Residential Zoning Proposal

• 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.

• “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.

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.

• 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. 

• 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. 

• 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.

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.

• 6/16/2025 Community Development Board Meeting: Presentation by Innes Associates on Residential zoning:

  • Introduction

  • Lot Requirements

  • ADUs

  • Private Ways

• 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