Residential Zoning Proposal

Proposed residential zoning map

Current residential zoning map

On December 16, 2025, the City Council voted to withdraw the Residential, ADU, and Squares proposals from consideration. The Residential and ADU proposals were referred back to the Planning and Permitting Committee in order for the City Council to continue to workshop these proposals. However, work on these proposals will not begin until a new contract that secures funding for communication and neighborhood meetings is established.

Where, what, and why?

Neighborhood and Urban Residential zoning is a framework for updating zoning rules for residential areas of the City. The goal of this proposal is to
- Modernize our current residential zoning code
- Create a gradient of housing options, from the lowest-density residential housing in current SF1 and SF2 districts, up to higher-density that is needed and appropriate in more urban pockets of the City
- Allow neighborhood growth in each area of the City
- Tailor zoning rules to each area’s unique needs and characteristics.
What factors go into the residential district proposals, and how do we choose what areas should be what subdistrict?
- Proximity to moderate- and high-frequency public transit
- Proximity to higher job density areas
- Predominant lot sizes and topography in each area
- Existing residential types in each area
- Creating a transition between lower- and higher-density areas
This project is one piece of the City Council’s comprehensive zoning review process. It was preceded by the Mystic Avenue Corridor District proposal, Salem Street Corridor District Proposal, and Green Score Proposal. After the Committee completes its review and amendments to this proposal, it will be referred to the Community Development Board for further review in public meetings.

Proposed updated residential subdistricts

“Subdistricts” are how the different areas of the City are categorized and organized under zoning. Each subdistrict has different rules for what height, density, lot size, etc., a building may be by-right.
Subdistrict alone is not the final word on what may be built on any given parcel. Subdistricts set the “ceiling” for what may be developed on a given lot, but what is permitted to be built there in practice is impacted and constrained by other factors and requirements from the state Building Code and from other requirements within Medford’s zoning code. These other requirements include: open space minimums, lot coverage requirements, frontage and setback requirements, parking requirements, and other dimensional requirements and performance standards.
Currently, in this draft proposal, maximum by-right heights are three stories for all residential districts with the exception of UR2, where a fourth story may be allowed if Incentive Zoning (IZ) conditions are satisfied.
For the Neighborhood and Urban Residential zoning proposal, the new, proposed subdistricts are NR1, NR2, NR3, UR1, and UR2. This is what is allowed by-right in each one under the current draft proposal.
- NR1
  - Single-unit dwellings
  - Historic Conversion of up to 2 Units per historic building
  - ADUs
- NR2
  - Single-unit dwellings
  - Two-unit dwellings
  - Historic Conversion of up to 3 units per historic building
  - ADUs
- NR3
  - Single-unit dwellings
  - Two-unit dwellings
  - Three-unit dwellings
  - Townhouses
  - Historic Conversion of up to 4 units per historic building
  - ADUs
- UR1
  - Two-unit dwellings.
  - Three-unit dwellings.
  - Historic Conversion of up to 5 units per historic building.
  - Townhouses.
  - Multiplexes of 4-6 units.
- UR2
  - Townhouses.
  - 3-unit dwellings.
  - Multiplexes of 4-6 units.
  - Multiple units dwellings of more than 6 units.
- Mixed-use
  - Multiple-unit dwellings of more than 6 units: 4 stories maximum by-right, with an additional 2 stories with Incentive Zoning.
  - This district is a new addition as of the 2/12/2025 revised version of this proposal. It is designed to encourage commercial development in existing high-density areas of the city, where amenities are needed.

Impact of dimensional requirements, performance standards, and other constraints on new allowed uses under the proposed zoning

All projects proposed under new zoning would be subject to significant requirements in addition to minimum lot size and maximum number of units, including all other dimensional requirements, performance standards, off-street parking requirements, affordable unit inclusionary zoning and Green Score (when applicable), as well as the Building Code. These requirements mean that new projects on many lots will not contain the maximum number of principal and accessory housing units allowed in the proposed zoning district.

How do ADUs and "Historic Conversion" fit in?

