Tag Archives: Paul Steven Stone

Cambridge Residents Alliance Endorses Dennis Carlone for Cambridge City Council

The following notice was sent out by the Cambridge Residents Alliance:
DENNIS CARLONE FOR CITY COUNCIL!

Dear Friends,

The Cambridge Residents Alliance has endorsed Dennis Carlone for City Council and we are writing to ask that you give him your #1 vote on Tuesday Nov. 5. Among a crowded field that includes other worthy candidates, we believe that Dennis stands out as the truly exceptional choice. His presence in this race comes at a crucial time for our city.Dennis

Cambridge is at a tipping point. The city faces more than 18 million square feet of recent and possible new development. More development has been approved in the past two years than was built in the previous twenty. If all plans come to pass, they will bring tens of thousands of additional car trips per day and transit trips per day into our city—with no significant improvements on the horizon for our already congested streets, intersections, subway cars and buses.

Dennis is an urban planner and architect who has worked with the city for more than 30 years. He was responsible for the East Cambridge Waterfront / Lechmere Canal redevelopment, a billion-dollar project that reclaimed 40 acres of polluted, formerly industrial land. In that project as in all others, he worked closely with the neighborhood, incorporating its needs and goals into the plans.

In fact, listening to and respecting the neighborhoods is at the very heart of Dennis’s approach to city planning. He believes current development in Cambridge is unbalanced, with too much emphasis on commercial building and not enough on residential. He is concerned about noise and light pollution, about proposals for huge glass towers that would be environmentally unsound and inappropriately placed in lower-lying residential neighborhoods. He is disturbed that people with less means are being pushed out of our neighborhoods by rapidly rising rents. He believes MIT should house its graduate students and post-docs. Dennis has declined to accept contributions from real estate interests.

While there are other able candidates running for City Council, we feel that it is essential to have Dennis’s expertise on the Council. Decisions made in the next few years will determine whether we retain the kind of economic and racial and age diversity that made Cambridge the city we love, or whether it becomes solely a high-tech, wealthy mecca. Dennis Carlone will help us chart a course that’s true to our values.

Please forward this message to family and friends, with your own personal note. And if you can, volunteer for the Carlone campaign! See contact information below. Dennis is not as well known as some of the incumbents. Every volunteer in these last few days can make a difference! Thank you!

—The Cambridge Residents Alliance

To contact the Dennis Carlone Campaign, call 617-682-0657 or email: DennisCarloneforCityCouncil@gmail.com. Be sure to leave all your contact information and the volunteer coordinator, Sue Kennedy, will get back to you. Or visit campaign headquarters at 426 Broadway across from the Cambridge Public Library.

Cambridge Residents Alliance
http://www.cambridgeresidentsalliance.org/

Cambridge Residents Alliance Releases Its Platform For a Livable, Affordable and Diverse Cambridge

As a member of the Cambridge Residents Alliance, I’m proud to present our platform for a livable, affordable and diverse Cambridge. Developed over the course of many months, these common sense guidelines and suggestions can help you—and your neighbors—crystallize your thinking about how to plan for development that preserves the character, charm and community of our beloved city. UnknownAt the same time, these guidelines present a positive vision for how to grow Cambridge in ways that inflict minimal damage to its diverse makeup and livability. As for affordability, we believe there are ways to grow our city and increase its density without adding fuel to the fires of gentrification and rising rents. We respectfully offer this resident-centric and neighborhood-centric blueprint to help guide all of us as we debate the future of both Central Square and the City of Cambridge itself.

Cambridge is at a tipping point. The city is facing more than 18 million square feet of recent and possible new development. We can make choices that support a well-planned, healthy city for present and future residents or we can rush headlong into commercially driven over-development. The city is experiencing the rapid growth of high-tech and bio-tech companies and the construction of huge market-rate and luxury housing complexes. If development continues at this pace and scale, it will continue to drive housing prices up, increase traffic congestion, burden our infrastructure, threaten our environment, and push long-time families out of the city. The hope that our children will be able to buy or rent a home here will disappear.

