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] (PO25#68)

O-5     May 5, 2025  Charter Right - Azeem
COUNCILLOR TONER
COUNCILLOR NOLAN
WHEREAS: The Commonwealth of Massachusetts faces a critical housing shortage, with an estimated deficit of 200,000 housing units by 2030, driving high costs that disproportionately burden low- and middle-income households, exacerbate homelessness, and hinder economic growth; and
WHEREAS: The City of Cambridge established an Inclusionary Zoning Ordinance (Section 11.200 of Article 11.000 in 1998) requiring developers to include affordable units of new residential buildings with 10 or more units; and
WHEREAS: In April 2017, based on a 2016 Inclusionary Housing Study, the City amended the Inclusionary Zoning Ordinance to increase the required ratio of affordable housing to 20% of residential floor area in new residential buildings; and
WHEREAS: The 2017 amendment also established a requirement for the City to review and update the Inclusionary Housing requirement after five (5) years to consider changes in demographic characteristics and residential development activity, housing trends, vacancy rates, production statistics, prices for dwelling units, affordability, and the relationship between Inclusionary Housing Projects and all housing in Cambridge; and
WHEREAS: The MBTA Communities Act (Section 3A of MGL c. 40A), enacted in 2021, mandates that the City of Cambridge, as a rapid transit community, zone for multifamily housing as-of-right to accommodate 25% of its 2020 housing stock (approximately 13,477 units) in designated districts, to increase housing supply near transit and address the statewide housing crisis; and
WHEREAS: The MBTA Communities Act, through its implementing guidelines issued by the Executive Office of Housing and Livable Communities (EOHLC), limits municipalities’ ability to impose inclusionary housing requirements exceeding 10% of units in MBTA-compliant multifamily zoning districts, to ensure that such requirements do not unduly burden development or undermine the as-of-right zoning mandate intended to maximize housing production; and
WHEREAS: Cambridge’s Inclusionary Housing Ordinance currently requires 20% of units in developments of 10 or more units to be set aside as affordable, a requirement that exceeds the MBTA Communities Act’s threshold and potentially deterring housing production critical to meeting state mandates; and
WHEREAS: Other peer cities have reduced or proposed reducing inclusionary housing requirements to stimulate housing production, including Denver, Colorado and San Francisco, California; and
WHEREAS: Cambridge added only very few inclusionary units in the last three years, underscoring the ordinance’s limited effectiveness in producing affordable housing amidst ongoing housing production challenges; and
WHEREAS: The high cost of compliance with the 20% inclusionary requirement, combined with rising construction costs, interest rates, and land values, risks rendering many housing projects economically infeasible, thereby limiting the City’s ability to address the housing shortage and comply with production; and
WHEREAS: The City Council has received information on two separate projects of 291 units combined which are in the final stages of permitting and are stalled due to financial infeasibility; and
WHEREAS: Given changes in Cambridge’s residential development sector—including the high cost of capital, increases in construction labor and material costs, land costs, other development requirements, and other larger macroeconomic challenges and uncertainties, the development of new residential buildings has become significantly more challenging in recent years, making it advisable that a new Inclusionary Housing Study be undertaken and the immediate relief be provided to support current projects in planning and discussion; now therefore be it
ORDERED: That the City Manager be and hereby is requested to confer with the Community Development Department to develop a timeline for the next Inclusionary Housing Study; and be it further
ORDERED: The City Manager be and hereby is requested to confer with the Community Development Department and explore remedies to address the lack of housing starts and provide for consideration draft amendments to the Inclusionary Housing Ordinance, based on a review of the affordable housing requirement, and provide guidance on what inclusionary requirements will allow the city to reach housing production goals and be in compliance with the MBTA community act, that any changes would be on an emergency basis, for a maximum period of three years, subject to an economic feasibility study required by the MBTA Communities Act; and be it further
ORDERED: That the City Manager be and hereby is requested to explore other incentives, such as tax abatements, density bonuses or expedited permitting, to encourage developers to include affordable units beyond the requirement voluntarily, particularly in zones with no existing density bonus; and be it further
ORDERED That the City Manager be and hereby is requested to report back to the City Council on the progress of these directives within 30 days.

