The Planning Board Report regarding citywide Multifamily Housing Zoning Petitions

To the Honorable, the City Council, On November 12, November 19, and December 17, 2024, the Planning Board (the “Board”) held a public hearing on two zoning petitions (the “Petitions”) by the City Council. These Petitions are intended to comprehensively reform zoning regulations for multifamily housing throughout the city, and therefore were heard and discussed together as a single proposal.

Description of Petitions

The first Petition would amend the Zoning Map and Articles 2.000, 3.000, 4.000, 5.000, 6.000, 7.000, 8.000, 10.000, 11.000, 13.000, 14.000, 16.000, 17.000, 20.000, and 21.000 of the Zoning Ordinance with the intent of: (1) removing zoning districts that are intended to permit single- family or two-family but not multifamily residences; (2) permitting multifamily and townhouse residences as-of-right in all zoning districts except Open Space and removing special requirements applicable to multifamily and townhouse residences; (3) removing dimensional requirements including minimum lot width and area and minimum lot area per dwelling unit, removing floor area ratio (FAR) limitations for residences, reducing minimum yard requirements for residences, and increasing height limitations for residences to permit at least six stories above grade in all districts except Open Space to allow for additional housing units beyond what is permitted under current zoning; (4) removing remaining references to minimum parking requirements; and (5) revising other parts of the Zoning Ordinance for internal consistency. The second petition would amend the Cambridge Zoning Ordinance in Articles 5.000, 11.000, 15.000, 17.000, 19.000, and 20.000 with the intent of: (1) revising open space standards to provide greater flexibility by allowing all types of open space to contribute to meeting requirements; (2) revising certain standards of the Affordable Housing Overlay so they are not more restrictive than comparable standards for residences in base zoning; (3) making project review special permit requirements applicable in all zoning districts and applicable to residential development of 75,000 square feet or more; (4) updating advisory development review procedures and introducing a new Planning Board Advisory Consultation for some larger development not subject to a special permit, similar to what is currently required in the Affordable Housing Overlay; and (5) revising other parts of the Zoning Ordinance for internal consistency.

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Hearing Process

On November 12, 2024, the Board heard a presentation from staff in the City’s Community Development Department (CDD) and testimony from the public. The Board then continued the hearing to November 19, 2024 to begin deliberations. After discussion, the Board continued the hearing again to December 17, 2024, to have more time to review the information provided along with information that had been provided to the Ordinance Committee.

Staff from the Housing Department and the City Solicitor joined CDD staff to participate in these discussions. After more questions and deliberations on December 17, 2024, the Board voted to transmit a report to the City Council that conveys the shared opinions of Board members and describes aspects of the Petition on which Board members were not in full agreement, with no positive or negative recommendation.

Report and Comments

Overall, Board members were strongly supportive of the Petitions’ goals of encouraging housing growth across the city, with a particular focus on affordable housing created through inclusionary housing and other programs, and removing exclusionary barriers in zoning that prevent multifamily housing in different parts of the city.

Board members all voiced support for the following aspects of the Petitions: • Allowing multifamily housing across all zoning districts, particularly by deleting zoning districts that are restricted to single-family or two-family dwellings and rezoning residential neighborhoods uniformly to Residence C-1. • Removing minimum lot size limitations and minimum lot area per dwelling unit limitations, which restrict greater numbers of housing units and make the majority of existing sites in residential neighborhoods non-conforming. • Removing floor area ratio (FAR) limitations for housing, and incorporating height limitations based on a total number of stories above grade.

Some Board members also voiced support for proposed changes in the Petitions that would facilitate mixed-use development. Beyond what is proposed in the Petitions, several Board members emphasized the importance of also addressing the zoning for squares and corridors that may be suited to greater residential height and density. Several Board members also asked for regular updates on housing production and related issues to be made to the Planning Board and City Council.

Board members did not reach agreement or raised general concerns regarding several aspects of the Petitions as summarized below: • Height. Some Board members expressed support for the proposed 6-story height limit in residential neighborhoods, but most Board members expressed concerns that