We are calling on city agencies and elected officials to slow down the process, carefully study the citywide and cumulative impact of all new zoning proposals, and work with neighborhood organizations to make wise decisions about our future. Regarding Central Square, the next major target of developers, we ask that city officials respect the historic blue-collar and mixed-income character of the surrounding neighborhoods and the strong sense of community developed over many decades. New development should be on a human scale and designed to protect and reinvigorate the economic diversity that made Central Square what it is today.

The Cambridge Residents Alliance is a network of individuals and households dedicated to preserving and improving the quality of life of all Cambridge residents by ensuring that development in our city enhances the livability, affordability and diversity of our neighborhoods. We submit the following proposals to the public and city officials as the basis for a citywide discussion of the future of our city:

Housing

The need for additional affordable housing* (see definitions we’re using at the end) is of primary importance, especially because so many low- and middle-income people are being forced out of Cambridge by rapidly rising rents and housing prices in recent years, due in part to MIT and commercial expansion. The primary function of Central Square should not be that of a “bedroom community” for  high-tech Kendall Square workers, if building expensive new units for those workers continues the trend of replacing one population with another. The economic and ethnic diversity of our community has already been eroded by market forces and faces even greater challenges in the coming years.

Preserving existing affordable housing is just as important as creating new affordable housing. We call on city officials to:

•     Protect public housing in the city, especially Newtowne Court and Washington Elms, as massive Kendall Square development looms around them.

•     Each year, seek all possible means to extend the affordability of those housing units throughout the city that carry affordability requirements which are about to expire. Affordability should be extended “in perpetuity.”

We reject inclusionary zoning as the primary way to develop affordable housing by including a small percentage of affordable units in large towers of market-rate housing. In fact, those developments have a ripple effect on surrounding neighborhoods, driving rental prices up and leading to a net loss from the city of residents who need affordable units.

We support construction of new affordable housing, even when that means some increased density, with its pressures on traffic, transit, and infrastructure. We want more focus on affordable housing as the primary goal of certain developments. For example:

City-owned parking lots along Bishop Allen Drive and in Cambridgeport are important to the future of Central Square. We propose that they be used solely for affordable housing and open space. The city should:

•     maintain ownership of the lots, rather than selling them to private developers;

•     work with non-profits to develop 100% low-, moderate-, and middle-income housing on some parking lots;

•     require that the height of new construction be low- to mid-rise, in keeping with the neighborhood;

•     retain at least one quarter of the total Central Square parking lot square footage as attractive open space;

•     replace any removed public parking with equivalent public parking that is affordable to low- and moderate-income residents within the Central Square overlay district.

A significant increase in density and height can be brought about in Central Square by development on a human scale that stays within the limits of the current zoning law. Current zoning allows heights of 80’ with special permit and FAR of 2.75. We support some increase in housing density, achieved by building to heights and FAR allowed by current zoning and, in some cases, by increasing FAR.  We do not support buildings of 14, 16, or 18 stories, and certainly not the 285-feet towers proposed by one developer. Tall towers would not be in keeping with the surrounding neighborhoods and would significantly degrade the quality of life. We feel that micro-unit housing, which has been proposed for some of these towers, is not a priority for Central Square at this time.

Cambridge needs to encourage or require more middle-income* family housing, especially three-bedroom apartments. We support expanding the city’s limited equity first-time homeownership program, which includes middle-income families, to increase such housing. We do not support public subsidy of middle-income rental units. We could accept a modest increase in density in exchange for the inclusion of middle-income units, if 100% of them were 2- and 3- bedroom units, and 75% of them were homeownership units.

We call on the city to explore innovative funding mechanisms for low-, moderate-, and middle-income housing. We propose the following measures:

•     Use surplus commercial tax revenues to build affordable housing as well as to lower property taxes at the end of each year.

•     Increase the inclusionary zoning formula to require that 25% of all units in new developments be affordable*, rather than the current 15% of base units in new developments. (Do not increase the allowed density bonus.) Of this 25% — 20% of the units should be set aside for low- and moderate-income residents and 5% should be for middle-income families. All the middle-income units should be family-sized, two or three bedroom units.