Under a new state law, ADUs (Accessory Dwelling Units) under 900 square feet must be allowed by-right in all single-family zoning districts. The proposed Neighborhood Residential subdistricts (NR1, NR2, and NR3) reflect this requirement because they allow single-unit dwellings by-right.
Historic Conversion allows for the conversion of an existing structure that is a minimum of 70 years old and originally designed as one unit to be renovated to contain multiple units, with no change to the building’s exterior.
The goal of this mechanism is to allow for more small and diverse housing options, provide another mechanism for incrementally increasing density across the City, and ensure that development can occur while preserving and maintaining cultural heritage and historical character.

What currently exists in residential zones

Currently, broad swathes of North and West Medford are zoned for single-family only, along with pockets in Glenwood, Hillside and Wellington; two-family dwellings are common throughout Haines Square, Glenwood, Hillside, South Medford, and some areas of West Medford. Denser housing is concentrated in South Medford, Hillside, Medford Square, and near Tufts University. Nonconforming structures are scattered throughout all areas of the City.

How does this proposal differ from what currently exists?

This zoning proposal proposes new, modern residential zoning categories for all residential areas of the City. SF1, SF2, GR, APT1, and APT2 are recategorized as NR1, NR2, NR3, UR1 and UR2.
The five new subdistricts create a gradient, from lowest density (NR1) to highest density (UR2).
Together with recent changes in State law, these new proposed subcategories, and their proposed distribution over Medford’s residential areas, represent changes for every neighborhood of the City.
What district goes where, and how much density is allowed where, is guided by characteristics and context like existing uses, topography, public vs. private ways, and access to transit. For example, in North Medford, narrow winding streets, steep grades, and a number of private ways (as opposed to public ways, which are roads owned and maintained by the City of Medford) affect what level of density and development is appropriate and possible.
Medford also has residential areas that now are next to brand-new transit hubs, where greater density may be appropriate; and areas where current zoning does not reflect the denser housing types that are already present.
This proposal has gone through several drafts and iterations, as the City Council and City Staff continue to work with the zoning consultant to tweak and make changes to the boundaries of each residential subdistrict in response to Councilor, staff, and community feedback.

Building heights

Currently, the maximum by-right height for parcels in current SF1, SF2, or GR districts is 3 stories. (2.5 stories are allowed for detached single-family buildings; 3 stories applies to the middle and end units in an attached single-family in GR districts only; and an additional 4th floor is extended to Assisted Living residential structures.)
Under this proposal, the maximum by-right height remains 2.5 stories in NR1 and NR2 subdistricts (which are predominantly SF1 and SF2 districts under current zoning); and maintains 3 stories by-right in NR3, UR1, and UR2 subdistricts. In UR2 subdistricts only, a 4th story may be allowed if Incentive Zoning conditions are met.

FAQs

My existing single-family or two-unit home conforms with current zoning. If the zoning proposal passes and my type of home is no longer permitted by-right, what happens? Am I still allowed to renovate my home?

Yes. Our Code of Ordinances (Section 94) provides for protections for nonconforming uses and structures. Section 94–5.5 reads, “Nonconforming single and two family residential structures may be reconstructed, extended, altered, or structurally changed upon a determination by the building commissioner that such proposed reconstruction, extension, alteration, or change does not increase the nonconforming nature of said structure and adds not more than 100 percent to its gross floor area.” More about these regulations is available to read here.

If a certain type of residential building is allowed by-right in a residential subdistrict, does that mean it can be constructed on any lot in that subdistrict?

Subdistrict alone is not the final word on what may be built on any given parcel. Subdistricts set the “ceiling” for what may be developed on a given lot, but what is permitted to be built there in practice is impacted and constrained by other factors and requirements from the state Building Code and from other requirements within Medford’s zoning code. These other requirements include: lot size, open space minimums, lot coverage requirements, frontage and setback requirements, parking requirements, and other dimensional requirements and performance standards.