---

Substitute Order (Azeem, Sobrinho-Wheeler, Siddiqui, McGovern)
O-5     May 5, 2025
COUNCILLOR AZEEM
COUNCILLOR SOBRINHO-WHEELER
COUNCILLOR SIDDIQUI
VICE MAYOR MCGOVERN
WIIEREAS: The City of Cambridge has experienced significant shifts in its residential development landscape in recent years, driven by a combination of local and national challenges, including but not limited to rising interest rates, increased construction labor and material costs, escalating land values, additional regulatory requirements, and broader macroeconomic uncertainties; and
WHEREAS: These factors have collectively created a more constrained environment for the development of new housing including affordable housing through the inclusionary program, potentially threatening the City’s ability to meet its housing goals; now therefore be it;
ORDERED: That the City Council hereby requests that the City Manager confer with the Community Development Department and any other relevant departments to conduct a comprehensive review of existing barriers to housing production, with particular attention to financial, permitting, and procedural obstacles that may be increasing the cost of residential development and permitting in Cambridge; and be it further
ORDERED: That the City Council hereby requests that the City Manager request that the Community Development Department develop and present a proposed timeline for conducting the next lnclusionary Housing Study, and that the study include analysis and recommendations regarding the effectiveness, financial feasibility, and long-term sustainability of the City’s inclusionary housing policies; and be it further
ORDERED: That the City Council hereby requests that the City Manager explore the feasibility and potential impact of implementing additional development incentives – such as tax abatements, expedited pemitting processes, and fully funding the inclusionary housing requirement – in order to support housing production and affordability; and be it further
ORDERED That the City Manager is hereby requested to report back to the City Council with any policy recommendations no later than January 2026.

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] (PO25#69)

O-6     May 5, 2025
COUNCILLOR WILSON
VICE MAYOR MCGOVERN
COUNCILLOR SIDDIQUI
COUNCILLOR SOBRINHO-WHEELER
WHEREAS: The Cambridge City Council has been engaged in ongoing conversations amidst an uncertain economic environment, the looming end of American Rescue Plan Act (ARPA) funded projects, and other federal threats to programs that have supported our most vulnerable residents and are now facing imminent cuts or termination; and
WHEREAS: The Human Services and Veterans Committee convened on April 10 and April 17, 2025, to hold hearings related to some of these programs, including:

• Emergency Housing Vouchers for Permanent Supportive Housing, which currently provide housing for approximately 130 formerly unhoused Cambridge residents, and is now being dismantled by the Trump administration;

• Housing Vouchers for the Mixed Status Households, for approximately 42 families impacted by changing Federal Policy;

• Transition Wellness Center, a 58-bed non-congregate shelter that is an effective pathway to stable housing and renewed wellbeing;

• Rise Up Cambridge, the country’s first non-lottery cash assistance program, which has provided approximately 2,000 families with flexible, no-strings-attached monthly payments until its conclusion in February 2025; and

WHEREAS: These conversations have occurred against the backdrop of the FY26 budgeting process and the City Council’s responsibility to prioritize essential services in the face of economic uncertainty; now therefore be it
ORDERED: That the City Manager be and hereby 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; and be it further
ORDERED: That the City Manager be and hereby is requested to report to the City Council on each of these priorities during the FY26 budget hearings.

---

Simmons Substitute Order
O-6     May 5, 2025
MAYOR SIMMONS
WHEREAS: The Cambridge City Council continues to deliberate over critical funding decisions amidst growing economic uncertainty, the imminent conclusion of American Rescue Plan Act (ARPA) funding initiatives, and escalating federal threats to programs that have long supported the City’s most vulnerable populations; and
WHEREAS: The Human Services and Veterans Committee convened on April 10 and April 17, 2025, to examine the future of several key initiatives jeopardized by these federal rollbacks, including:

• Emergency Housing Vouchers for Permanent Supportive Housing, which currently sustain housing for approximately 130 formerly unhoused residents;

• Housing Vouchers for the Mixed Status Households, affecting roughly 42 families facing displacement under shifting federal immigration policy;

• The Transition Wellness Center, a 58-bed non-congregate shelter that has proven effective in helping individuals stabilize and transition into permanent housing;

• Rise Up Cambridge, the City’s non-lottery, no-strings-attached cash assistance program, which concluded in February 2025 after supporting over 2,000 families with direct monthly payments; and

WHEREAS: These hearings made clear that while the City cannot replace every dolar lost to federal cuts, it does bear a moral and practical obligation to at least forestall the re-emergence of homelessness among those who have secured housing through voucher-supported programs; and
WHEREAS: Preserving housing stability for these families is not ony a humanitarian imperative but also a fiscally responsible strategy that prevents the greater dowstream costs associated with displacement and homelessness for these 172 households; now therefore be it
ORDERED: That the City Manager be and hereby is requested to identify and allocate sufficient funds in the FY26 Operating Budget to sustain the Emergency Housing Vouchers for Permanent Supportive Housing and the Mixed Status Household Voucher Program, thereby ensuring that 172 currently housed residents and families do not fall back into homelessness due to federal funding cuts; and be it further
ORDERED: That the City Manager be and hereby is requested to report to the City Council during the FY26 budget hearings on the funding status and implementation plans for these housing voucher programs.