•     Add a requirement that all proposed new 4 to 9 unit buildings come under the inclusionary zoning law, using a proportional rate depending on the number of units.

•     Ensure that any increase in density must benefit the community in addition to the property owner. If the increase does benefit the community, any up-zoning should require a contribution of $50/sq ft (or more) to the Cambridge Affordable Housing Trust, instead of $10/sq ft. as in Kendall Square.

We call on the city to require that MIT, an institution with a $10 billion endowment, provide dedicated housing on land it already owns for the majority of its 5000 graduate students and postdoctoral fellows who do not currently live on campus. Their search for affordable housing puts tremendous pressure on the housing market in Cambridge, driving up rents and reducing available apartments.

We support changing the zoning ordinance to limit tall rooftop mechanicals. We propose that rooftop mechanicals above 10 feet or 20% of the roof area should count in the calculation of a building’s height and FAR.  Renewable energy components should be exempt from this new limit.

Traffic and Transportation

We are greatly concerned by the lack of a realistic and accurate traffic and transit plan to deal with the combined impacts of Kendall, Central, Alewife, and NorthPoint developments, which are predicted to bring at least 50,000 additional car trips per day and 50,000 additional transit trips per day into the city, according to city and state consultants. We urge the city to adopt a policy of planning for transportation before approving new zoning that allows more development.

•     The city should conduct a traffic study around Central Square that includes bikes and pedestrians. The study should state the number of vehicle trips per day that key streets can sustain, without a) causing waits of more than three light cycles at an intersection or b) transforming a 10-minute trip under non-rush-hour conditions into a 30-minute trip at peak times. The study should highlight the Mass Ave-Prospect St. intersection.

•     The city should develop a plan to deal with the existing and future traffic bottlenecks in the Central, Kendall, NorthPoint, and Alewife areas. The plan should insulate residential neighborhoods from commuter traffic trying to divert around bottlenecks.

•     The city’s transit analysis should reflect the actual crowded conditions that Red Line and bus riders already experience, and accurately predict new Red Line and bus capacity that would be needed for any new development dependent on public transit.

•     The city should make development decisions based on these realistic traffic and transit assessments.

 Retail

Development policy should encourage affordable stores in Central Square that meet the daily needs of community residents for groceries, clothing, hardware, medicines, stationary, and other necessities, and for affordable quality restaurants appropriate for family outings.

Open Space and Community Space

We need to maintain neighborhood environments in which people can see the sky, breathe clean air, cross streets safely, and children can have open spaces in which to play. A significant amount of public space in Central Square should be devoted to some combination of parks, playgrounds, outdoor markets, pedestrian walkways, urban agriculture, public art and other open air uses. The city should encourage a private developer to include an indoor market space as part of a proposed commercial or residential development in Central Square.

Sustainability

Net Zero: We support the Connolly Zoning Petition and “Net Zero” efficiency standards for the future development of all large buildings in the city. The city’s reports state that over 80% of greenhouse gas emissions come from daily building operations. To avoid the worst possible effects of climate change such as catastrophic flooding, frequent blackouts, and dangerous air quality, we need to reduce our carbon emissions and broaden our notions of sustainability.

The Connolly petition restricts the use of fossil-fuel based energy in new developments larger than 25,000 sq. ft. by requiring mitigation plans and periodic reporting of energy usage. To reach the net zero standard, developers may take advantage of design efficiencies, on-site generation of power, and off-site purchases of renewable energy. All of these steps have been shown to be feasible and economically viable right here in Cambridge.

More broadly, we embrace an expanded definition of what it means to be sustainable. We recognize that reuse of existing structures is often more efficient than new construction. We affirm that there are natural and practical limits to growth and call for design that allows for equitable access to sunlight and open space. We believe that climate adaptation, ecological water flow, urban agriculture, and civic engagement are all vital elements to the sustained livability of our city.

Ethanol trains: We are extremely concerned about the safety hazards of transporting ethanol on trains through Cambridge and other adjoining dense urban areas. Permitting such transport would also expand the use of corn ethanol, which consumes nearly as much energy to produce as it yields; farming corn for ethanol releases enormous amounts of nitrous oxide (from fertilizer), a greenhouse gas more than 200 times more powerful than CO2.

