An alternative approach to multifamily zoning with a three-story base instead of a four-story base for new residential buildings failed Monday, and Cambridge’s City Council instead voted 8-1 to move the current four-plus-two zoning ordinance forward to a final vote in February.
That is, along with other changes in zoning restrictions, the current petition would allow for four-story buildings in all residential areas with an additional two stories for 20 percent inclusionary buildings built on lots of more than 5,000 square feet. The proposed amendment would have allowed for three-story buildings in residential areas with an additional three stories for 20 percent inclusionary buildings.
Either proposal would have been a major change from current zoning, which allows only for single- and two-family homes in some areas, and is a result of months of meetings and community feedback.
The petition is unlikely to change significantly at this point and will likely pass – all councillors except Cathie Zusy have said they plan to vote yes on this version of the ordinance.
One remaining amendment would require projects that don’t meet the threshold for needing a special permit to still schedule meetings for neighborhood feedback. That amendment was tabled by councillor Jivan Sobrinho-Wheeler, who expressed concerns that such a process might delay projects through lawsuits.
The council also voted unanimously to request zoning recommendations for protecting solar access. Adding protections for solar panels was previously deemed too difficult to include in this zoning petition, so zoning relating to solar panel protection will be discussed separately from the current process.
Three-plus-three rejected
The three-plus-three amendment, which additionally strikes the 5,000-square-foot lot size minimum for taller buildings, was brought forth by Sobrinho-Wheeler and councillor Ayesha Wilson. They argued that their version of the ordinance would bring about more affordable units compared with the four-plus-two version with a 5,000-square-foot lot size minimum and would prevent teardowns of affordable triple-deckers.
“If any of us are really true about wanting to build more housing and more units across our city, we would support this amendment,” Wilson said.
Community Development estimates that Sobrinho-Wheeler and Wilson’s amended plan would produce 550 more units (and 260 more affordable units) by 2040 compared to the current version. This difference in estimates is due to the amended plan’s removal of the lot size minimum.
Teardown worries
Three-plus-three received mixed reviews. Zusy, who has consistently voted against the council’s multifamily zoning proposals, said she supported the three-plus-three plan as “the lesser of two evils.”
The council eventually voted 5-4 against three-plus-three.
“The developers I’ve spoken to have all told me that if we go with three-plus-three, they’ll just take all the triple-deckers that we’re all afraid of being torn down and turn them into really nice townhouses,” councillor Paul Toner said. “And that’s what’s happening now. If we go to four stories, then there’s more opportunity to build maybe four apartments and create more market-rate opportunities.”
“If we go with three-plus-three, you won’t get the level of production that you think you’re going to get,” he added.
Developer economics
Patrick Barrett, a local attorney who specializes in real estate development, gave similar reasoning in an interview.
“I like the four-by-two version only because, if you expect me to build apartments, which I think people want to see, I need a fourth floor to do that,” Barrett said.
“And I’m not tearing down an existing triple-decker to build a four-decker – that’s really stupid,” he said, claiming that it doesn’t make economic sense for a developer to do so.
The next council meeting is Feb. 10 and will include public comment. Residents can submit written comments to cityclerk@cambridgema.gov.
This post was updated Jan. 31 and Feb. 1, 2025, to change the language describing Community Development estimates for production of homes under two versions of multifamily zoning.
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Cambridge’s move toward inclusive zoning is a positive step toward a more diverse, affordable, and sustainable city. By increasing density and incentivizing affordable housing, the city is proactively addressing its housing challenges.
Research shows upzoning can stabilize or lower housing costs without displacing residents. It also benefits local businesses—more people mean more customers. It also benefits the environment. More density means less dependence on cars.