Join the Massachusetts Apprentice Network for the one-year anniversary of its launch.
03/27/2023
9:30am - 11:00am
Greater Boston Chamber of Commerce
This event will explore why in-game advertising is becoming the next big advertising channel and how companies can tap into the gaming ad space.
03/28/2023
5:30pm - 7:30pm
Mediahub
Thank you for joining us for our second Government Affairs forum of the year that featured Ronald J. Mariano, Massachusetts Speaker of the House.
03/30/2023
9:45am - 11:00am
Colonnade Hotel
Designed for mid-level managers and supervisors, this new certificate program addresses workplace well-being through unique, innovative, and actionable methods.
Join our Transformational DEI Certificate! Our comprehensive learning & development offerings are designed to connect and grow strong leaders who lead both inside and out of the office.
Our Women’s Leadership Program enables you to take your leadership to the next level by arming you with the most in-demand leadership toolkit.
Expand your DEI professional development with a virtual workshop focused specifically on LGBTQIA+ identities and inclusion.
Our Economic Inclusion Committee provides strategic support around research, policies, and programs that are focused on building equal opportunity.
We are developing an ecosystem of corporations and partners with the influence and buying power to transform economic inclusion for minority business enterprises (MBEs).
The Fierce Urgency of Now Festival brings Boston’s diverse young professionals together with business leaders, organizations and their peers to build connection, advance careers and ignite positive change.
09/12/2023 -
09/15/2023
Greater Boston
City Awake empowers young professionals in a variety of ways that encourages these rising leaders to stay invested in the region’s future success.
BIMA (the Boston Interactive Media Association) serves a vibrant community of like-minded professionals from agencies, brands, publishers, and ad-tech companies with business interests in the New England market.
For more than 25 years, the Chamber’s Women’s Network has connected female professionals of all background and career levels. Today, our Women’s Network is the largest in New England, strengthening the professional networks of women each year.
Through MITX (the Massachusetts Innovation and Technology Exchange), we’re building valuable connections between the people and ideas behind technology and its impact on the future of customer experiences, all to create a community that’s finding tomorrow’s solutions together.
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Explore our mission and values to better understand how we are leading the business community forward.
Our member directory is your resource to discover, connect, and engage with Boston’s businesses from every industry and sector.
February 1, 2023
The Greater Boston Chamber of Commerce opposes the proposed changes to the city’s linkage policy. While the goals of the policy – greater affordable housing units and job training – are laudable, in practice these proposals will undercut both aims. The fee increase, square footage exemption reduction, and change in payment schedule will increase costs to a level that threatens to slow housing and commercial development in the city. Less housing development risks driving up costs for all residents and slowed commercial development limits the city’s ability to support economic growth and create jobs for residents. For the first time, the policy also creates higher linkage fees for a particular commercial use, singling out a growth sector for disparate treatment and disincentivizing a key contributor to the local economy.
Cost Increases for Developing in Boston
This proposal raises the cost of development in Boston by significantly increasing fees, reducing the square footage exemption, and accelerating the fee payment schedule. This combination compounds cost increases for commercial developers beyond the fee rates themselves and poses real risks to future commercial and economic growth in the city.
The proposal substantially increases linkage fees by 50%, up to $23.09 per square foot from the current rate of $15.39. For lab developments the increase is even sharper: the proposed increase would double the linkage rate to $30.78 per square foot. In Quarter 4, 2002, the asking lease rates for office space in Boston averaged $62.36 annually [1]. If these increases are adopted, the linkage fee would be equal to more than one-third of the first-year lease value.
Reducing the square footage threshold that triggers linkage fees and reducing the exempted square footage from the policy also raises costs for developments in the city. Currently, the policy applies to buildings above 100,000 square feet and applies the fee to square footage above 100,000 square feet. The proposal cuts this threshold and exemption in half, to 50,000 square feet. Not only does this mean a larger swath of buildings are subject to the fee, but new developments at or above 100,000 are now responsible for 50,000 additional square feet of fee payments which, when combined with the proposed fee rates, adds more than $1.1 million to project costs.
