[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6521261,"mediaKeyId","5108026-db402a91326d82f9ffc2bf6d28da37bf","parentId",5108026,"title","Council asks for interim report on building, demolition and housing policy as developers urge temporary inclusionary relief","audioSeconds",535,"startMs",3039000,"endMs",3574000,"viewUrl","/Search/View?dp=1&key=5108026-db402a91326d82f9ffc2bf6d28da37bf&start=3039&end=3574","thumbnailUrl","https://assets.pipeline.soar.com/5108026-db402a91326d82f9ffc2bf6d28da37bf/thumbnail_3039000.jpg","articleUrl","/articles/6521261/Cambridge-City/Middlesex-County/Massachusetts/Council-asks-for-interim-report-on-building-demolition-and-housing-policy-as-developers-urge-temporary-inclusionary-relief","mediaUrl","https://secure.pipeline.soar.com/6521261-910192d4c94606ed33b55c1dfcd753fb/orig.mp4?Expires=1771171447&Signature=GyuXGx39~SxySMc5EDtPxkphF3zmPg0TbQ96I04Vw66jQmBsBUsFS0UzC1T2kZuqNVdk9l~nqRJ5rutkfbFBtg~CCvkVektabhLbCcCRACyxhyMhxAYoVko7clUcqwwa6UTrcvpQM-T9~mP2eu-Whgsff9oo6PfYBa9~gpKxEaaAuUhua4jUXatRJ9BGrDYs0f1~hEEDnLBRR5bpM8DibUvShrl7h950qGJ5AgNc4uPQcvgO16AS1Fd8V0dsrVfxC5cn3X7RDic6-MsImPGiANOp9WOx9KO8MBvycyjMQ1rObJlAxC6narg-vwSz49fNx5V305UZrQM5txne~0flGQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Cambridge","date","2025-06-30T17:35:00Z","article","What happened
On June 30 the Cambridge City Council asked city staff to return with an interim report on demolition requests and building permit applications since the February adoption of the new multifamily (MFH) zoning and requested an expedited RFP and timetable for updating the city’s inclusionary-housing nexus and feasibility study.

Why it matters
The inclusionary zoning (IZ) requirement — currently set at 20% — is among Cambridge’s primary tools for creating below‑market housing tied to new development. Developers and some councilors said the higher IZ rate, together with elevated interest rates, tariffs on building materials and other market forces, has made some projects “unfinanceable.” Opponents of changing the IZ rate argued that lowering it would reduce the number of affordable units produced.

What the council asked staff to do
- Prepare an interim memo on demolition and building-permit trends under the new MFH zoning for a fall update, and return in September–October with options for policy action;
- Begin a full update of the inclusionary “nexus” and feasibility study in FY26, with a final study expected by spring 2026; and
- Analyze a menu of possible short- and medium-term interventions staff can present to the council, including a temporary reduction of the IZ set-aside (20% → 10%), tax or fee relief, capital subsidies to underwrite inclusionary units, and exemption/waiver options for permit fees.

What staff told the council
CDD and the city manager said the Nexus/feasibility study will start in early FY26 and that a final, legally defensible recommendation on the IZ set‑aside is unlikely before spring 2026. The city manager and planning director outlined a range of actions that differ in speed and complexity: a temporary zoning change lowering the set-aside is technically under council control and could be debated and adopted more quickly; tax incentive programs or capital funding vehicles would require further legal and policy design and, in some cases, state authorization.

What developers and project sponsors said at public comment
Several developers and property owners urged the council to move quickly. James Lyman, representing a project at 2400 Mass. Ave., said lowering the set‑aside to 10% would likely turn an unproductive site into one that could produce housing: “10% will be 47 affordable units right now; with 20% we’re building 20% of nothing, which is no affordable units.” Other project representatives said cost increases tied to tariffs, supply chain issues and high interest rates had wiped out margins.

What staff said about transportation and commute trends
City staff presented the Transportation Demand Management (TDM) annual report during the meeting. Planner Ryan McKinnon summarized key findings: transit mode share for workers who commute to Cambridge remains depressed compared with pre-pandemic levels, while remote work accounts for a large share of the reduction in single‑occupancy vehicle (SOV) trips. The employee survey showed “more reliable and more frequent buses and trains” as the top levers respondents cited that would make them drive less.

