Compiled Council Amendments to the Affordable Housing Overlay 8.8.19
Affordable Ilousing Overlay - AS REFERRED BY HOUSING COMMITTEE ON APRIL 25,2019
ADD NEW DEFINITIONS TO ARTICLE 2.OOO:
Affordable Housing Overlay (AHO). A set of modified development standards set forth in Section
11.207 .3 of this Znning Ordinaace intended to allow increases in density, limited increases in height, and
relaxation of certain other zoning limitations for residential developments in which all units are made
permanently affordable to households eaming up to 100% of area median income.

AMEIIDING lencursc

Ofiered bv:

Crrlone

Affordable Housing Overlay (AHO). A set of modified development standards set forth in Section
ll .207 .3 of this Zoning Ordinance intended to allow increases in density, linite<Lincreases in heigh! and
relaxation of certain other zoning limitations for residential developments in which all units are made
permanently affordable to households eaming up to 100% of area median income'

I

Action:

Afordable Housing overlay (AHo) Dwelling unit. A dwelling unit within an AHo Project for which
oicupurcy is restricted to an AHO Eligible Household and whose rent or initial sale price is established
by the provisions of Section I 1.207.3 ofthis Zoning Ordinance.
Affordable Housing Overlqy (AHO) Eli4ible Household. A household whose gross household income
does not exceed the amounts set forth in Section 11.207 .3 of this Zoning Ordinance.

ADDINGlen$rse

Olfcrcd bv:

Zonderwen

Aflordable Housing Overlay (AHO) Eligible Househotd. A household whose gross household income
gI a h9glebqkLba!
does not exceed the amounts set forth in Section 11.207.3 ofthis Zoning Ordinance.
was livine in a building that is refurbished under the AHO.
2

Action:

Afordable Housing Overlay (AHO) Project The construction ofa new building or buildings and/or the
mldification of anixisting building or buildings resulting in single-family, two-family, townhouse, or
multifamily dwellings within which each dwelling unit is an AHO Dwelling Unit subject to the standards
and restrictions set forth in Section 1 1 .207 of this Zoning Ordinance.
Grade. The mean finished ground elevation of a lot measured either around the entire perimeter of the
building or along any existing wall facing a public street, which ground elevation is rnaintained naturally
without any structwal supPort.

ADDINGlugurse

Ofiercd by:

Zonderven

Nel Zero Rerd\, BrrT0rirg. A buildinq that is constructed so as to maximize eners.v efficiencv' eliminate
(e.s. solar PV.
onsite fo,ssil fuel combuition. maximize onsite renewable enerqv generation/recoverv
eeothermal or air-source heatinq & coolins.). and maximize onsite water conserv3l[g!
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 Action:

ADDINGlrncu.se

Ofiercd by:

Crrlone

Perneable Porkins. fDefinition mustbe added]

Action:

4

,9tor),. That portion of a building included between the upper surface of a floor and the upper surface
the floor or roof next above.

of

Story Above Grade. A story whose highest point is more than 4 feet above the Grade.

CREATE NEW SECTION:
1 1.207 AFFORDABLE IIOUSING OVERLAY

1.

Purpose rnd Intent
The purpose ofthis Section is to promote the public good by supporting the development of
housing that is affordable to households earning up to 100% of area median income. The intent of
this Section is to allow increases in density, limited increases in height, and relaxation of certain
other zoning limitations for residential developments in which all units are made permanently
affordable to households eaming up to 100% of area median income (referred to as "AHO
Projects," as defined in Article 2.000 ofthis Zoning Ordinance); to incentivize the reuse of
existing buildings in order to create AHO Projects that are more compatible with established
neighborhood character; to promote the city's urban design objectives while enabling AHO
Projects to be permitted as-of-righq subject to non-binding advisory design consultation
procedures; and to apply such standards throughout the City, to promote city planning goals of
achieving greater socioeconomic diversity and a more equitable distribution of affordable housing

citywide.

ADDINGhlcnece

Ofiered bv:

Crrloac

.. .to promote the city's urban design objectives (Article 19.30) while enabling AHO projects to be
perrnitted as-of-right, subject to non-binding advisory design consultation procedures and the results of
the desien review process shall inform funding decisions by the orincioal public funder. the Cambridge
Affordable Housing Trust: and to apply such standards throughout the City, to promote city planning
goals of achieving greater socioeconomic diversity and a more equitable distribution of affordable
housing and related suooort services cityvride.

