Burhan Azeem
The city of Cambridge has long had one of the most complicated and restrictive zoning codes in the country, dominated until this month by single-family and low-density residential zones: A-1, A-2, B, C and C-1.
These restrictions limited many neighborhoods to single-family homes or small multifamily buildings of 2- or 3-stories, severely hindering opportunities for new housing construction.
Paradoxically, as most homes in Cambridge were built prior to the adoption of these regulations, 85 percent of existing residential units did not conform to the zoning code. For decades, it was effectively illegal to build new housing that even resembled existing stock, further tightening housing supply.
Recent projections indicated that, without reform, only 350 net new units would be added in the next 15 years. Meanwhile, rents have continued to rise, with the average rent for a one-bedroom in Cambridge reaching $3,466 a month. Amidst a national housing crisis, these pressures made housing affordability the top concern for many Cambridge residents, underscoring the urgent need for zoning reform.
Sumbul Siddiqui
What It Does
On Feb. 10, Cambridge City Council took a historic step by passing the Multifamily Housing Zoning Ordinance, which ended exclusionary zoning in Cambridge and simplified the city’s regulations around housing development.
This reform replaced the complex residential zones with a single unified residential district (C-1), eliminating outdated density restrictions, such as floor area ratio (FAR) and dwelling units per lot area.
It also streamlined the dimensional requirements to focus on a few key factors: setbacks (10 feet in front, 5 feet for side and rear), 30 percent open space and 4 stories allowed by right. For lots of at least 5,000 square feet, developments can be as tall as 6 stories – provided that at least 20 percent of new units are made affordable through the city’s Inclusionary Housing Program.
The decision to allow up to 6 stories was not arbitrary, but rooted in economic feasibility.
Through collaboration with the city planning experts in the city of Cambridge’s Community Development Department (CDD), 6 stories emerged as the “sweet spot” for housing growth, balancing density, construction feasibility and affordability. At this height, developers could build with wood frame construction, rather than steel, keeping projects financially viable while complying with state building codes governing materials.
Under Cambridge’s inclusionary housing provisions, developments of 10 or more units must allocate 20 percent of residential floor area for low- and moderate-income tenants or homebuyers. Allowing up to 6 stories provides greater flexibility for developers by enabling larger projects that balance the cost of affordable units with enough market-rate units to maintain financial feasibility.
Lots of Engagement, Compromise
The final ordinance proposal was the result of months of collaboration and compromise.
As land-use policies often do, it generated considerable debate, with residents expressing concerns about housing supply, environmental costs, neighborhood character, displacement and equitable growth.
Working closely with CDD, the City Council and its Housing Committee engaged community members and advocacy groups, holding dozens of committee hearings and consultations with planning departments, the Pew Center and other stakeholders.
Experts such as Jason Furman, former chair of the White House Council of Economic Advisers, and Paul Williams, the head of the Center of Public Enterprise, testified on the economics behind increased housing supply.
The City Council incorporated this feedback alongside the core need for new housing, leading to a more nuanced policy that addressed multiple priorities.
The Multifamily Housing Zoning Ordinance is expected to unlock new opportunities for housing production in Cambridge, creating more affordable units and apartments that are accessible alternatives to single-family homes. Homeowners will also benefit from greater flexibility, as they can now add a bedroom or modify a deck without seeking laborious variances from the Board of Zoning Appeals or Planning Board.
By passing this ordinance, Cambridge has demonstrated that it takes the housing crisis seriously and is committed to meaningful, actionable reform. This effort sets a strong precedent for housing affordability and inclusivity that other communities should follow.
Burhan Azeem and Sumbul Siddiqui are Cambridge city councilors, co-chairs of the council’s Housing Committee and the primary sponsors of the city’s new Multifamily Housing Zoning Ordinance.