3. First floor retail policy order. [Charter Right – Zusy, May 5, 2025] (PO25#70)

O-7     May 5, 2025
COUNCILLOR AZEEM
VICE MAYOR MCGOVERN
COUNCILLOR TONER
COUNCILLOR WILSON
WHEREAS: Cambridge is home to many longstanding small businesses located on the first floor of residential districts, which provide valuable amenities to the community; and
WHEREAS: These businesses are typically grandfathered in as non-conforming uses, and risk being removed or displaced in the event of residential redevelopment; and
WHEREAS: First-floor retail enhances neighborhood walkability, supports local entrepreneurship, and provide convenient services to residents; and
WHEREAS: These types of uses are currently not allowed by right in residential zoning districts, even though they are widely supported by residents; and
WHEREAS: The following businesses would be affected by this limitation and could benefit from zoning clarity and protection: Black Sheep Market; Surya Veg N Dosa Company; Alive and Kicking Lobsters; Amelia’s Trattoria; Andala Asaro Bakery; Basta Pasta; Cambridge Italian Pizzeria; Circus Cooperative Cafe; Columbia Market; Gypsy Place Coffee and Juice; Kantipor Cafe; Luxor Cafe; Oleana; Paddy’s Lunch; Pearl St. Laundry; Planet Records; Skenderian Apothecary; Western Market; AJ Spears Funeral Home; Desfina; European Country Antiques; Pollo2Go; Izzy’s; Great Eastern Trading Co.; and Second Street Cafe, among others; now therefore be it
ORDERED: That the City Manager be and hereby is requested to direct the Community Development Department (CDD) to draft and propose the zoning language necessary to codify first-floor retail by right in residential districts, thereby protecting this charming neighborhood characteristic and ensuring the continued operation of valued local businesses.

O-7     May 5, 2025  amended
COUNCILLOR AZEEM  [Nolan amendment][Toner amendment]
VICE MAYOR MCGOVERN
COUNCILLOR TONER
COUNCILLOR WILSON
WHEREAS: Cambridge is home to many longstanding small businesses located on the first floor of residential districts, which provide valuable amenities to the community; and
WHEREAS: These businesses are typically grandfathered in as non-conforming uses, and risk being removed or displaced in the event of residential redevelopment; and
WHEREAS: First-floor retail enhances neighborhood walkability, supports local entrepreneurship, and provide convenient services to residents; and
WHEREAS: These types of uses are currently not allowed by right in residential zoning districts, even though they are widely supported by residents; and
WHEREAS: The following businesses would be affected by this limitation and could benefit from zoning clarity and protection: Black Sheep Market; Surya Veg N Dosa Company; Alive and Kicking Lobsters; Amelia’s Trattoria; Andala Asaro Bakery; Basta Pasta; Cambridge Italian Pizzeria; Circus Cooperative Cafe; Columbia Market; Gypsy Place Coffee and Juice; Kantipor Cafe; Luxor Cafe; Oleana; Paddy’s Lunch; Pearl St. Laundry; Planet Records; Skenderian Apothecary; Western Market; AJ Spears Funeral Home; Desfina; European Country Antiques; Pollo2Go; Izzy’s; Great Eastern Trading Co.; and Second Street Cafe, among others; now therefore be it
ORDERED: That the City Manager be and hereby [is requested to conduct a robust inclusive community process, with outreach to all residents, neighborhood groups and business associations, about the idea of allowing first-floor retail as of right in residential districts and based on that input] is requested to direct the Community Development Department (CDD) to draft and propose the zoning language necessary to codify [the allowance of] first-floor retail by right [as of right] in residential districts [where they already exist and in other appropriate areas of the city], thereby protecting this charming neighborhood characteristic and ensuring the continued operation of valued local businesses.

