It's time to build more housing in Cambridge.

For years, we have been asking the City Council to end the “exclusionary zoning” rules which make it nearly impossible to build new apartment buildings in most of Cambridge’s neighborhoods. These rules were designed in the 20th century to keep the city economically and racially segregated. Since then, as Cambridge added jobs but kept it illegal to build enough homes, housing prices have predictably skyrocketed and communities have been displaced. It’s long past time for the Council to act.

Now, they might finally do it. A Housing Committee proposal to legalize six-story multi-family housing citywide has been favorably recommended to the full Council, and it needs your support.

CDD presentation (Aug ‘24): Multifamily Housing Citywide

Boston Globe (May ‘24): A Cambridge City Council panel’s proposal would legalize six-story buildings. Everywhere.

“Our most successful affordable housing policy historically has been inclusionary zoning,” Siddiqui said. “But we know solving the housing crisis is about using as many policies as we have at our disposal. When you allow more density, you’re allowing our inclusionary zoning to generate more affordable housing.”

Fall 2024 is a crucial season; we expect 5 key hearings and meetings where your support will make a big impact. Take action now!

What is in the Multifamily Housing Citywide proposal?

The full technical details are in the Community Development Department’s August presentation. Here’s a summary:

  • The zoning principles are to zone equitably across neighborhoods, reduce zoning barriers to multifamily housing, and focus on getting more inclusionary units.
  • The zoning proposal is to regulate residential buildings by number of “stories above grade” (up to 6) and open space (at least 30% of lot area in neighborhoods), rather than with density restrictions. All new buildings with 10 or more units would continue to be required to offer 20% of their units as affordable housing, i.e. “inclusionary zoning”.
  • The permitting requirements would be simplified: Buildings larger than 50,000 sqft would require a community meeting, and buildings larger than 75,000 sqft would require a discretionary special permit.
  • If passed, the City estimates 4,880 new units will be built by 2040 (920 affordable) across ~270 new buildings citywide. But under current zoning, the City estimates only 350 new units will be built by 2040 (30 affordable).

What has the process behind this proposal been? Where will it go from here?

In early 2024, the City Council passed a policy order asking the Housing Committee to discuss concepts for promoting multifamily housing citywide.

On May 8, the Housing Committee voted unanimously in support of ending exclusionary zoning. At the hearing, Harvard professor Jason Furman, one of President Obama's top economists and a Cambridge resident, testified in favor of allowing more height and density. Paul Williams, Executive Director of the Center for Public Enterprise and one of America's top experts on social housing, also spoke in strong support.

The concept was fleshed out by Councillors and CDD staff at further Housing Committee hearings in June, July, and August, before being referred back to the full City Council in September 2024.

When the zoning is formally introduced as a “zoning petition”, it kicks off an Ordinance Committee hearing and a Planning Board hearing, before returning to the full City Council for two final ordination votes. CDD also plans community meetings during this time.

Your support at these hearings and meetings will help persuade Councilors to hold the line and do what’s right for Cambridge’s future. This means showing up to give public comment and emailing city councilors at each of these meetings, as they need to “feel the love” amidst written and verbal opposition.

CCC Statements – What’s up with this?

You may have seen statements made by the Cambridge Citizens Coalition (CCC) against this zoning initiative. The CCC has invariably opposed zoning reforms, including the successful 100% Affordable Housing Overlay.

CCC Myth: The entire city is going to be redeveloped and this will involve “tearing down our city.”

Not even close. Most parcels, including most with two-story buildings and virtually all triple-deckers that occupy most of a parcel, will not be developed -- the development and construction costs to add another 3-4 stories are not worth it, and such a project would not be economically feasible. These parcels will keep their existing form and setbacks, even if they are sold (and many triple-deckers are condos with multiple owners who are not all going to agree to sell in any event).

When properties that are economically reasonable to redevelop are sold, they may be replaced with multi-family housing up to six stories under this zoning petition. For example, a small single-family house on a large lot may be redeveloped into a six-story, 10-unit building with 2 affordable units. This is a good thing, and it will be a gradual process that still will include public oversight and be subject to the zoning, building, and fire codes, accessibility, environmental, and climate resilience requirements, etc.

CCC Myth: This zoning is for "7.5 stories," not 6 stories as its proponents claim.

Across Cambridge, in "neighborhood zones" (currently Residence A-1, A-2, B, C, and C-1), this zoning proposal would allow for 6-story buildings. The use of "7.5 stories" is a misleading reference to the fact that building heights may reach up to 75 feet. Allowing 75 feet of height provides a small buffer to take into account lots that have sloped ground, rooftop mechanicals, raised foundations for climate resilience requirements, and extra space between floors and ceilings. The buildings still would be limited to 6 stories.

CCC Myth: “This will diminish neighborhood trees, bushes, green spaces, and gardens, loss carrying serious health problems for children.”

The Cambridge Tree Protection Ordinance still applies and is not being modified by this effort, although failing to build in Cambridge results in environmentally unfriendly sprawl and clearcutting trees elsewhere.

In all "neighborhood zones," 30% open space will be required on parcels.

Cambridge kids enjoy superb public parks and open space, and infill housing decreases local transportation emissions. Cambridge has safe neighborhoods, top-notch public schools, and important social support programs. Building housing will not harm their health--living in Cambridge is great for kids, and we should help more kids be able to call Cambridge home!

CCC Myth: The proposal also will add to heat island impacts citywide which affects everyone.

The proposed zoning would require 30% open space. Cambridge also requires green roofs for larger buildings. 

The City Council already has eliminated mandatory parking minimums, which created asphalt parking lots contributing to this heat effect. New housing with 30% open space and less paved open area will reduce the heat island effect.