West Medford Square is a beloved neighborhood and locus of small businesses and community centers in the City. However, many residents and business owners agree that it is under-utilized and lament vacant storefronts where many would like to see additional thriving businesses. During the City’s comprehensive planning process, and in initial conversations about an approach to Commercial and Mixed-Use Districts during public Planning & Permitting Committee meetings, many residents expressed a desire to see the new zoning focus on improving development potential in West Medford Square. This is aligned with the citywide zoning strategy to add housing citywide; support more vibrant and mixed-use commercial districts; and build up existing corridors and Squares to better meet Medford’s evolving needs. 

With the West Medford Commuter Rail being one stop away from North Station on the Lowell Line, this Square offers unique access into and out of downtown Boston, and the draft zoning proposal reflects that. This zoning proposal builds upon existing by-right uses to allow greater development potential, both residential and mixed-use, so that this neighborhood can grow to accommodate more residents and support more businesses. In addition, this proposal aims to create a more thoughtful gradient of residential types from the center of the Square out towards the surrounding residential neighborhoods.

The districts proposed for this draft of the West Medford Square proposal are consistent with the districts that have been applied to the other zoning proposals in the City’s comprehensive zoning update. 

• Mixed-Use 2A

  • 4 stories by-right

  • 2 additional stories allowed through Incentive Zoning (IZ) 

• Mixed-Use 2B

  • 6 stories by-right

  • 2 additional stories allowed through Incentive Zoning (IZ) 

• Urban Residential 2

  • Townhouses, 3-unit dwellings, multiplexes (4-6 units), and multi-unit dwellings (>6 units) by-right

  • ADUs allowed by-right on lots with 1-, 2-, and 3-unit dwellings

The boundaries of this zoning proposal, and which districts are applied where, will continue to be discussed and revised as this  proposal moves through the process.

• 4/9/2025 Planning and Permitting Committee slide deck, packet and video recording – preliminary proposal and analysis for for Medford Square zoning

• 3/12/2025 Planning and Permitting Committee slide deck, packet, and video recording – introductory framework for Commercial and Mixed-Use Districts

Medford Square is a critical locus for businesses, residents, and important community functions. The goal of the in-progress zoning proposal is to enable Medford Square to grow into a robust, accessible, vibrant downtown while adding housing options in the heart of the City. 

Through Medford’s Comprehensive Planning process, residents expressed an eagerness to see Medford Square blossom into a destination – building on the Square’s existing beloved businesses and attractions to become a hub of gathering places, shopping, and business for residents and visitors alike. In addition, there is a need for more housing options in this central and connected area of the City. Mixed-use zoning will help support the community’s vision for a thriving downtown with commercial activation along Medford Square’s streetscape and multiunit residences on buildings’ upper floors. 

This zoning proposal builds upon existing by-right uses to allow greater development potential, both residential and mixed-use, so that this neighborhood can grow to accommodate more residents and support more businesses. This proposal aims to create a more thoughtful gradient of residential types from the center of the Square out towards the surrounding residential neighborhoods. The draft zoning aims to collaborate with the topography of the Square to in the allocation of different by-right heights, and to consider the sightline to the Mystic River and downtown Boston in crafting the map of Medford Square zoning. Finally, this zoning will also consider creative ways to maintain parking access while prioritizing an active streetscape.

The districts proposed for Medford Square are consistent with the districts that have been applied to the other zoning proposals in the City’s comprehensive zoning update. New to the Medford Square proposal is the “Mixed-use 2B” district, which represents an interim step between Mixed-Use 2A (formerly, Mixed-Use 2) and Mixed-Use 3. 

• Mixed-Use 1

  • 3 stories by-right 

  • 1 additional story allowed through Incentive Zoning (IZ) 

• Mixed-Use 2A

  • 4 stories by-right

  • 2 additional stories allowed through Incentive Zoning (IZ) 

• Mixed-Use 2B

  • 6 stories by-right

  • 2 additional stories allowed through Incentive Zoning (IZ) 

• Mixed-Use 3

  • 6 stories by-right

  • 6 additional stories allowed through Incentive Zoning (IZ) 

• Urban Residential 1

  • 2-unit dwellings by-right

  • 3-unit dwellings by-right

  • Townhouses by-right

  • Historic conversion of 2-5 units by-right

  • Multiplexes (4-6 units) by-right

  • ADUs by-right for lots with a 1, 2, or 3-unit dwelling

• Neighborhood Residential 3

  • Single-unit dwellings by-right

  • 2-unit dwellings by-right

  • 3-unit dwellings by-right

  • Townhouses by-right

  • Historic conversion of 2-4 units by-right

  • ADUs by-right

The precise application and placement of districts will continue to be updated and adjusted as this proposal moves through the process. 

