In a landmark decision on February 10, 2025, the Cambridge City Council enacted a comprehensive residential zoning reform, eliminating exclusionary single-family zoning and permitting multifamily housing citywide. This transformative policy aims to address the city’s housing affordability crisis and promote inclusive, sustainable urban growth.

Uniform Zoning Designation

The reform reclassifies nearly all residential neighborhoods under the “Residence C-1” zoning designation. This change allows:

  • By-right construction of residential buildings up to four stories (45 feet).
  • Up to six stories (74 feet) if:
    • The lot size is at least 5,000 square feet.
    • 20% of units are designated as income-restricted affordable housing.

This uniform zoning approach replaces the previous patchwork of single-family and two-family zones, facilitating consistent development opportunities across the city.

Removal of Restrictive Requirements

To encourage multifamily development, the reform eliminates several barriers:

  • Minimum lot size requirements.
  • Maximum dwelling unit limitations.
  • Floor Area Ratio (FAR) constraints.
  • Parking minimums, acknowledging the city’s robust public transit infrastructure.
  • Setback reductions, varying by district, to optimize land use.

These changes streamline the development process and reduce costs associated with constructing new housing.

Integration with Affordable Housing Initiatives

The zoning reform complements existing affordable housing programs:

  • Inclusionary Housing Program: Mandates that 20% of units in developments with ten or more units be affordable.
  • Affordable Housing Overlay (AHO): Provides additional height and density allowances for 100% affordable housing projects, enabling constructions up to nine stories in certain areas.

These initiatives aim to increase the supply of affordable housing and ensure equitable distribution throughout Cambridge.

Anticipated Impact on Housing Supply

The residential zoning reform is projected to significantly boost housing production:

  • By 2030: An estimated 1,195 new housing units, including 220 affordable units.
  • By 2040: Projections indicate 3,590 new homes, with 660 designated as affordable.

This marks a substantial increase from previous estimates of only 350 new units by 2040 under the former zoning regulations.

Addressing Historical Zoning Inequities

Cambridge’s zoning history reflects a pattern of exclusion:

  • 1924: Introduction of zoning by dwelling unit count.
  • 1943: Implementation of single-family zoning and minimum lot sizes.
  • 1962: Addition of minimum parking requirements and FAR limits.

These measures contributed to decreased population growth and limited housing diversity. The 2025 reform rectifies these issues by promoting equitable housing opportunities citywide.

Community and Political Support

The reform received broad support:

  • City Council Vote: Passed with an 8–1 majority.
  • Advocacy Groups: Organizations like Abundant Housing Massachusetts championed the changes, emphasizing the need for inclusive housing policies.

Councilor Burhan Azeem highlighted the reform’s potential to inspire other municipalities to adopt similar measures to address housing shortages.

Challenges and Considerations

While the reform is a significant step forward, challenges remain:

  • Affordability: Ensuring that new developments remain accessible to low- and middle-income residents.
  • Infrastructure: Upgrading public services to accommodate increased density.
  • Community Engagement: Maintaining open dialogues with residents to address concerns and foster support.

Ongoing monitoring and adjustments will be essential to ensure the reform achieves its intended outcomes.

Conclusion

Cambridge’s residential zoning reform serves as a model for cities nationwide seeking to address housing shortages and promote equitable urban development. By eliminating exclusionary zoning practices and encouraging multifamily housing, Cambridge is taking a proactive approach to building a more inclusive and sustainable future.