Action:

5

ADDING bncurse

Ofiercd bv:

Devereur

The purpose of this Section is to promote the public good by supporting the development of
housing that is affordable to households eaming up to l00o% of area median income. The intent
ofthis Section is to allow incremenral increases in density, limited increases in heigh! and
relaxation of certain other zoning limitations for residential developments in which all units are

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 p".-anently affordable to households eaming up to 100o/o of area median income (referred
to as'AHO P-j"cts," as defined in Article 2.000 ofthis Zoning Ordinance); to incentivize the
reuse of existing buildings in order to create AHO Projects that are more compatible with
established neighborhood character; to promote the city's urban design objectives while enabling
AHO Projects to be permitted as-of-right, subject to non-binding advisory design consultation
proceduris that follow all desiqn guidelines set forth within this Ordinance; and to apply such
to promote city
standards throughout the City as apDropriate to t
planning goals ofachieving greater socioeconomic diversity and a more equitable distribution of
tn.ade

affordable housing citywide.

5A

Action:

2.

Applicability
(a) The provisions set forth in this Section shall apply to AHo Projects, as defined.in Article
2.00b ofthis Zoning Ordinance, in all zoning dis6icts except Open Space Districts.
(b) An AHO project shall meet all ofthe standards set forth in this Affordable Housing Overlay,
oielse it shall bJ subject to the requirements otherwise applicable in the zoning district.

3. Standards for Eligibility, Rent, and Initial Sale Price for AHO Dwelling Units
(a)

All dwelling units in an AHo Project shall comply with the standards for AHo Dwelling

Units as set forth in this Section.
(b) For all AHO Dwelling Units:

(i)AHoDwellingUnitsshallberentedorsoldonlytoAHoEligibleHouseholds,with
pief".en"e giuen io Cambridge residents, in accordance with standards and procedures
related to selection, asset limits, and marketing est4blished by the Community

Development Department.

(ii)AHoDwellingUnitsshallbecreatedandconveyedsubjecttorecordedcovenants
approved by the Community Development Departrnent guaranteeing the permanent
uuuituUitityotttt" AHO Dwelling Units for AHO Eligible Households'

(i) AHO Dwelling Units shall be rented or sold only to AHO Eligible Households, with
Cambridge residents who
iieference given io Cambridge residents, and recent
ixoerienceia no-fault evicti6n in the last l2 months. in accordance with standards and
p-""d*"*"t"t"d t" telection, asset limits, and marketing established by the
Community Development Department'
(ii) No change

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 (iv) In anr- project that replaces or renovates an existing buildins. allthe tenants/owners
lir ins in the building shall be giren the ootion to rent/ourchase a colnparable AHC)
Dwellinq Unit in the new/renovated building. at an affordable rate. regardless of incornc.
Action:

6

(c) For rental AHO Dwelling Units:

(i) The gross household income ofan AHO Eligible Household upon initial occupancy
shall be no more than one-hundred percent (100%) of AMI.

(ii) At least eighty percent (80%) of AHO Dwelling Units shall be occupied by AHO
Eligible Households whose gross household income upon initial occupancy is no more
than eighty percent (80%) of AMI.
(iii) Ren! including utilities and any other fees routinely charged to tenants and approved
by the Community Development Department, shall not exceed thirty percent (30%) ofthe
gross household income of the AHO Eligible Household occupying the AHO Dwelling
Unit or other similar standard pursuant to an applicable housing subsidy program which
has been approved by the Community Development Deparhnent.
(iv) After initial occupancy, the gross household income ofan AHO Eligible Household
shall be verified annually, or on such other basis required by an applicable housing
subsidy program which has been approved by the Community Development Departrnent,
to determine continued eligibility and rent, in accordance with policies, standards, and
procedures established by the Community Development Department.
(v) An AHO Eligible Household may continue to rent an AHO Dwelling Unit after initial
occupancy even ifthe AHO Eligible Household's goss household income exceeds the
eligibility limits set forth above, but may not exceed one hundred twenty percent (120%o)
of AMI for more than one year after that Eligible Household's gross household income
has been verified to exceed such percentage, unless otherwise restristed pursuant to an
applicable housing subsidy program which has been approved by the Community
Development Deparftnent.

(vi) Notwithstanding the requirements set forth in (i) through (v) above, an owner may
voluntarily choose to charge a lower rent tian as provided herein for AHO Dwelling
Units.
(d) For owner-occupied AHO Dwelling Units:

(i) The gross household income ofan AHO Eligible Household upon initial occupancy
shall be no more than one-hundred percent (100%) of AMI.
(ii) At least fifty percent (50%) of AHO Dwelling Units shall be sold to by AHO Eligible
Households whose gross household income upon initial occupancy is no more than eighty
percent (80%) of AMI.

