Boston: Planning Advances Amendments to Linkage and Inclusionary Zoning

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The Planning Department this month recommended updates to Linkage and Inclusionary Zoning to support housing and commercial development. The Department also recommended approval of six new development projects representing approximately 773,961 square feet (SF). All were approved. The newly approved development proposals will create 657 new homes, including 187 that are designated income-restricted, and will support approximately 744 construction jobs and 89 permanent jobs. The projects advanced today will help make Boston a more resilient, affordable, and equitable city.

Planning & Zoning

Staff recommend amendments to Inclusionary Zoning to support housing development

Based on the economic headwinds facing housing developers, staff proposed four key changes to Inclusionary Zoning. The amendments would: extend the payment schedule for affordable housing payments from two installments to seven installments; make the 0.5 mile radius for off-site units MOH policy instead of zoning, providing flexibility to create IZ units in impactful projects in a wider geographic area; reduce the condominium payment-in-lieu fee from 75 percent to 50 percent of the difference between market-rate and income-restricted unit values; and raise the threshold for projects subject to Inclusionary Zoning from seven to ten units. These adjustments would help some residential developments move forward, while raising revenue for City-supported affordable housing developments. This recommendation will now go before the Boston City Council for consideration and will need final approval by the Zoning Commission.

Staff recommend no increase in Linkage fees for 2027, extension of payment schedule

Based on current economic trends, the Planning Department is recommending that Linkage fees remain unchanged for 2027, and that the payment schedule be extended from two installments to seven. Commercial and institutional developers of large projects pay Linkage fees to ensure that large-scale real estate development brings direct benefits to Boston's residents in the form of affordable housing and workforce training. The total Linkage fee is $30.78 per square foot for lab space, and $23.09 for other commercial uses. Sixteen percent of the fees support job training and job preparedness programs, and 84 percent support the creation and preservation of affordable housing. These fees would increase by 4 percent in January based on the enabling legislation which schedules an automatic increase each year relative to inflation. The recommendation to override the Linkage increase and extend the payment schedule is based on a number of factors including: high construction costs, high interest rates, and an uncertain economic climate with regard to the country's fiscal and trade policies. Commercial developments would continue to contribute funding for affordable housing and job training, but would have additional time to make those payments, easing upfront financing pressures. This recommendation will now need final approval by the Zoning Commission.

Real Estate

RFP advances for Shipyard Park Activation

Staff will be releasing a Request for Proposals (RFP) for an operator at Shipyard Park in the Charlestown Navy Yard. The current operator's license will expire in February. The criteria of the RFP, which were determined in collaboration with the Charlestown community, are that a proposal should: enhance enjoyment of the waterfront, educate the public about the history of the Charlestown Navy Yard and Boston Harbor, create a welcoming environment for all different kinds of people and Boston residents, and support local artists or entrepreneurs.

Development Projects

Largest office conversion project to-date at 140 Providence Street moves forward with 476 units

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Housing: 476 residential units, 95 income-restricted units

Jobs: Approximately 559 construction jobs, approximately 59 permanent jobs

Community: New residents in the Back Bay

Sustainability: Adaptive reuse of existing building

Located in Back Bay, this project would convert 11 stories of an office building to 476 new homes, 95 of which would be income-restricted. The building will retain existing restaurant space and expand its retail space in the its basement. This project is one of 28 applicants to Mayor Wu's successful Office-to-Residential Conversion Program which is on track to convert 35 buildings and 2.1 million square feet of empty office space into more than 2,420 new homes. This would be the largest conversion of an office building to housing in the program since its launch in 2023.

Project at 329 Blue Hill Avenue to build income-restricted housing

Housing: 40 income-restricted units

Jobs: Approximately 46 construction jobs

Community: Community room, flex space

Sustainability: LEED Gold, all efficient electric systems, BERDO zero carbon emissions limit

Located in Roxbury, this project will convert four vacant lots into one lot with a five-story mixed-used building. All 40 housing units will be income-restricted, and 30 percent of the units will be designated with a preference for formerly homeless individuals. The project responds to the community vision as outlined in the Blue Hill Avenue Action Plan. As part of the mitigation for this project, it will widen sidewalks on Blue Hill Avenue and Gaston Street. In addition, four street trees will be planted on and around the site.

587-595 Washington Street a.k.a. On the Square project will bring new offices, income-restricted housing to Dorchester

Housing: 41 income-restricted units

Jobs: New retail space, approximately 55 construction jobs, approximately 21 permanent jobs

Community: Improved home for Codman Square Neighborhood Development Corporation offices

Sustainability: LEED Gold, Net Zero Carbon, Passive House, solar panels

Located in Dorchester, this project will construct a mixed-use building including offices and 41 new income-restricted homes in Codman Square. These units will be a mix of one-, two-, and three-bedrooms. The office space will be home to the Codman Square Neighborhood Development Corporation.

105 Beach Street project to convert office building to homes in the Leather District

Housing: 15 residential units, three income-restricted units

Jobs: Approximately 15 construction jobs

Community: New residents Downtown

Sustainability: Adaptive reuse of existing building

This project will convert a five-story commercial building into 15 homes in the Leather District. The first floor will retain its longstanding tenant, Figaro's sandwich shop. This project is one of 28 applicants to Mayor Wu's successful Office-to-Residential Conversion Program, which is on track to convert 35 buildings and 2.1 million square feet of empty office space into more than 2,420 new homes since its launch in 2023.

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Project at 1576 Blue Hill Avenue to build new housing in Mattapan

Housing: 57 residential units, eight income-restricted units

Jobs: Approximately 41 construction jobs, retail space

Community: Public realm improvements

Sustainability: Net Zero Carbon building, all efficient electric systems

This project will bring 57 new homes to Mattapan through the construction of a new six-story, mixed-used building. The units will be a mix of studio, one-, two-, and three-bedroom units. There will also be retail space on the ground floor. This project site falls within the bounds of PLAN: Mattapan and complies with Squares + Streets zoning. Residents will have access to outdoor amenity space and bike parking. The project has committed to planting new street trees and contributing $16,300 to the Boston Transportation Department in support of the bikeshare system.

New housing to be built at 1214 Bennington Street in East Boston

Housing: 28 residential units

Jobs: New retail space, approximately 28 construction jobs

Community: Public realm improvements

Sustainability: EV parking, preservation of existing trees

Current office buildings will be renovated and given an addition to become 28 new homes in East Boston. This is a transit-oriented development as it is in close proximity to the Suffolk Downs MBTA station. The project is compliant with PLAN: East Boston which recommends adding more multi-family housing in this area and envisions Bennington Street as a major connective corridor. As part of the mitigation for this project, it will widen sidewalks in the vicinity and add new street trees. This project will also contribute $7,700 to the Boston Transportation Department in support of the bikeshare system.

In addition to these projects, the Board approved:
  • An update to a previously approved project at 41 Berkeley Street to change the programming of the project from mixed-use to all rental housing. The originally approved project consisted of one homeownership building, one rental, and one assisted living facility. These will now all include rental housing totaling approximately 312 units, along with a 3,000 square foot community space on the ground floor.
  • The renewal and two-year extension of the New England Conservatory Institutional Master Plan.

About the Planning Department

The City of Boston's Planning Department shapes growth that serves Boston's residents and centers their needs. Our mission is to address our City's greatest challenges: resilience, affordability, and equity, and to take real estate actions and prioritize planning, development, and urban design solutions that further these priorities. We seek to build trust with communities through transparent processes that embrace predictable growth and shape a more inclusive city for all. Learn more at bostonplans.org, and follow us on Bluesky and Instagram.
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