerial Vehicle (RPA) technology in Cambridge. [text of report]

Late Order #4. That the City Manager provide the Council with a report before May 31, 2025, that includes a summary of all requests for approval of Surveillance Technology Impact Reports received by the city council during the prior year pursuant to Section 2.128.030 or Section 2.128.040 of the Surveillance Ordinance, including whether the City Council approved, disapproved, or required modifications to the Surveillance Technology Impact Reports received, for the Council to review and adopt. (PO25#34) Councillor Toner
Order Adopted 9-0

Manager’s Agenda #2. A communication transmitted from Yi-An Huang, City Manager, relative to an update regarding Federal funding.
pulled by Siddiqui; comments by City Manager Yi-An Huang, Placed on File 7-0-2 (voice vote)

Manager’s Agenda #9. Transmitting Communication from Yi-An Huang, City Manager, relative to the appropriation of $30,000,000 from Free Cash to the Debt Stabilization Fund. This appropriation will be used to mitigate anticipated debt service costs in future years for the City’s major capital projects.
pulled by Nolan; comments by Zusy; Order Adopted 9-0

Manager’s Agenda #16. A communication transmitted from Yi-An Huang, City Manager, relative to Awaiting Report Item Number #24-62, regarding an update on recommendations and planned next steps from the City’s study of resident experiences of inclusion and bias in Inclusionary Housing in Cambridge. [text of report]
pulled by Siddiqui; Placed on File 9-0

Manager’s Agenda #17. A communication transmitted from Yi-An Huang, City Manager, relative to PO24#162, regarding proposed amendments to the Cannabis Business Ordinance to add select HCA requirements so the city can waive the HCA requirement and zoning amendment to remove repackaging prohibition. [text of report]
pulled by Toner; Referred to Ordinance Committee 8-0-1 (JSW-Absent); Adopt Amendment re: repackaging 8-0-1 (JSW Absent); refer Petition Ordinance Committee & Planning Board 8-0-1 (JSW Absent); Placed Communication on File 8-0-1 (JSW Absent)

A. An Ordinance has been received from City Clerk, relative to Chapter 5.50 CANNABIS BUSINESS PERMITTING. (ORD25#5)
Referred to Ordinance Committee 8-0-1 (JSW-Absent)

B. An Ordinance has been received from City Clerk Diane P. LeBlanc, relative to Zoning Petition to remove the repackaging prohibition as a City Council Zoning Petition. (ORD25#6)
Referred to Ordinance Committee & Planning Board 8-0-1 (JSW-Absent)

Manager’s Agenda #18. A communication transmitted from Yi-An Huang, City Manager, relative to the appointments of members to the Cambridge Kiosk Advisory Committee.
pulled by Zusy; comments by Zusy on Out-Of-Town News; comments by Simmons re: hope that Somerville-based Culture House (who will curate Kiosk) will respect Cambridge history and context; additional comments by Melissa Peters (CDD); Appointments Confirmed 9-0

Manager’s Agenda #19. A communication transmitted from Yi-An Huang, City Manager, relative to PO25#16, regarding permissible height increases under the Affordable Housing Overlay (AHO) in the Zoning Ordinance. [text of report]
pulled by Toner; comments by Toner, McGovern, Nolan, Zusy; apparently AHO projects will be capped at “only” 9 stories on “neighborhood streets”, but greater AHO heights to remain on “AHO corridors”; McGovern doesn’t want to touch AHO believing “it’s working fine”; Language Adopted as a City Council Zoning Petition 8-0-0-1 (Zusy-Present); Referred to Ordinance Committee & Planning Board 8-0-0-1 (Zusy-Present); Placed on File 9-0

A. An Ordinance has been received from City Clerk Diane P. LeBlanc, relative to amend certain subsections of the Affordable Housing Overlay, Section 11.207 of the Cambridge Zoning Ordinance. (ORD25#7)
Referred to Ordinance Committee & Planning Board 8-0-0-1 (Zusy-Present)