• 3/26/2025 Planning and Permitting Committee slide deck, packet and video recording – preliminary proposal and analysis for for Medford Square zoning

• 3/12/2025 Planning and Permitting Committee slide deck, packet, and video recording – introductory framework for Commercial and Mixed-Use Districts

   

An Accessory Dwelling Unit, or ADU, is a small residential unit that is located on the same lot as another home. ADUs can be located within an existing primary residence, like a basement apartment, or they can be a separate structure on the same lot as an existing primary residence, like a converted detached garage apartment or cottage apartment. 

Section 94-8.2 of Medford’s Code of Ordinances currently allows for ADUs on residential lots in Medford if certain conditions are met. These conditions include things like floor area relative to the principal dwelling; parking; owner occupancy; and building regulations. 

ADUs are a strategy for increasing housing options within the fabric of existing neighborhoods, and give owners the option of adding living spaces to under-utilized spaces on their property. ADUs also help communities diversify our housing stock. They are by definition small-scale living spaces, which is meaningful in communities such as Medford, where demand exceeds supply for living spaces like one-bedroom apartments that are suitable for young adults and elders looking to downsize within their community.

The 2024 Affordable Homes Act requires that ADUs must be allowed by-right in residential districts where single-family homes are allowed by-right. The City Council is in the process of updating the City’s ADU regulations to comply with that new state law and make decisions about other aspects of ADU regulations that are left as local options.

The 2024 Affordable Homes Act created new requirements for ADU regulations in all Massachusetts communities. The new law requires that ADUs (subject to certain size and building regulations) must be allowed by-right in any zoning districts where single-family homes are allowed by-right. The purpose of the law is to lower the barriers to developing ADUs by prohibiting municipalities from imposing certain regulations on ADUs in certain zoning districts. The full text of Chapter 150 is available online, as is the full text of 760 CMR 71.00 which details Protected Use ADUs. 

ADUs in districts where single-family zoning is allowed by-right are referred to as “Protected Use ADUs.” The state law sets forth regulations that may not be imposed on Protected Use ADUs.

• Municipalities cannot impose an owner-occupancy requirement.

• Municipalities cannot impose minimum parking requirements. 

• Municipalities cannot impose use and occupancy restrictions. 

• ADUs cannot count towards density calculations. 

• Both detached and attached ADUs must be allowed by-right. 

• Dimensional standards for Protected Use ADUs cannot be more restrictive than the dimensional standards imposed for the principal dwelling where the ADU is being constructed. 

• Municipalities cannot prohibit Protected Use ADUs for nonconforming lots or principal dwellings on the basis of that nonconformance. 

• These regulations remain the same for Protected Use ADUs in Historic Districts, however, municipalities are allowed to establish Design Standards and Dimensional Standards for Protected Use ADUs in Historic Districts. 

While this law requires municipalities to permit ADUs in certain areas, building and size regulations still apply to Protected Use ADUs. For example, Protected Use ADUs must have a separate entrance that meets safe egress requirements; and they can be no larger than 900 square feet or less than half of the gross floor area of the principal dwelling, whichever is smaller. 

ADUs that aren’t located in districts where single-family zoning is allowed by-right are referred to as “Local ADUs.” Municipalities have choices when it comes to regulations on Local ADUs. Those choices include: 

• Should the City allow ADUs by-right or by special permit in other residential zoning districts (not just where single-family residences are allowed by right)?

The Committee has requested language that allows ADUs by-right in all residential subdistricts, but with the exception of not allowing ADUs on lots with townhouses, multiplexes, or multifamily buildings with more than 6 units. This would prioritize ADUs on residential lots that are lower in density, and not allow ADUs on residential lots that already feature higher-density housing options. 

• Should the City allow ADUs bigger than 900 square feet (or greater than 50% of gross floor area of the principal dwelling)? 

The Committee has so far affirmed the zoning consultant’s recommendation to maintain that ADUs should be either 900 square feet or 50% of the principal dwelling’s gross floor area, whichever is smaller. The intent of ADUs is for them to be dimensionally subordinate to the principal dwelling area. 

• Should the City allow a second ADU on the same lot where one exists already?