Council debate and likely outcomes
Councilors voiced a range of views: some asked for immediate short-term action (temporary IZ reduction) to rescue stalled projects; others urged caution, saying there was mixed evidence that lowering the set‑aside would meaningfully increase housing starts without additional subsidies or changes. Several councilors and staff recommended that any short-term policy be paired with a clear timeline and a commitment to revisit the IZ rate once the updated Nexus study is complete.

Next steps and timing
- Interim memo on demolition/building permit trends: requested for the fall 2025 cycle;
- Inclusionary zoning nexus/feasibility RFP: to be issued in early FY26, with final analysis expected spring 2026;
- Short- and medium-term policy options: staff will return with discrete recommendations and legal analysis (e.g., temporary zoning change language, capital subsidy models, tax/fee relief options) for council consideration.

What to watch
The council’s ultimate policy choice will need to balance two aims: increasing the pace of market-rate housing production (and thus the number of inclusionary units delivered) and preserving commitments to high levels of permanently affordable housing. Staff analysis due this fall and the full Nexus study in 2026 will be central to that debate.","mediaType","Video","parentTitle","Cambridge - Jun 30, 2025 5:30 PM - City Council - Regular Meeting - Jun 30, 2025","oneSentenceSummary","The Cambridge City Council on June 30 directed staff to produce an interim report on demolition and building‑permit trends since the city’s new multifamily zoning took effect and asked planning staff to start a refreshed inclusionary-nexus study in FY26.","taxTitle","Cambridge City, Middlesex County, Massachusetts","taxId",3771,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6521267,"Council delays vote on East Cambridge zoning and $20 million community benefits after weeks of nonprofit dispute",8537,857000,9394000,"/Search/View?dp=1&key=5108026-db402a91326d82f9ffc2bf6d28da37bf&start=857&end=9394","https://assets.pipeline.soar.com/5108026-db402a91326d82f9ffc2bf6d28da37bf/thumbnail_857000.jpg","/articles/6521267/Cambridge-City/Middlesex-County/Massachusetts/Council-delays-vote-on-East-Cambridge-zoning-and-20-million-community-benefits-after-weeks-of-nonprofit-dispute","https://secure.pipeline.soar.com/6521267-4e6b0164e23ddf8f70e1bba052929a68/orig.mp4?Expires=1771171447&Signature=W9zoD9gQHmNkkW5uKHI4qhhk50pCvY8YUQ9GswE989M69GDaUCFC0dbPMPvcPyF7LTVWB4R4RAFbbOEgYNaeznLK6Sru-f2pEp0cutoFRp0Sv4LbTfCqWwaPw-NpAwfaoAOpPGsuT37Q3txJ-6ycN5Fej6XsPnQ1M~1kGNe1sWY1--asAELDOFCs-IEyJ8bbYAxuMNK0EaIBkg0ySUx53ikEBGFUdHpXgk-o4D67pkSyNdl7vdYo6mzd4RQpB2-u7rAtinfu61HWzSoTgO3aPcGCPcD4qqseIQeZVHZVyQl7PWpnmzkne4qiD0ZE81K1UlFXHL4ZKu~eYICFcRnCsQ__&Key-Pair-Id=KUT5TJCACFTXG","The Cambridge City Council on June 30 did not ordain a zoning amendment tied to the proposed redevelopment at 320 Charles Street and a plan to direct about $20 million in development mitigation to East End House, instead agreeing to continue the item so staff can review a final commitment letter from the developer.

Why it matters: The zoning petition and the associated community-benefits package would rezone the Biomed Realty site in East Cambridge and reserve a substantial mitigation payment intended to support a new East End House facility. The measure has divided Cambridge’s nonprofit sector and residents: dozens of speakers urged the council to keep the full $20 million in East Cambridge for East End House, while others called the selection process opaque and asked for a broader, citywide competition for community benefits.

Council and staff decision
City Manager Yan (Ian/Yan per staff memo) Wong told the council the zoning amendment and its commitment letter were not ready for ordination because “we do not have a finalized draft of the commitment letter,” and staff had not completed legal and funding reviews. City Solicitor Franz Bayer told the council the city needed more time to negotiate unresolved funding and contractual terms and that more than 48 hours would likely be required to complete that work. The city therefore did not take a final vote and moved the item to the council’s summer meeting in early August for further review.