Manager’s Agenda #20. A communication transmitted from Yi-An Huang, City Manager, relative to Awaiting Report Item Number #24-58, regarding the feasibility of a successor program to Rise Up Cambridge. (CM25#53) [text of report]
pulled by Siddiqui; McGovern, Wilson to schedule a Human Services Committee hearing on this (Apr 15, 3-5pm); comments by Siddiqui, Azeem, Toner, Nolan, Zusy, Wilson; Referred to Human Services & Veterans Committee 9-0

Order #1. That the City Manager is requested to appoint the members of a working committee tasked with integrating the objectives of both the Task Force to Examine the Status and Wellbeing of the City’s African American/Black Population and the Commission on the Status of Black Men and Boys into a unified, actionable framework. Mayor Simmons, Councillor Wilson
pulled by Sobrinho-Wheeler; comments by JSW, Wilson, Simmons, Nolan; Order Adopted, Referred to Civic Unity Committee 9-0

Order #2. That the City Manager is requested to direct the appropriate City departments to draft language to create an Ordinance to ensure that vacant store fronts and commercial properties keep their properties in safe and clean conditions. Councillor Toner, Vice Mayor McGovern, Councillor Siddiqui, Councillor Wilson
pulled by Toner; comments by Toner, Nolan, McGovern, Siddiqui; Add Siddiqui, Wilson as sponsors; Order Adopted as Amended 9-0

Order #3. Designating the Fourth Thursday of March as Tuskegee Airmen Commemoration Day. Mayor Simmons, Councillor Wilson
Order Adopted 9-0

Charter Right #2. That the City Manager is requested to work with relevant staff to present a zoning petition to the City Council for consideration on maximum unit size. [Charter Right – Toner, Mar 3, 2025]
Order Adopted as Amended 9-0

Applications & Petitions #1. A Zoning Amendment Petition has been received from Mushla Marasao in regards to Article 5.28.21, 8.22.1, 8.22.2, Tbl 5.1. (AP25#11) [text of petition]
Referred to Ordinance Committee & Planning Board 8-0-1 (Wilson-Absent)

Applications & Petitions #4. A Zoning Amendment Petition has been received from BMR-320 Charles LLC c/o BioMed Realty, L. P., regarding a Zoning Ordinance and the Zoning Map of the City of Cambridge, which, upon adoption would create a new East Cambridge Community Enhancement Overlay District, or the “ECCE Overlay District”. (AP25#14) [text of petition]
Referred to Ordinance Committee & Planning Board 8-0-1 (Wilson-Absent)

Committee Report #1. The Special Committee of the Whole/Charter Review met on Mon, Dec 9, 2024; Mon, Jan 27, 2025; Thurs, Feb 13, 2025; and Mon, Feb 24, 2025, to discuss the recommendations made by the Charter Review Committee and other Charter related suggestions made by Councillors. The Special Committee of the Whole/Charter Review voted on several recommendations made by the Charter Review Committee and by Councillors. [text of report]
Report Accepted, Placed on File 9-0

Communications & Reports #2. A communication was received from City Solicitor Megan B. Bayer, transmitting City Charter – Update Regarding Alternative Mayoral Selection Proposals and Other Updates. [text of report]
Referred to Special Committee of the Whole/Charter Review 9-0

Late Order #5. That the City Council approve the motions that passed favorably in the Special Committee of the Whole/Charter Review. Committee Report is attached. (PO25#35) Councillor Siddiqui
Order Adopted 9-0

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March 7, 2025

Cambridge InsideOut Episodes 643-644: March 4, 2025

Filed under: 2025 election,Cambridge,Cambridge InsideOut,Charter,City Council,history — Tags: AHO, Black churches, budget, Cambridge, Cambridge Charter, Cambridge Police, City Council, City Manager, DSA, Frederick Hastings Rindge, history, housing, landlords, noblesse oblige, Plan E, Sanctuary City, tenants, zoning — Robert Winters @ 4:09 pm