Updated and Comprehensive Master Plan 

Individual zoning proposals are now being considered piecemeal, without regard for the impact of other proposals. More than 18 million square feet of new development (in the Kendall, Central, NorthPoint, and Alewife areas) has either been built since 2010, is underway, or would be allowed under new up-zoning proposals if passed.

•     Cambridge needs an updated and comprehensive Master Plan for growth and development over the next 20-30 years – one that includes an accurate and complete analysis of the combined total impact of all major up-zoning proposals on housing prices, traffic, transit, infrastructure (water, sewer, gas, electric), the environment, and sustainability – before approving any major up-zoning petitions. We need an environmental impact statement that addresses air quality, noise, and other potential impacts.

•     According to state law, a Master Plan includes: goals and policies set by an interactive public process; a land use plan that relates density to the capacity of services; housing for all residents; economic development; protection of natural & cultural resources; open space and recreation; current and future services and facilities; transportation; and an implementation schedule and costs.

•     We strongly oppose allowing the Cambridge Redevelopment Authority to control any land in Central Square. Cambridge Redevelopment Authority control would take away the ability of the public to interact with elected, accountable officials in decisions about land use.

•     We call on the city to observe a one-year moratorium on the passage of any large-scale up-zoning changes while a city-wide plan is developed and published, and the neighborhoods have time to absorb and debate these proposed changes.

•     We support a genuine and open “community-led planning process” in which participants are not appointed by the City Manager, and meetings are not led by the Community Development Department.

 Definitions

*“Affordable” housing means below 80% of Area Median Income. The City of Cambridge says 80% of AMI for a family of four is $75,520; for other family sizes, see http://www.cambridgema.gov/CDD/housing/resourcesandadditionalinformation/housingprogramincomelimits.aspx

*Middle-income is defined as 80-120% of AMI.  Cambridge says for a family of four, 120% of AMI is $113,280.  However, Cambridge provides assistance to households with up to 100% of AMI to buy homeownership units. Cambridge says for a family of four, 100% of AMI is $94,400.  The Cambridge Residents Alliance supports providing homeownership assistance for families with up to 100% of AMI.

Contact Us! 

The Cambridge Residents Alliance can be reached

by mail at: PO Box 390422, Cambridge, MA 02139

by email at: KeepCambridgeLivable@gmail.com

or visit our website at: http://www.CambridgeResidentsAlliance.org.

 

 

Beauty Or The Beast In Central Square?

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The photo accompanying this essay is as close to a Rorschach test as any you might find. It shows two elements currently being discussed in regards to the future of Central Square. In the foreground is one of the city-owned parking lots on Bishop Allen Drive—Parking Lot #5. Behind it rises a building that will have to serve as a stand-in for the 16-story towers proposed by the Central Square Advisory Committee (C2 Committee) with the guidance of the Community Development Department.

I offer this photo for you to consider which of these elements is Beauty and which is the Beast? The Parking Lot or the Tower?

For me the choice is simple. I often traverse Parking Lot #5 in the normal course of my life; it’s a gateway through the graffiti alley, taking me from Mass. Ave. to Area 4 where I live. Unlike one of the members of the C2 Committee who was quoted as being afraid to enter the parking lot, I don’t find the lot threatening or scary, but rather, I find it welcoming. It takes you from the noise and congestion of Central Square to a place of spaciousness and quiet that serves as an entranceway to a neighborhood of modest wood framed homes.

True, I would prefer grass to all the cars, asphalt and concrete, but my eyes rarely linger on what I can’t enjoy. In the spring the trees are all in flower, serving as a glorious natural frame for David Fichter’s fabulous “Community Potluck” mural. As you can see from the photo, they still serve that function long after the blossoms have fallen from their branches.

In all honesty, the tower in the photo—an office building rather than the apartment towers being proposed—doesn’t offend me, but it certainly doesn’t seem anywhere near as attractive and relevant to my life, or my neighborhood, as does the not-so-frightening Parking Lot #5.

