On Monday, February 10, the Cambridge City Council voted 8 - 1 in favor of a zoning petition allowing new multi-family housing, up to four stories, to be built city-wide, by right. This change undoes decades of exclusionary zoning and could result in ten times as many new homes created by 2040, per City staff estimates.
A Better Cambridge would like to thank all of its endorsed councillors - Mayor Simmons, Vice Mayor McGovern, Housing Committee Co-Chairs Azeem and Siddiqui, and Councillors Sobrinho-Wheeler and Wilson - for their support of a good faith compromise. We also want to recognize Councillors Nolan and Toner for working towards a compromise. The proposal might not be anyone’s first choice - the original 6-story proposal would have resulted in more new homes - but it’s a major improvement over the status quo.
And a big thank you to all of you who spoke up in favor of change. Just four years ago, a less ambitious petition to allow up to 3-story “missing middle” apartments died in committee. Yesterday, Cambridge legalized four stories by a margin of 8 to 1 (only Councillor Zusy voted against). That’s a testament to years of advocacy.
We’ve all earned a break, but we’ll need your help again as Cambridge holds an election this fall and turns its attention to rezoning squares and corridors. In the meantime, join us this Thursday, February 13, at 6:30pm at 730 Tavern in Central Square to celebrate!
Cambridge city staff estimate the new multifamily zoning could result in 3,590 net new units by 2040, of which 660 could be inclusionary. This is a significant improvement over the prior restrictive zoning, which staff estimate would result in only 350 units, and just 30 inclusionary.
Importantly, the proposal allows most projects to proceed “by right”, meaning they do not require discretionary permits and are less likely to be held up by lawsuits. Builders would still be required to present their plans to the community for feedback and large projects over 75 thousand square feet would still be subject to the special permit process. The new zoning also makes several reforms to dimensional standards. It eases setback and open space requirements, and removes some limits entirely (floor-area-ratio and minimum lot size per dwelling unit). The net result is a sharp increase in “zoned capacity” (the amount of housing allowed to be built), although it remains to be seen how much will actually be built.
The new zoning works in tandem with Cambridge’s existing affordable housing programs:
- 100% affordable housing developers, which are granted a height and density bonus under the city’s Affordable Housing Overlay, can now build up to nine stories in neighborhoods.
- The proposal also supports the city’s inclusionary zoning program, which requires 20% of new units in any project of ten or more units to be set aside for low- and moderate-income households. As part of a compromise, the proposal allows up to six stories on larger lots if the project includes inclusionary units.
Together, these changes pave the way for a more affordable future and show what’s possible when pro-housing advocates organize for change.
One more thing
On a personal note, I want to let you all know that I’ve decided to step down as co-chair of A Better Cambridge. The past two years have been immensely rewarding (if at times a lot of work!), but I am hoping to have more time to spend with my family. I feel lucky to be riding a wave 10 years in the making and am so proud to be part of a movement that is both idealistic and pragmatic. I’ll be leaving you in the good hands of co-chairs Becca and Justin, as well as all the other volunteers who make ABC work. I won’t disappear either, so I hope to see you around at a social or fundraiser.
If you are at all thinking of becoming more involved, I can tell you it’s worth it. You don’t need to be a professional; I was fairly new to Cambridge and housing policy when I joined ABC. Plus, it’s an election year…
Many thanks,
Dan Phillips