The Committee has requested language that requires a second ADU on a lot where one already exists to go through the Special Permit process; and that requires that if the first ADU is detached, the second must be attached, and vice versa. 

• Should the City allow the short-term rental of ADUs? 

The Committee has so far expressed a desire not to allow short-term rental of ADUs. This is in keeping with Medford’s current ADU regulations, and the goal of having ADUs increase Medford’s long-term residential housing options. 

The Planning & Permitting Committee has been discussing these questions with the zoning consultant and City staff since March. For the next Committee meeting on this topic, the zoning consultant will prepare an updated draft amendment to the City’s ADU regulations that reflects the above inclinations and requests. The zoning consultant is also reviewing potential amendments to dimensional standards and requirements. 

As is the case with every zoning proposal, after the draft is reviewed and reported out of the Committee, it will be referred to the Community Development Board for further review and public comment.

Is there a minimum lot area required to develop an ADU? 

There isn’t a minimum lot area required to develop a Protected Use ADU. However, ADUs must meet state and local Building Code. 

I’m in the process of developing an ADU for my property and I need help. Where should I turn? 

For current ADU development questions, please reach out to the Building Commissioner.

• 4/16/2025 Community Development Board Public Hearing presentation – introduction and overview of ADUs

• 3/26/2025 Planning and Permitting Committee slide deck, packet and recording – draft proposal for updates to ADU regulations

• 3/12/2025 Planning and Permitting Committee slide deck and video recording – introductory framework for ADU updates

  • Zoning consultant memo on new State requirements on protected Accessory Dwelling Units

The purpose of the Mystic Avenue Corridor District is to allow a mix of uses, including multifamily, commercial, and light industrial to meet the following needs for this corridor, as articulated by the Medford Comprehensive Plan, Housing Production Plan, and Climate Action and Adaptation Plan.

1. Allow a wider variety of uses and building types to support jobs and economic development near established residential neighborhoods, providing options for living within walking distance of jobs, goods, and services.
2. Allow mixed-use, multifamily, and commercial uses at a density appropriate to a walkable, urban corridor.
3. Update design standards to buffer abutting neighborhoods from the higher intensity of uses and reinforce a corridor identity along the length of Mystic Avenue.

• 12/17/2024 City Council Public Hearing on Proposed Amendments to Medford Zoning Ordinance, Chapter 94; video recording of meeting
  • Community Development Board recommendations (all adopted by City Council) 
  • Approved zoning map
  • Approved MCAD in Medford’s Zoning Ordinance
• 12/4/2024 Community Development Board Public Hearing on MCAD – recording
• 11/20/2024 Community Development Board Public Hearing on MCAD – meeting materials and recording (begins around 2:30)
• 10/23/24 Planning and Permitting committee packet and memo and video recording – discussion of revised Mystic Avenue Corridor District zoning text and map. 
• 9/25/2024 Planning and Permitting committee packet and memo and video recording – first review of draft proposal for Mystic Avenue Corridor zoning. 

Phase 1 of the comprehensive zoning review focused on cleaning up technical details per recommendations from City staff and the zoning team’s legal consultant, to improve routine processes and lay the foundation for further amendments; plus laying the groundwork for future zoning topics. Phase 1 focused on:

• Reviewing, updating, and adding new housing and use definitions
• Updating the municipal site plan review process
• Formally adopting the modern, GIS version of Medford’s current zoning map
• Reformatting the existing parking table to be number-based (reference number of parking spots per unit) not code-based, with no change to actual parking requirements
• Developing a work plan for further zoning changes based on strategies found in Climate Action & Adaptation Plan and Comprehensive Plan

• 6/11/2024 City Council Public Hearing on Proposed Amendments to Medford Zoning Ordinance, Chapter 94; video recording of meeting
  • Community Development Board Recommendations (all adopted by City Council)
  • Table of Use and Parking Regulations 
  • Municipal Site Plan Review 
  • Changes to Section 94-12.0: Definitions 
• 6/5/2024 Public Hearing Notice and Presentation Slides for CDB Public Hearing on Phase 1 Zoning Changes – regarding updates to Table of Uses, existing zoning map in GIS format, new and modified definitions, and municipal Site Plan Review. 
• 6/5/2024 Video recording of CDB Public Hearing on Phase 1 Zoning Changes (begins about 1:30 in).
• 6/12/2024 Planning and Permitting committee packet and memo and video recording – updates on prioritization of zoning recommendations from CAAP and Comprehensive Plan; updates to mapping analysis; inclusion of new topics for inclusion in work plan. 
• 5/22/2024 Planning and Permitting committee packet and memo and video recording – updates on proposed zoning definitions to be modified and new definitions; updates to project timeline. 
• 5/8/2024 Planning and Permitting committee packet and memo and video recording – reflecting updates to list of proposed changes and zoning strategies, overview of strategies in Climate Action and Adaptation plan, and a first pass at changes to definitions. 
• 4/24/42024 Planning and Permitting Committee packet, memo and presentation and video recording – reflecting updates to list of proposed changes and zoning strategies, and evolution of draft work plan.

