Summary
This ordinance (ORD 2025 #16) significantly amends the Cambridge Zoning Ordinance by establishing four new zoning districts for the Massachusetts Avenue corridor: MAS-6, MAS-12, MAS-12A, and MAS-18. It revises Articles 2.000, 3.000, 4.000, 5.000, 6.000, 11.000, 17.000, 19.000, and 20.000 to integrate these new districts and update related regulations.
Key Goals of the New Districts (Section 17.802):
- Transform the corridor into a livable, walkable neighborhood with mixed-use buildings and active ground-floor uses.
- Improve the public realm with additional trees, plantings, shading, art, and recreational spaces.
- Encourage expanded sidewalk areas.
- Accommodate more housing development through increased density, including affordable housing.
Major Changes Include:
- Increased Residential Height & Density: No maximum Floor Area Ratio (FAR) for residential uses. Maximum building heights for residential uses are significantly increased, reaching up to 145 feet (12 stories) in MAS-12, MAS-12A, and MAS-18 districts, and potentially 220 feet (18 stories) in the MAS-18 district with a Porter Square Planned Unit Development (PUD) special permit.
- Porter Square PUD Overlay District (PUD-POR): Requires a minimum of 20% public or publicly beneficial open space, a minimum 0.5 FAR for retail (including a 20,000 sq ft grocery/merchandise store), and a minimum 3.0 FAR for multifamily housing.
- Site & Building Design Standards: Introduces detailed requirements for open space (e.g., 15% total, 10% public/beneficial for buildings 9+ stories), yard setbacks, upper story setbacks, façade transparency (e.g., 50% transparent glass for ground-story non-residential uses on primary streets), minimum ground story height (15 feet), and restrictions on structured parking.
- Parking & Transportation: Applies Business A district parking/loading requirements to the new Mass Ave districts, with provisions for the Planning Board to waive loading requirements by special permit.
- Development Review: The new Massachusetts Avenue Districts are designated as "Areas of Special Planning Concern," requiring a Project Review Special Permit for new non-residential construction of 20,000 square feet or more.
This ordinance was passed to a second reading on December 8, 2025, and is eligible to be ordained on December 22, 2025.
Citizen Impact
This ordinance will significantly reshape the Massachusetts Avenue corridor, potentially leading to taller buildings and more housing options, including affordable units. Residents can expect more mixed-use developments, improved public spaces, and new retail opportunities (including a potential large grocery store in Porter Square), but also changes to neighborhood character and increased development activity.
Confidence
high