Episode 643 – Cambridge InsideOut: March 4, 2025 (Part 1)

This episode was recorded on March 4, 2025 at 6:00pm. Topics: Grace – Black Churches in Cambridge, Cambridge Museum of History and Culture; Multi-Family Upzoning, unintended consequences, housing for upwardly mobile young professionals, real estate vultures descending, AHO 3.0 anticipated; Rezoning for Squares and “Corridors”, the noblesse oblige of ABC; Bike Lanes and loss of access to homes; City Manager contract extension; public safety and CPD use of drones, ACLU elitism. Host: Robert Winters [On YouTube] [audio]

Episode 644 – Cambridge InsideOut: March 4, 2025 (Part 2)

This episode was recorded on March 4, 2025 at 6:30pm. Topics: Politics of zoning petitions and ballot questions in municipal elections; Sanctuary Cities, virtue-signalling, choosing what is a “marginalized community”; potential loss of federal funding and ripple effects, tax implications; broker fees, junk fees, fueling hostility between landlords and tenants, illegality of limiting housing unit size; DSA nutcases and control freaks; City Hall and Frederick Hastings Rindge inscription; Cambridge Charter – process and particulars. Host: Robert Winters [On YouTube] [audio]

[Materials used in these episodes]

Comments (1)

March 5, 2025

Just Another Manic Monday – March 3, 2025 Cambridge City Council meeting

Filed under: Cambridge,City Council — Tags: Cambridge, City Council, City Manager, Frederick Hastings Rindge, history, housing, Sanctuary City, zoning — Robert Winters @ 1:28 pm

Just Another Manic Monday – March 3, 2025 Cambridge City Council meeting

Note: Earlier in the day (10am) there was a Special City Council meeting at which the City Manager’s contract was extended for another four years.

Most of the Public Comment was in regard to Order #2 (see below).

Here are the items that grabbed my attention:

Manager’s Agenda #1. A communication transmitted from Yi-An Huang, City Manager, relative to an update regarding Federal funding.
pulled by Sobrinho-Wheeler; comments by City Manager Yi-An Huang, comparable to impact of Covid, incredible harm expected grants reduced or eliminated, hiring freezes and reductions at universities, reduced graduate student admissions, firing of federal workers, Cambridge currently receives ~$23 million annually in federal funding ($9-10 millions to DHSP, $7 million to schools, $6 million to CDD), many Cambridge-based institutions affected (e.g. housing subsidies, Cambridge Housing Authority), immediate cuts currently paused, main impacts expected in FY26, scale of cuts impossible for City of Cambridge and State to backfill, how to stabilize to degree possible, possibility of stabilization funding; JSW asks about legal liabilities; some things now in court, unclear how things will end up, other federal obstructions; Nolan comments; Owen O’Riordan on possible loss of CDBG funding; McGovern, Simmons, Wilson, Zusy, Siddiqui comments; Placed on File 9-0

Manager’s Agenda #3. A communication transmitted from Yi-An Huang, City Manager, relative to an update on Supplier Diversity. [text of report]
pulled by Wilson; comments by Wilson, Pardis Saffari (CDD), another woman (Liz), Owen O’Riordan, McGovern; Placed on File 8-0-1 (DS-Absent)

Manager’s Agenda #4. A communication transmitted from Yi-An Huang, City Manager, relative to the appointment of David Freilach, Rachel Dowley Alexander, and Chris Herlich as members and the reappointment of Kai Alexis Smith as a member of the Public Art Commission for a term of three years.
Appointments Approved 9-0

Manager’s Agenda #5. A communication transmitted from Yi-An Huang, City Manager, relative to Awaiting Report Item Number 24-63 regarding recognizing and honoring the Massachusett Tribe. [text of report]
Placed on File 9-0