What supporters said
Dozens of longtime East Cambridge residents and nonprofit leaders urged the council to keep the funds concentrated in the neighborhood most affected by the project. Denise Watson, senior director of early childhood education at East End House, described the organization’s services and reach: “What makes East End House so special is how much it offers and who it reaches. It’s the only place I know that support people of every stage of life.” Several speakers said East End House provides child care, youth programs, senior services and a food pantry to thousands of residents and argued a new building would preserve that capacity.

Several nonprofit leaders who oppose reallocating the funds away from East End House called it a once-in-a-generation opportunity for East Cambridge. Joanne Nelson, an East Cambridge resident, told the council the neighborhood “overwhelmingly identified” East End House as the natural recipient and said, “The full $20,000,000 is essential to securing its future.”

What critics said
Other nonprofit leaders and coalition representatives said the decision to route the full mitigation sum to one organization was made without a transparent, citywide process and would set a troubling precedent for future deals. Priscilla Samville, co-chair of Community Arts Center’s board, said: “Our concern is not with East End House itself... Our concern is with the process. A deal of this scale developed outside of the established systems meant to ensure transparency and fairness sets a troubling precedent.”

CEOC, the Cambridge Community Center, the Dance Complex, the Community Arts Center and other nonprofit leaders pressed the council to delay action and convene a broader advisory process so multiple nonprofits across Cambridge could apply for capital support. The Cambridge Community Center said it and dozens of other organizations had not been meaningfully consulted about the reallocation of mitigation money and asked that the council use the delay to “rebuild trust.”

Small-dollar specifics and claims from testimony
- The draft agreement under discussion would direct about $20,000,000 in mitigation to East End House if the zoning is adopted as proposed; speakers also referenced a prior $9,000,000 benefit previously pledged to the organization.
- CEOC said a later amendment proposed $500,000 to it for direct assistance; CEOC’s director told the council the organization last year distributed $87,856 in rent-arrearage and small cash grants to East Cambridge residents and served 944 East Cambridge residents.
- Several nonprofit leaders said hundreds of staff and thousands of participants across multiple organizations would be affected by how the funds were allocated.

Council and staff next steps
City staff told the council they had received a revised commitment letter from the developer but had not completed legal review, nor had the parties finalized contingency language about what would happen to mitigation funds if East End House could not or chose not to accept them. The council agreed to keep the item on the agenda for an August meeting to allow those contractual and funding questions to be answered and for further consultation among the developer, East End House and other nonprofit stakeholders.

Why the public fight drew attention
Speakers described this as a test of whether mitigation dollars from large commercial projects should be concentrated in neighborhoods most directly affected by development or be distributed through an open, citywide competitive process. State Rep. Mike Connolly, whose district includes East Cambridge, urged the council to “lift each other up” and recognized nonprofit leaders’ frustration while saying he supported seeing the East End House secure long-term funding.

What this does not decide
Councilors and staff emphasized the zoning petition’s ordination rests on a completed commitment letter and that no ordinance was adopted on June 30. Any final action at a later meeting will require the council to consider the letter’s terms and any supplemental language the city negotiates with the developer.

Community context and engagement
Public comment on the item filled well over an hour and drew a cross-section of East Cambridge residents, nonprofit directors, program staff and long-term participants. The volume and intensity of testimony — with speakers on both sides of the question — were a major driver behind the council’s decision to delay ordination, city officials said.