But more than anything else, the real Beauty in this photo hovers above both these earthbound elements—the sky! It’s the sky that is most often the unconsidered element in all these discussions. No doubt those who see the Beast in our Rorschach parking lot; who see the potential for more structures, more profits and more tax revenues, would argue that towers dotting the landscape will barely obscure the sky or lessen its impact on the quality of our lives.

But along with the towers, I see shadows on our landscape. And I see more—more congestion, more people and more noise. I see currently crowded roads further burdened; public transit systems, already maxed-out, strained to the breaking point; and I see endless sacrifices made by current area residents only to serve the needs of future residents, the profits of wealthy developers and the thirst for additional tax revenues. None of which sounds like Beauty to me.

Beauty or the Beast? The Parking Lot or the Tower? Better make up your mind before you discover how long a shadow follows the Beast.

 

 

 

 

SUGAR-COATED GENTRIFICATION

Could This Be The End Of Cambridge As We Know It?

Let’s think of them as “misguided.”

If people’s assertions are to be believed—and I’d love to be able to believe our city counselors, city planners and administrators, and even our Central Square Advisory Committee—then all these august civic entities and players are acting exactly opposite to their stated intentions.urban

I’m talking about their oft-stated intention to help preserve and protect Cambridge’s diversity, our unique blending of diverse elements—the middle class and the poor, families, students and singles, all manner of races, ethnicities and age groups—that creates a rich tapestry of community influences and textures.

So why are these well-intentioned parties guilty of being misguided?

Truth is they’ve been unwitting, yet highly willing, accomplices to Cambridge’s homegrown form of gentrification. I call it “Sugar-Coated Gentrification” because the sugar-coating of a small percentage of inclusionary-zoning units, sprinkled very lightly over each development, has become the going price developers pay to build housing for highly paid executives, engineers and technicians. The same executives, engineers and technicians who will easily outbid middle class families and poor people for the city’s available housing stock.

Who are they kidding, if not themselves? This small set-aside of units, usually 11.5%, will never come close to offsetting the loss of middle-class families and economically-disadvantaged residents. We can reasonably argue about the value of inclusionary zoning, but there’s no arguing away the impact of gentrification. We all know the story; we’ve seen it in dozens of cities and hundreds of neighborhoods.

If we can agree that a flood of market-rate housing exerts upward pressures on the price of housing, and the result is a citywide purging of the least-advantaged and most vulnerable members of our community, then we should be able to see the danger inherent when inclusionary housing serves as a gateway to massive development and up-zoning giveaways.

The City Council is currently considering the fact that 11.5% may not be enough to meaningfully impact the city’s loss of affordable housing. The council got away with demanding 18% from MIT for that non-profit’s massive zoning giveaway. So, naturally, they’re considering raising the percentage to 18%, as if that number were the answer to their vague feelings of concern and insufficiency in this matter.

So, in its clumsy accidental way, the City Council has aimed the light in the right direction. They’ve shown the question isn’t whether gentrification will have a negative impact, the question is how negative will it be. Or, as the City Council seems to be asking, “What percentage of inclusionary units will make up for all Cambridge residents ultimately forced out by gentrification?”

But, sorry folks, that’s obviously wrong-headed and counter-productive!

Nobody voted for the city council so they could represent the interests of future Cambridge residents against that of its current residents.

Nor does anyone want the city council to focus on the wellbeing of developers and real estate firms at the expense of those same vulnerable residents.

Speaking of misguided focus, nobody pays the City Manager or his deputies to foster zoning changes that would alter, perhaps harm, the character and rhythm of vibrant yet vulnerable neighborhoods.

And nobody in our city wants to force out current residents to make room for future residents?

If we want to create more affordable housing—and I mean housing less than the $2,400 a month currently deemed affordable for a single bedroom in University Park—we should build it ourselves. Yes, even with all the discouraging funding news coming out of Washington!

We should take that $14 million bribe paid by MIT, and whatever we’ve socked away in the affordable housing trust, and put it to good use, building real, honest affordable housing. There are any number of ways we could fund such housing, if we chose to do it on a small scale. 20 units here, 20 units there; something like that. There’s no need to bring in 16- or 18-story towers to achieve the same results.