In 2024, Innes Associates prepared a suite of maps of the City of Medford visually describing different community assets and attributes, demographics, land uses and more. These maps are used to inform all future discussions of zoning topics. 

→ View the maps here. 

→ Watch the recording of the 7/24/2024 Mapping Analysis Workshop in Planning & Permitting Committee.

→ Review the summary of feedback from the Mapping Analysis Workshop. 

→ Compare against the map of Medford’s zoning districts, which reflects updates through June 2024.

What is zoning?

Zoning rules are how communities govern what may or may not be built, and where. Without zoning, a developer could build a single-family next to a highway, or a high-rise next to the Fells. With zoning, we create the rules for what may be built where, and what conditions that developers must adhere to – height, number of units, what the building will be used for, dimensions, amount of open space on the lot. 

Through zoning, we organize our community into districts and develop rules and standards for each, according to what makes sense for that area. Zoning is how we control what the fabric of our community looks like.

Why should we update our zoning?

The City of Medford spent years reaching out to thousands of Medford residents to form the foundation of our new Comprehensive Plan, Housing Production Plan, and Climate Action and Adaptation Plan. These documents articulate our shared community goals of incrementally increasing our housing supply, reducing emissions, promoting vibrant and walkable neighborhoods, and more. Medford’s zoning overhaul, the first major one in decades, addresses outdated and inefficient codes that hindered housing and mixed-use projects. By modernizing these regulations, the city is creating a foundation for equitable development, making it easier to build affordable housing and mixed-use developments, while promoting energy-efficient buildings and walkable communities. These updates will reduce car dependence, support small businesses, and create hubs that benefit the environment and economy, positioning Medford for a greener, more connected, and resilient future.

So we’ve changed zoning. How fast will I notice changes? 

Changing zoning does not mean that changes happen immediately or overnight. Changing zoning means changing what can happen when property owners or developers decide to develop vacant lots or redevelop existing buildings. When we change zoning, we change what a property owner or developer is allowed to do with their property. It does not force changes to the parcels or properties. 

What does it mean that something is done “by right”?

“By right” means what a developer or builder may do as a matter of course, without any need to seek special permissions, building permits, or zoning variances: a type of use (i.e., a medical office, a multiunit residential building), or a characteristic of the building (i.e., number of stories or units, or setback from the sidewalk).

What does it mean for businesses and existing buildings when zoning rules are updated? 

Under all zoning, whether new or unchanged: 

• If an existing use is “nonconforming” with current zoning, it can continue. 
• If the use stops for more than two years, then the use is no longer allowed, regardless of ownership (i.e. if the property changes hands, or doesn’t). In other words: If the business sells to another owner, the same use can continue, as long as there hasn’t been a lapse of 2 or more years since the prior business was open and operating at the site.
• If an owner wants to sell for a different nonconforming use, for example, a New Dealership to a Used Dealership, that would be considered a change of use and would not be allowed.
• Medford allows Use Variances via the Zoning Board of Appeals. However, it’s a high standard to be able to receive a Use Variance; the decision is based on a lot’s shape, topography, and soil conditions. Use Variances are not awarded simply because a new use is similar to a prior approved use.  
• Existing nonconforming uses need to get a special permit to increase the non-conformity.  For example, this would occur if an owner wanted to expand an existing, nonconforming building to do more business under the same use at the same site. 
• Other subtleties may factor into existing non-conforming properties that have different rights. For specific questions and specific cases, property owners should consult with a zoning lawyer on their rights and responsibilities under MGL Ch 40A. 

Before the current zoning overhaul, the City amended its zoning table of uses in 2023. A zoning table of uses shows what type of activities, buildings, and businesses are allowed or not allowed in certain parts in a city. The 2023 Zoning Table of Use amendments  aimed to reflect the current needs of the community, making updates to outdated definitions, and changing the approval process of certain uses. 

→ Read the approved 2023 Zoning Amendments.