19 December 2025
Dear Fellow Cantabrigians,
Wrapping up 2025
Upzoning N. Mass Ave. & Cambridge Street
On Monday, December 22 the Council will likely vote on the final N. Mass Ave., and Cambridge St. zoning proposals. N. Mass Ave. will allow 12 stories, with up to 18 stories at Porter with community benefits, and Cambridge St. 8 stories, with 12 stories at Webster/Windsor and 15 stories at Lechmere.
We’ve received hundreds of letters and heard testimony both pro and con. Pro on ideological grounds: we’re in a housing crisis and we should allow for as of right development all over. Folks against question the shadows, open space requirements, infrastructure needs, lack of parking, congestion, accessibility needs and more. To date, only Councillors Nolan, Wilson and I are challenging the upzoning.
We believe most growth should be along the City’s main corridors, especially, Mass. Ave, which is 100’ wide and a grand avenue which can support some height. (I think, especially at Central Square, though I’d prefer that to be mostly six stories, too.) I argue that buildings over six stories should have binding design review, not be as of right, and the new up to six stories height from the MFH Ordinance should remain. Greater height could be exchanged for community benefits, such as open space, parking, affordable housing, and cultural spaces.
It’s likely that the Incentive Zoning Nexus Study (due in June) will encourage lowering the inclusionary (IZ) percentage and the recent Pioneer New England Legal Foundation lawsuit challenges our current 20% IZ rate. So why would we upzone so high if affordable units are not guaranteed? Isn’t the rationale for encouraging development to get the additional affordable units?
Recently, the City Council made a few amendments to the proposed zoning. Inman Square will now be eight and not ten stories and first floor active use is encouraged on Cambridge St. and in the Porter Square PUD district. On Monday, we’ll also vote on a P.O. to lower N. Mass Ave. to 11 stories.
Monday, December 22 may be your last opportunity to express your thoughts on the proposed upzoning. Write the City Council, Clerk and City Manager or sign up to give public comment here. New voices, especially, are listened to!
The Heated Community Benefits Discussion Continues
We’ll pick this up in 2026. The question is where should the responsibility rest for determining the beneficiary of construction projects? In 2017 the City set up a 13-member Community Benefits Advisory Committee and during COVID they distributed $7m to 15 nonprofits for social service programs. There have been few big development projects since then and many of our nonprofits are struggling, with less money due to Federal funding cuts and higher costs, and with higher rents and failing buildings. The non-profits want to use impact fees for services and capital improvements.
Our nonprofits play an important role in Cambridge. I believe that the City should give them an annual appropriation and that construction mitigation for the neighborhoods impacted should be negotiated by the Community Development Department (CDD), in partnership with the neighborhoods, and ultimately voted on by the Council.
Still Seeking a Way to Protect Solar Arrays
CDD had proposed requiring new developments to have step backs at the 5th and 6th story levels to reduce shading abutting solar installations. Developers have pushed back and said that this would make building to six stories (and producing affordable units) cost prohibitive. My colleagues don’t want to discourage development, so we’ve asked CDD for other ways to promote and protect solar. Councillor Nolan and I have learned that other communities have done so by limiting how much and how close an addition or structure can be built on a lot—but this would reduce housing production. The City is now suggesting that residents join the Cambridge Community Electricity Program rather than install their own roof-top panels.
Promoting Tourism
At a recent Economic Development meeting, the City’s Department of Tourism (DOT) reported that they sell Cambridge via Expedia, Uber, at airports, on social media and at travel conventions. Tourism hasn’t recovered fully since COVID. Cambridge and Boston tourism departments have recently invested in joining the Michelin Guide, hoping this will attract more diners. (These local restaurants have been recognized: Pammy’s, Oleana, Giulia, Urban Hearth, Pagu, Jahunger, and Sumiao Hunan Kitchen.) Hotel taxes have paid for this initiative. Our business associations at Harvard, Central, Kendall and East Cambridge are doing fabulous work and would like some of the hotel tax funding. I recommended that the Tourism board invite them as members and grant them funds.
Housing Issues
This is a tough time to build housing—property, construction and borrowing costs are all high. Our Housing Department is looking into ways to incentivize development. Even with the Multifamily Housing Ordinance giveaways, few big projects are “penciling out.” I am most supportive of their initiating a Revolving Housing Production Fund, probably with MassHousing, and helping to jump start the Cambridge Community Land Trust. Other housing ideas being explored:waiving or reducing permitting fees and PILOT (payments in lieu of taxes) agreements with nonprofits.
November 21 Cambridge won the AI firm Labyrinth’s distinction for landing 500th, last, in US cities for permitting efficiency. See the article in the Boston Business Journal here. Councillor Azeem and I introduced a P.O., that passed unanimously, asking the City to meet with City departments to develop recommendations for streamlining the permitting process and report back. If we truly want development here, we need to remove some of the barriers. A two-year permitting process won’t do.
The Housing Committee hosted a great meeting about Social Housing featuring presenters from the Cambridge Housing Authority, Cambridge Redevelopment Authority, Harvard Joint Center on Housing Studies and members of the Cambridge Housing Justice Coalition. Social housing is publicly owned mixed income housing. As always, the challenge is funding. Affordable housing is somewhat easier to produce because of existing funding and finance mechanisms Likely, a social housing exploratory task force will be established.
Around Town
Over the past weeks, I’ve attended the Kendall Square Business Association Annual Meeting; a meeting with neighbors about a Strawberry Hill development at 33 Thingvalla; a meeting about the proposed bike lanes for lower Huron; a second Cambridge Mosaic film featuring Cambridge luminaries; playwright Betsy Bard’s “We Were Here,” portraying the women who worked at the Foundry; a film by Harvard students about Cambridge multi-media artist Wen-Hao Tien; and a Harvard Kennedy School Government Performance Lab lecture about how Detroit and the Bay Area layer resources to prevent homelessness.
I have met with constituents about the impact of the MFH Ordinance, Harvard Square tourism, protecting solar installations, funding Black History in Action for Cambridgeport, and better support for our small businesses.
The dance for Mayor is in full force. It’s been an extraordinary opportunity to get to know my colleagues better, to better understand their priorities, and to share mine.
Happy holidays to you all. Thank you for your letters and guidance and remember to donate to our local nonprofits. They need your support!
Cathie
Cambridge City Councillor
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