Manager’s Agenda #6. A communication transmitted from Yi-An Huang, City Manager, relative to changes in the Clerk Department ordinance regarding a fee increase. [text of report]
pulled by Nolan; comments by Nolan, City Clerk Diane LeBlanc, Taha Jennings, Sobrinho-Wheeler, Zusy; Passed to 2nd Reading 8-0-1 (DS-Absent)

Supplemental City Manager’s Agenda #7. A communication transmitted from Yi-An Huang, City Manager, relative to a request to move to Executive Session to discuss the purchase of real property, off Cambridge/Concord Turnpike in Lincoln, Massachusetts, near the Hobbs Brook Reservoir. Discussing this matter in an open session may have a detrimental effect on the negotiating position of the City.
Moved to Executive Session 8-0-1 (Siddiqui-Absent); Placed on File 9-0

Order #1. That the City Manager is requested to direct the appropriate City staff to explore potential actions the City can take to mitigate the impact of Eversource price hikes. Mayor Simmons, Vice Mayor McGovern, Councillor Toner, Councillor Wilson
pulled by Toner; comments by Toner, -Simmons, Nolan, Wilson, Zusy; Simmons amendment re: scheduling meeting, adding Wilson as sponsor; Order Adopted as Amended 9-0

Order #2. That the City Council go on record reaffirming that Cambridge is a Sanctuary City not only for immigrants but also for all marginalized communities, including transgender and nonbinary individuals. Mayor Simmons, Vice Mayor McGovern, Councillor Sobrinho-Wheeler, Councillor Wilson, Councillor Zusy, Councillor Nolan, Councillor Siddiqui
pulled by McGovern; Wilson, Zusy, Nolan, Siddiqui added as sponsors 9-0; comments by McGovern, Nolan, Wilson, Simmons; Order Adopted as Amended 9-0 (Siddiqui-Absent)

Order #3. That the City Manager is requested to direct the appropriate City staff to coordinate with the MBTA in finding ways in which to strengthen safety measures. Mayor Simmons, Councillor Azeem
pulled by Zusy; comments by Zusy, Simmons, Nolan, Wilson; Zusy amendment adopted 7-0-2 (JSW,SS-Absent); additional comments by Simmons; Order Adopted as Amended 7-0-2 (JSW,SS-Absent)

Order #5. That the City Manager is requested to work with all appropriate Departments to develop language to create an “Affordable Rent Incentive Program” program for Cambridge and to report back to the City Council with option, including the percentage of possible tax abatements. Vice Mayor McGovern, Councillor Siddiqui, Councillor Azeem, Mayor Simmons, Councillor Nolan, Councillor Sobrinho-Wheeler, Councillor Toner, Councillor Wilson, Councillor Zusy
pulled by McGovern; comments by McGovern; Nolan notes that state enabling legislation was passed in 2023, notes distinction between “naturally occurring affordable housing” vs. deed-restricted affordable housing, program would only apply to rentals to income-qualified tenants; Zusy asks about impact on tax levy, meaning of “percentage of possible tax abatements”; McGovern suggests that average 1BR rent is $3000 (questionable – perhaps advertised rents rather than actual average rent), suggests limiting this only to early applicants; Zusy suggests doing this as a pilot, suggests that “this is the way we’re really going to solve the housing crisis”; Wilson, Azeem (will apply to relatively few units), McGovern comments; add everyone as sponsors 8-0-1 (SS-Absent); Order Adopted as Amended 8-0-1 (SS-Absent)

Order #7. That the City Manager is requested to commit to prioritizing snow removal from crosswalks and pedestrian islands for the rest of this and future snow seasons and direct appropriate City staff to generate a policy for prioritizing snow removal from crosswalks and pedestrian islands after snow storms. Councillor Toner, Councillor Wilson, Mayor Simmons
pulled by Toner; comments by Toner, Sobrinho-Wheeler (wants City to clear snow from all sidewalks); JSW amendment Adopted 8-0-1 (SS-Absent); add Simmons as sponsor Adopted 8-0-1 (SS-Absent); Nolan comments on need for property owners to clear sidewalks, community responsibilities; Zusy comments re: asking too much of DPW in a difficult weather situation; Wilson comments re: small business owners; McGovern comments on assisting business associations and CSBID; Simmons comments on bike lanes being cleared by putting snow onto sidewalks, difficulties for seniors; Order Adopted 7-0-1-1 (SS-Absent, CZ-Present)