Creating a frontloaded fee payment schedule, instead of the current phased payment schedule, places additional pressure on developers seeking to invest in Boston. Most of Boston’s linkage fee payments are dedicated to affordable housing and are currently required to be paid over a seven-year period. The proposal would require half of the housing fees to be paid upon building permit issuance, a substantial shortening of the payment period. The impact is even more acute for developers building outside of downtown, where the first housing fee payment is currently two years into construction or at the certificate of occupancy.
Affordable Housing
The Chamber shares the city’s desire to address the housing shortage. The city should pursue policies that incentivize housing development, not penalize development through fees and mandates. According to the city’s Nexus Study, the city of Cambridge has a linkage fee of $33.34 that is completely devoted to affordable housing and a lower square footage threshold than Boston. Cambridge has in recent years consistently imposed higher linkage fees than Boston, instituting regular increases resulting in $12.00 linkage fees per square foot in 2015, $15.95 per square foot in 2018, and then $20.10 in 2021.[2] Yet despite higher fees, from 2018-2022 Cambridge only saw a 2% increase in the cumulative number of affordable units built and a 33% decrease in the cumulative number of market rate units built compared to the previous 5 year period.[3] This lack of housing development, affordable or market rate, demonstrates that higher linkage fees in conjunction with other aggressive affordability requirements may not result in increasing affordable housing options for residents.
Discriminatory Fees Based on Industry
The proposal for the first time bifurcates linkage fees in a way that directly discriminates against a particular building use, in this instance laboratory developments. Boston’s Nexus Study references high investment returns for developers on lab space, but this reflects recent trends and is in no way guaranteed to continue in the future.[4] Recent indicators show that nearly 80% of the 40 million square feet of lab space either proposed or permitted in Boston could be curbed due to economic headwinds.[5]
All industries go through business cycles of growth and contraction. The tremendous growth in lab demand and development in the past few years in Boston is a success that we should celebrate. Instead, this policy singles out the industry and adds an additional cost the future developers and employers could view as punitive, giving an advantage to Boston’s global economic competitors. Furthermore, targeting solely lab development sets a precedent that other industries will be similarly singled out if they grow in Boston. These are industries that the Commonwealth wants to cultivate, such as clean energy, AI, robotics, and other potential job growth industries.
The city should avoid punishing new industries that thrive in the Boston area. Massachusetts is home to one of the most highly educated workforces in the world, and is continuously innovating new types of jobs and industries. When innovation leads to a high growth industry, Boston should seek to keep that growth here, not push employers to scale in lower cost competitor states that will welcome the jobs and tax revenue.
The Broader Context
The context in which this proposal is presented matters, too. Along with increased linkage fees, proposals on rent control, transfer fees, net-zero emissions requirements, inclusionary development policy requirements, BERDO regulations, and other regulatory proposals create higher barriers to entry for developers.
Other factors are also at play. Economic headwinds are cooling the market for new developments and employers are reviewing how much existing space they need. Inflation, elevated interest rates, and high construction costs are already slowing investment activity and elevating cost pressures for potential developers. Authorizing dramatic fee increases in this context risks slowing development further.
The Chamber urges the Boston Planning & Development Authority to reject the proposed updates to the linkage policy.
[1] https://www.colliers.com/en/research/boston/2022-q4-office-market-report-boston-colliers
[2] City of Cambridge; City Council Agenda, Sept 20, 2021.
[3] Boston’s Inclusionary Development Policy (IDP) Analysis, RKG Associates Inc. Page 14.
[4] Boston Housing and Jobs Linkage Nexus Study, Karl F. Seidman Consulting Services
[5] Newmark, Boston’s Life Science Market Research Q3 2022.
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