Public meeting documents and recordings

6/16/2025 Community Development Board Meeting: Presentation by Innes Associates on Residential zoning:
5/21/2025 Community Development Board Public Hearing presentation and reformatted zoning proposal. Proposal zoning map presented is the same version as presented on 5/7/2025.
5/7/2025 Community Development Board Public Hearing presentation, updated zoning proposal, updated proposed zoning map, and video recording – further discussion of zoning topic including updated proposal map
4/16/2025 Community Development Board Public Hearing presentation and video recording–discussed Accessory Dwelling Units (ADUs) in the context of the Neighborhood Residential zoning topic.
4/2/2025 Community Development Board Public Hearing presentation, initial zoning proposal referred from City Council, initial zoning map, and video recording–introduction of Neighborhood Residential zoning topic to the Community Development Board and 1st Public Hearing.
3/27/2025 Public Q&A – slide deck and meeting recording
2/26/2025 Planning and Permitting committee packet and memo and video recording – further discussion of Neighborhood and Urban Residential zoning topic, district boundaries, dimensional requirements, and protections for nonconforming structures.
2/12/2025 Planning and Permitting committee packet and memo and video recording – further discussion of Neighborhood Residential zoning topic, district boundaries, and initial discussion of Urban Residential district zones
1/29/2025 Planning and Permitting committee packet and memo and video recording – further discussion of Neighborhood Residential zoning topic and district boundaries
1/15/2025 Planning and Permitting committee packet and memo and video recording – introduction of Neighborhood Residential zoning topic

Updates to ADUs (Accessory Dwelling Units)

At a glance

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.

ADU updates required by State Law

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.

Local options for ADUs

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.

FAQs

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 requirements.

In parts of the City where ADUs are allowed by-right, can ADUs always be constructed on any lot where a property owner wishes to construct one?

For an ADU to be allowed, it must be allowed under Medford’s zoning, and satisfy dimensional requirements under zoning, and be compliant with the State Building Code. State Building Code requirements are not eased for ADUs, including Protected ADUs.

As a hypothetical example, a basement might be allowed to be converted into an ADU if the zoning for that parcel allows ADUs by-right, but if it has ceilings shorter than the minimum required by State Building Code and/or lacks a second means of egress, then it is out of compliance with State Building Code and would not be allowed to be converted into an ADU.

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.

Public meeting documents and recordings

5/27/2025 Updated ADU regulations proposal referred from City Council to Community Development Board
5/8/2025 Public Q&A slide deck
4/30/2025 Planning and Permitting Committee slide deck (ADUs topic begins on slide 27) and video recording
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

Interactive Zoning Viewer

Innes Associates has developed a new online tool that residents may use to more deeply investigate the zoning changes being proposed for specific parcels in Medford.

Please click here or paste the following link into your browser: https://arcg.is/yP0Se

For step by step instructions on how to use the map, watch this tutorial.

What does the map show us?
Where does the information on this map come from?

What does the map show us?

This tool is intended to provide the city with information about proposed zoning changes and existing land use and geographical information throughout the city.

To use the map, type in and select a specific address you would like to look at, then click on the highlighted parcel on the map. When a parcel is selected, the tool will display certain information about that specific parcel: the year the structure was built; its existing use (what is built there); its existing zoning; and the zoning that is currently being proposed for that area.

“Current” zoning is the pre-overhaul zoning that currently exists for the City. “Proposed” zoning reflects the potential changes that are being discussed, recommended, and voted on in this process.

New zoning proposals have not yet been developed for all areas of the City, so some parcels may not display proposed zoning.

The sidebar will display the lot’s existing dimensions, the requirements of the current zoning, and the changes to dimensions that would be adopted if the proposed zoning changes are approved.

Note: All projects proposed under new zoning would be subject to requirements in addition to minimum lot size and maximum number of units, including all other dimensional requirements, performance standards, affordable unit inclusionary zoning and Green Score (when applicable), as well as the Building Code. These requirements mean that new projects on many lots will not contain the maximum number of principal and accessory housing units allowed in the proposed zoning district.

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Residential Zoning Proposal