Order #8. That the City Manager is requested to work with the Law Department to draft a home rule petition allowing Cambridge to end the practice of property owners passing on broker’s fees to tenants. Councillor Sobrinho-Wheeler, Councillor Siddiqui, Councillor Azeem, Vice Mayor McGovern, Councillor Nolan
pulled by Toner; comments by Toner (will vote NO – it’s a private business relationship), Sobrinho-Wheeler (vouchers don’t cover broker’s fees) naively suggests that landlords won’t pass cost onto tenants; add Nolan as sponsor 8-0-1 (SS-Absent); Zusy notes that fees will surely be passed onto tenants in form of higher rent; Nolan naively suggests this will not increase rent; Azeem incorrectly asserts that voucher-holders won’t have to pay added rent caused by factoring brokers fee into rent; Order Adopted as Amended 7-1-1 (Toner-No, Siddiqui-Absent)

Order #9. That the City Manager is requested to work with relevant staff to present a zoning petition to the City Council for consideration on maximum unit size. Councillor Sobrinho-Wheeler, Councillor Siddiqui, Councillor Azeem, Vice Mayor McGovern
pulled by Toner; Toner questions legality of this, notes that City Solicitor unsure of legality; Charter Right – Toner

Order #10. That the City Council go on record in support of HD.2996/SD.1305 An Act to Regulate Junk Fees in Housing and HD.238/SD.35 An Act Eliminating Forced Broker’s Fees. Councillor Sobrinho-Wheeler, Councillor Nolan, Councillor Siddiqui, Councillor Wilson
pulled by Toner (will vote NO); Order Adopted 7-1-1 (Toner-No, Siddiqui-Absent)

Order #13. The City Manager is requested to work with relevant departments to create a plaque to be placed at the entrance of or inside City Hall that demonstrates the values that the Cambridge City Council upholds of the separation of church and state and gender equality. Councillor Nolan, Councillor Siddiqui, Councillor Wilson, Mayor Simmons
pulled by Zusy – notes that inscription dates to another era and anyone looking at it would recognize this, offers modern interpretation, suggests that few people read this inscription or the plaques within City Hall, notes their content, suggests explanations unneeded; Nolan explains origins of this policy order, noting that enhancement made inscription more visible, suggests that she and Siddiqui found it to be unwelcoming and non-inclusive, had two high school students draft this order, offers irrelevant historical context, Nolan offended by word “men”, says some people would prefer to take inscription down; McGovern notes that values and sense of what is acceptable changes over time; Simmons notes that first woman honored in City Hall was Margaret Fuller, then Barbara Ackermann, portraits in Ackermann are now all women who have served in office, plaque for Clorae Evereteze in stairwell, notes role of committee looking into markers and memorials and issue of George Washington owning slaves and memorialized on Cambridge Common but balanced by Prince Hall monument; add Simmons as sponsor 8-0-1 (SS-Absent); Zusy notes clutter in front of City Hall, suggests having young people giving tours, notes that there is an important message captured in the inscription; Order Adopted as Amended 7-1-1 (Zusy-No, Siddiqui-Absent)
[Note: Perhaps it should be noted that City Hall was donated by Frederick Hastings Rindge who also authored the inscription.]

City Hall inscription - Frederick Hastings Rindge

294 Communications – mainly from the previous regular meeting re: either municipal broadband (pro and con) and the citywide upzoning (pro and con).