It’s time we stopped sugar-coating what are basically acts of self-destructive gentrification.

It’s time we realized inclusionary housing isn’t a solution but a Trojan horse by which developers will undermine the foundation of our community.

It’s also time the City Council called for a Master Plan for all of us in Cambridge to review and discuss.

A plan that takes into account all the impacts from 18+ million square feet of anticipated development over the next 20 years.

A plan that maps out how we’ll approach traffic in the city, which will become even worse and more gridlocked with the addition of 50,000+ car trips a day on our city’s roadways.

A plan that maps out the city’s future.

Better yet, a plan that gives the city a future.

 

 

THE HOUSE IS ON FIRE AND THEY’RE STILL SETTING THE TABLE FOR DINNER!

Think your opinion matters? Apparently not to our City Council. A majority of council members voted at an Ordinance Committee meeting to move along MIT’s upzoning petition before the public had a chance to speak its mind. Arguably, it was to allow our mayor, who had another engagement, to record her vote in favor of the petition. But in reality, you couldn’t fabricate a better example to illustrate what the council feels about your opinion or how they’re responding to the over-heating pressures for development in our city.Cambridge-CityCouncil2012-2013

Put simply, they appear eager to ride the rising tide of development with little concern for those of us who may get flooded out. With little concern for the diversity we’ll lose as they vote to bring in wave after wave of affluent renters. Or for families that get squeezed out by the higher neighborhood rents that accompany new market-rate housing. Or for neighborhoods that will suddenly have 14 or 16 story towers reaching into their sky, and thousands more cars clogging their streets.

The sellers of “progress” tell us this is the price we have to pay to get more housing and create a better Cambridge. Housing has become the shield behind which developers and business interests now hide their self-enrichment and self-interest. If you could prove what I postulated in the previous paragraph, that new market-rate housing chases out more families than it makes room for, and erodes diversity, they would still argue that inclusionary housing forgives all sins. And that providing 11-15% low or mid-level affordable housing in a housing development makes up for whatever loss of low- or middle-income residents it eventually chases out of the city.

Now, as the City Council pretends to effectively review a proposal that will add 2.1 million square feet of office, lab and residential space to a city already densely populated and excessively traveled by car, someone needs to shout “STOP!” Someone needs to exhort them, “Don’t agree to anything until you understand we’re facing a tsunami of development over the course of the next 20 years. Don’t agree to anything until you learn and study the consequences we face from projections that predict over 18 million square feet of new offices, labs and residences in the city. Which, according to Cambridge’s own published numbers, breaks down to over 50,000 new car trips daily, plus a similar number of additional commuter trips.

Forget the fact that MIT wants to build a skyscraper in our city, a 300 foot demonstration of their importance. Perhaps an easy way for pro-development votes on the Council to create a precedent for buildings significantly higher than our zoning has allowed to date. Forget the fact that MIT fails to address the problem of its grad student housing shortages, which seriously impacts the availability of affordable housing in Cambridge. Forget the fact that MIT operates like it can get what it wants just because it wants it.

Why would our City Council agree to such massive upzoning when they cannot imagine the consequences of such a decision? Nor can they understand the context of over-development in which they’ll be making their decision. Denise Simmons has commented on the fact that listening to presentations, citizen opinions and opposing viewpoints in a single evening doesn’t lend itself well to making informed decisions.

With the massive impacts that come with massive upzoning petitions, the City Council, as the stewards charged with protecting and guiding our city, need to do their homework. They need to find out how many thousands of car trips and transit trips this level of development would bring? They need to know how many millions of square feet of development the City is facing down the road, so we can sensibly prepare for whatever is coming.

To vote on the MIT petition, or the K2C2 recommendations without looking seriously at the future is like continuing to set the table for dinner even though your senses tell you the house is on fire.

It’s time to stop and think; to slow the rush to development and to rethink dotting the landscape with towers. It’s time to stop and study the future, before we rush headlong into it.

It’s time to say no to mindless development.

Then let’s see what develops.