7. Resolution congratulating Diane LeBlanc on her Retirement.   Mayor Simmons, Vice Mayor McGovern, Councillor Siddiqui, Councillor Toner

R-7     May 12, 2025
MAYOR SIMMONS
VICE MAYOR MCGOVERN
COUNCILLOR SIDDIQUI
COUNCILLOR TONER

WHEREAS: Diane LeBlanc has announced that she will conclude her service as City Clerk of Cambridge on May 31, 2025; and

WHEREAS: Throughout her three-year tenure, Diane LeBlanc has served the City of Cambridge with professionalism, dedication, and integrity—consistently upholding the highest standards of transparency, accountability, and public service; and

WHEREAS: Ms. LeBlanc’s deep understanding of municipal governance, combined with her meticulous attention to detail, has ensured the smooth and effective functioning of the City Clerk’s Office, greatly benefiting residents, elected officials, and city staff alike; and

WHEREAS: She has worked diligently to make the Clerk’s Office more accessible, responsive, and engaged—fostering public trust and encouraging civic participation across the community; and

WHEREAS: As she prepares to close this chapter of distinguished service and embark upon a well-earned next stage of life, her contributions will continue to resonate throughout City Hall and the broader civic landscape of Cambridge; now therefore be it

RESOLVED: That the City Council goes on record expressing its deepest appreciation to Diane LeBlanc for her exemplary service and lasting contributions to the Cambridge community; and be it further

RESOLVED: That the City Clerk be and hereby is requested to forward a suitably engrossed copy of this resolution to Diane LeBlanc on behalf of the entire City Council, with warmest wishes for the journey ahead.

COMMITTEE REPORTS
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]
Present: McGovern, Nolan, Zusy
Remote Present: Azeem, Siddiqui, Sobrinho-Wheeler, Wilson
Absent: Toner, Simmons

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]
Present: McGovern, Sobrinho-Wheeler, Toner, Zusy
Remote Present:
Also Present: Simmons
Absent: Azeem

TEXT OF ORDERS
O-1     May 12, 2025
MAYOR SIMMONS
COUNCILLOR TONER
VICE MAYOR MCGOVERN
COUNCILLOR SIDDIQUI
WHEREAS: Harvard Square is one of Cambridge’s most vital commercial districts, and ensuring its long-term economic vitality is critical to the overall health of the city; and
WHEREAS: The Harvard Square Business Association (HSBA) has put forward a proposal to explore the feasibility of transforming the long-abandoned MBTA tunnel in Harvard Square into a revitalized commercial or cultural space, modeled on successful initiatives in other urban centers; and
WHEREAS: This concept represents a serious effort by community stakeholders to explore creative strategies for keeping Harvard Square competitive, vibrant, and economically sustainable; and
WHEREAS: The HSBA is seeking a targeted, limited investment of $72,000 to support the drafting and release of a Request for Proposals (RFP) to solicit qualified engineering firms capable of assessing the viability of reactivating the tunnel space for future development; and
WHEREAS: This initial investment would help fund the first step—an engineering feasibility study—and would provide essential data to help the City, the MBTA, and Harvard Square stakeholders make informed decisions about the prospects for this potential project; now therefore be it
ORDERED: That the City Manager be and hereby 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; and be it further
ORDERED: That the City Manager report back to the City Council in a timely manner on progress toward supporting this initiative and next steps in coordination with HSBA and relevant agencies.

O-2     May 12, 2025
COUNCILLOR NOLAN
COUNCILLOR TONER
WHEREAS: The City’s transportation program goals cover many areas and seek to address climate change through encouraging and enabling sustainable modes of travel, while also encouraging economic vitality and livability throughout the city, in neighborhoods and in commercial squares; and
WHEREAS: Parking and access to cars is an issue for many residents as the city allocates more curb space to bike lanes and travel lanes instead of parking, causing challenges for many residents including mobility impaired; and
WHEREAS: Since 2022 the City has engaged in discussions on how to best implement the Cycling Safety Ordinance to achieve the Vision Zero goals and support multimodal transportation and to be creative about supporting the businesses and the community concerned about parking reductions especially in business districts; and
WHEREAS: In December 2024, the Parking and Transportation Demand Management (PTDM) Ordinance, Zoning Ordinance, and Commercial Parking Space Permits Ordinance were updated to make it easier for property owners along Flexible Parking Corridors to share parking spaces; and
WHEREAS: The City is committed to optimizing underused parking and, by amending our ordinances and simplifying the process of sharing off-street parking along key corridors, is working to make the transition smoother for businesses and residents impacted by on-street parking changes; and
WHEREAS: The City taxpayers have funded the construction of many school building projects over the last 15 years, spending more than $700 million on projects and the public has asked how public ownership of all those properties could be used for the benefit of residents whenever possible; now therefore be it
ORDERED: That the City Manager be and hereby 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; and be it further
ORDERED: That the City Manager be and hereby is requested to report back to the City Council by the summer meeting.