Ending note
Councilors asked staff and the developer to continue negotiating and asked both sides of the nonprofit debate to attempt further discussions before the next meeting. The item remains under unfinished business; the council will take it up again at its next business meeting in early August unless parties reach a pre-meeting settlement that resolves outstanding legal or funding terms.","The Cambridge City Council on June 30 did not ordain a zoning amendment tied to the proposed redevelopment at 320 Charles Street and a plan to direct about $20 million in development mitigation to East End House, instead agreeing to continue the item so staff can review a final commitment letter from the developer.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6521256,"Votes at a glance: Council approves parking, housing study requests and Fresh Pond fund changes; several items advanced",5671,8135000,13806000,"/Search/View?dp=1&key=5108026-db402a91326d82f9ffc2bf6d28da37bf&start=8135&end=13806","https://assets.pipeline.soar.com/5108026-db402a91326d82f9ffc2bf6d28da37bf/thumbnail_8135000.jpg","/articles/6521256/Cambridge-City/Middlesex-County/Massachusetts/Votes-at-a-glance-Council-approves-parking-housing-study-requests-and-Fresh-Pond-fund-changes-several-items-advanced","https://secure.pipeline.soar.com/6521256-08526a2785410b9c11dff915594446e4/orig.mp4?Expires=1771171447&Signature=MiymLpJAHsk93MF-oWtJQDiJbLFP3jfp3fMXNWERmnJWDi4DqvWJIOj7U2tfbPUvqmRlXMwZcaloJX1-5xYH0LtF7LhDomLq7FO087t5~PWmO2aPM0vXAg8HUbXfq1sitippTdd7fj7YXWvlwQUcVwVe4NeaJD3YjcDxLmI-dyHmGEWSAaUM001yMaQDPfaOLcZmvmZsGpgQfkOaZBee3gHep2vVnb0offG7gkV5m45xp27gS4nl9ta9GWbP27-a11Qtx-IWHJXVMntguL9av-WHEc9Vp8BuCqT4WRji5KBvqg0iR5biTP3rhtDzOtenoUodpiII-LeFdnjP5Ffssg__&Key-Pair-Id=KUT5TJCACFTXG","Key outcomes from the June 30 council meeting
- Parking mitigation policy order (Policy Order 1): Adopted. Council directed staff to explore a package of measures to reduce single-occupancy vehicle demand and identify alternative parking or mitigation near Broadway where protected bike lanes will be installed.
- Interim housing/permitting report (Policy Order 5): Adopted. Council asked staff for a short-term report on demolition and building permit trends since the new multifamily zoning and requested timing for an updated inclusionary‑nexus study (final study expected spring 2026).
- Cambridge Peace Preschool (Policy Order 6): Adopted. The Human Services & Veterans Committee will meet in fall 2025 and invite the schools to discuss the program’s progress and future direction.
- Fresh Pond Golf amendments (City Manager agenda items): Two ordinance amendments to allow the Fresh Pond Golf Pro Shop fund to pay for shop supplies and course maintenance were brought to second reading and ordained; both passed by roll call with nine affirmative votes.
- Historical Commission appointments: Council approved a package of appointments and reappointments to the Cambridge Historical Commission following a committee report and a procedural substitution; roll call recorded nine affirmative votes.
- Curb cut (late application): The council approved a late curb-cut application for 45 Holden Street after suspending the rules to accept the filing on the same night.
- Committee and communications: The council accepted committee reports and placed communications on file as distributed in the agenda packet.

Vote patterns and process notes
On roll-call items listed above the council’s vote was recorded as 9–0 in favor for the ordinance and appointment items noted in the minutes. Several other motions to suspend the rules and to move items to second reading were approved by unanimous recorded votes.

What did not pass
The most high-profile item that was before the council — the East Cambridge Community Enhancement Overlay zoning amendment tied to the 320 Charles Street redevelopment and a proposed $20 million community benefits package — was not ordained. City staff reported a developer commitment letter had not been finalized and asked for more time to complete legal and funding reviews; the council continued the item to an August meeting.

What’s next
The council set a summer follow-up for the East Cambridge zoning petition and asked staff to return in the fall with interim housing permit data and, in FY26, to begin the updated inclusionary‑nexus study. Additional ordinance and appointment business will appear on forthcoming agendas as noted in the council calendar.","At its June 30 meeting the Cambridge City Council approved a series of measures including a policy order on mitigation for Broadway parking impacts, a request for interim housing-permit analysis, and ordinances amending the Fresh Pond Golf Pro Shop fund. Several appointments were confirmed and one late curb-cut application was approved.","actionData","errors"]

Article not found

Council asks for interim report on building, demolition and housing policy as developers urge temporary inclusionary relief

Council delays vote on East Cambridge zoning and $20 million community benefits after weeks of nonprofit dispute

Votes at a glance: Council approves parking, housing study requests and Fresh Pond fund changes; several items advanced