Committee Report #1. The Health and Environment Committee held a public hearing on February 11, 2025 to review and discuss the update to the Cambridge Net Zero Action Plan (NZAP) Annual Report. [text of report]
Report Accepted, Placed on File 8-0-1 (SS-Absent)

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February 10, 2025

The Other Shoe Drops – February 10, 2025 Cambridge City Council meeting

Filed under: 2025 election,Cambridge,City Council,Comcast,transportation — Tags: budget, Cambridge, City Council, City Manager, housing, municipal broadband, traffic, transportation, zoning — Robert Winters @ 11:50 am

The Other Shoe Drops – February 10, 2025 Cambridge City Council meeting

It should be noted that this Regular City Council meeting will be preceded by a 3:00pm Special Meeting relating to negotiations to extend the contract of City Manager Yi-An Huang. Public comment will permitted at that meeting prior to going into Executive Session.

The Big Items (other than any developments on the City Manager’s contract) are the inevitable ordination of the ill-begotten Multi-Family Housing zoning (better characterized as the Gargantuan Upzoning Amendment) and an Order to move ahead on Municipal Broadband – regardless of cost.

Here are the items on the Regular Meeting that drew my attention this week: City Hall

Manager’s Agenda #1. A communication transmitted from Yi-An Huang, City Manager, relative to the Cambridge Natural Hazard Mitigation Plan final adoption. (CM25#26) [text of report and Order]
Order Adopted, Placed on File 9-0

Order #3. That the City Manager is requested to create a plan with a schedule and milestones to move forward with the creation of a Municipal Broadband Network and present it for consideration by the Council at a Finance Committee meeting in the context of capital projects for coming years. Councillor Sobrinho-Wheeler, Councillor Siddiqui, Councillor Nolan, Councillor Wilson
pulled by Sobrinho-Wheeler; comments by JSW dismissing concerns about feasibility claiming much consultation with City officials; Nolan notes that service would not be free, says this Order in not a mandate to move forward, notes importance of net neutrality, says this is a necessary utility, calls it a manageable investment; Toner notes opposition due to range of “Whereas” statements, $150-250 million cost and changing technologies, other ways to address Internet equity; McGovern says he has been supportive of this, but notes different financial circumstances now, refers to “Trump-Musk administration” and federal cuts, proposes amendment to strike to “to move forward to the creation…” clause; Zusy concurs re: current financial circumstances, notes other ways digital equity is being addressed; Siddiqui OK with amendment; Wilson says conversation is important; Simmons says affordable Internet now not a luxury but a necessity, need for greater digital equity, notes that proposal doesn’t assure lower cost; McGovern amendment to remove “to move forward” Adopted 9-0; Order Adopted as Amended 8-1 (Toner-No)

Though I have no strong feelings on Municipal Broadband, I am aware of the significant costs associated with it as well as the risks and uncertainty of moving forward on an infrastructure proposal in an environment where emerging technologies may make this obsolete. I am also reminded of the various meetings and presentations on the tax levy over the last year and the repeated advice that the City needs to be more fiscally prudent in the near term. Perhaps Councillors Sobrinho-Wheeler, Siddiqui, Nolan, and Wilson didn’t get the memo. Or maybe this is being introduced strategically right now as the City Manager’s contract extension is being negotiated. Or maybe it’s just another municipal election year bauble to be dangled in front of the electorate even though there is little or no indication that this will yield any cost savings for consumers. For the record, I deeply dislike Comcast/Xfinity – but mainly because of the crappy Cable TV options which, by the way, never enter into the discussions about Municipal Broadband.

Unfinished Business #1. An Ordinance has been received from City Clerk, relative to Ordinance 2025 #1 Multi-family Zoning Petition-Part 1. [Passed to 2nd Reading Jan 27, 2025; Amended Feb 3, 2025; Eligible to be Ordained Feb 10, 2025; Expires Feb 17, 2025] (ORD25#1) [Final Version as Ordained]
pulled by Azeem; Azeem amendment to footnote as suggested by CDD staff Adopted 9-0; McGovern amendment re: required abutters meeting that would have required notification to Planning Boards in adjacent towns (not viewable in recording of meeting); Nolan comments on electronic notification; McGovern amendment Adopted 8-0-1 (Toner-Absent); Zusy comments on this proposal producing most luxury units, raised real estate values, displacement, and other negative outcomes, suggests delaying this or reconsidering “3+3” alternative and establish funding mechanisms, community land trust; Azeem praises himself and Siddiqui; Siddiqui calls this her “birthday present”, suggests even more aggressive changes and “being intentional”, dismisses concerns of others as “fear of change”; McGovern addresses concern about “luxury units” and that target population is people who make too much money to be eligible for Inclusionary Housing units, calls this “good government”; Toner concurs and acknowledges that many people will be upset with his vote in favor, dismisses concerns about over-building on small lots, wants to now move forward on Squares and Corridors; Wilson emphasizes “crisis”, says she preferred “3+3” alternative; Nolan credits herself for initializing process for eliminating single-family zoning, says she preferred “3+3” alternative claiming it would have yielded more units and more affordability; Sobrinho-Wheeler notes that all current single-family housing sell for at least $1.5 million, says this change will yield 60% of all new buildings having affordable units; Simmons notes long process and suggests this will yield affordability for generations, says “leadership means making difficult choices”, says Squares and Corridors, housing vouchers next targets, says “we are a role model”; Petition Ordained as Amended 8-1 (Zusy-No); Reconsideration Fails 0-9

Unfinished Business #2. An Ordinance has been received from City Clerk, relative to ORDINANCE 2025 #2 Multi-family Zoning Petition-Part 2. [Passed to 2nd Reading Jan 27, 2025; Eligible to be Ordained Feb 10, 2025; Expires Feb 17, 2025] (ORD25#2) [Final Version as Ordained]
pulled by Azeem; Petition Ordained as Amended 8-1 (Zusy-No); Reconsideration Fails 0-9

Late Order #6. That the City Manager direct the Community Development Department and Law Department to draft an amendment to the Zoning Ordinance that would make the provisions of Section 11.207.5.2.1, Paragraph (e), which allow qualified increases in building height under the Affordable Housing Overlay, not applicable in the Residence C-1 district. Councillor Toner (PO25#16)
Late Order Adopted 9-0

Other than the allowance of multi-family housing in all residential districts (which is not controversial), I think this gargantuan zoning change is a huge mistake. The existence of varying heights and densities in different parts of Cambridge is a feature – not a bug. I am also acutely aware of the value of setbacks and access – especially in regard to fire safety. Sometimes I think some of our city councillors are just robots created as part of an MIT project – programmed to solve some maximum packing problem set with no sense of aesthetics, liveability, or community. Meanwhile, the activists promise benefits like cheaper rents and lower costs that will most likely never be realized – at least not as a result of these zoning changes. Sometimes the call of “crisis” is just a tool to ram things through – both nationally and locally.

Committee Report #1. The Transportation and Public Utilities Committee held a public hearing on Jan 28, 2025 to discuss inter-jurisdictional projects that are in play that may impact mobility in Cambridge. The discussion was focused on the Community Development Department’s report of Nov 14, 2024 to the City Council, Awaiting Report 24-36. [text of report]
Report Accepted, Placed on File 9-0

I attended this meeting primarily to alert the councillors (at least those who actually listen) to some alternative approaches to pedestrian and bicycle-friendly crossings of the Charles River.

Order #2. That the City Manager is requested to work with appropriate departments to prepare a communication to DCR Commissioner Arrigo, urging that a study of traffic conditions at the intersections of Western Avenue and River Street at Memorial Drive and Soldiers Field Road (commonly referred to as “the box”), be included in their FY26 Capital Plan. Councillor Zusy, Councillor Siddiqui, Councillor Toner, Councillor Nolan
Order Adopted 9-0

This was one of the priorities discussed at the above meeting. Many of the current crop of activists only see merit in lane reductions and obstructions that make automobile use as difficult as possible. Reality sometimes has to intervene. – RW

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