(iii) The initial

sale price of an AHO Dwelling Unit shall be approved by the Community
Development Department and shall be determined to ensure that the monthly housing
payment (which shall include debt service at prevailing mortgage loan interest rates,
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 utilities, condominium or related fees, insurance, real estate taxes, and parking fees,
any) shall not exceed thirty percent (30%) ofthe monthly income of:

if

A household earning ninety percent (90%) of AMI, in the case ofan AHO
Dwelling Unit to be sold to an AHO Eligible Household whose income upon
initial occupancy is no more than one-hundred percent (100%) of AMI; or
1.

2. A household earning seventy percent (70%) of AMI, in the case ofan AHO
Dwelling Unit to be sold to an AHO Eligible Household whose income upon
initial occupancy is no more than eighty percent (80%) of AMI.
(e) An AHO Project meeting the standards set forth herein as approved by the Community
Development Departrnent shall not be required to comply with the Inclusionary Housing
Requirements set forth in I 1.203 ofthis Zoning Ordinance.
4. Use
an AHO Project may contain single-family, two-family, townhouse, or
multifamily dwellings as-of-right. Townhouse and Multifamily Special Permit procedures

(a) In all zoning districts,
shall not apply.

floor as they may be
permitted as-of-right in the base zoning district or the overlay district(s) that are applicable to
a lot, which for the purpose ofthis Section shall be limited to Institutional Uses listed in
Section 4.33, Office Uses listed in Section 4.34, and Retail and Consumer Service uses listed
in Section 4.35 that provide services to the general public.

(b) An AHO Project may contain active non-residential

AMENDINGlrncrrse

uses on the ground

Oficrcdby:

Crrlone

(b) An AHO Project may contain active non-residential uses on the gtound floor as they
may be permitted asof-right in the base zoning district or the overlay district(s) that are
applicable to a lo! which for the purpose ofthis Section shall be limited to Institutional
Uses listed in Section 4.33, Office Uses listed in Section 4.34, and Retail and Consumer
Service uses listed in Section 4.35. All such sround floor uses shall thatsprovide services to
the general public.
7

Action:

AMENDING end AITDING leusurso

Oficrrd bv:

Zonderven

an AHO Project may contain single-family, two-family,
townhouse, or multifamily dwellings as-of-right and the minimum lot
unit restrictions in table 5-l shall not applv. Townhouse and Multifamily Special Permit
procedures shall not apply.

(a) In all zoning districts,

(b) An AHO Project may contain active non-residential uses on the ground floor as+hey
may+€"emise+as-otri ght
applieable+e-eloq which for the purpose of this Section shall be limited to Institutional
Uses listed in Section 4.33, Office Uses listed in Section 4.34, and Retail and Consumer
Service uses listed in Section 4.35. that provide services to the general public.

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 An AHO Project site that contains a previously existing non-residential use on the
ground floor of a building must provide a viable site for the relocation for the use to
operate during any redevelopment, renovation, construction, or any alternative
thereto that would prohibit continuous operation ofthe existing use at the AHO
Project site. A viable site will be defined as any locus where the existing use is
allowable under Article 4 ofthis Ordinance that has similar operational costs and
proximity to transit. All costs associated with relocation including loss ofbusiness
will be the sole responsibility of the AHO Developer. Additionally, once the AHO
Project is complete the AHO Developer is required to offer the previously existing
non-residential use tenant a first right of refusal on any non-residential space on the
ground floor ofthe AHO Project at a rental amount equal to 5olo ofannual gross
income for the pre-existing non-residential use for a duration of less than ten ( l0)
years. The first right of refusal must be offered after a certificate of occupancy is
granted to non-residential use or within four (4) months of signing of a lease to any
tenant in the building, rvhichever is the lesser.

Action:

5. Development Standards
5.1 General Provisions

(a) For the purposes ofthis Section, the phrase 'Disaict Development Standards" shall refer to
the development standards ofthe base zoning distict as they may be modified by the
development standards ofall overlay districts that are applicable to a lot, but not the standads set
fordr within this Affordable Housing Overlay, and shall include standards that are permitted asof-right or allowable by special permit.

(b) For an AHO Projec! the following development sandards shall apply as-of-right in place of
the more restrictive District Development Standards, except as otherwise stated. Where dre
Distict Development Standards for any type of use are less restrictive than the standards set forth
below, such less restictive development standards shall apply as-of-right to an AHO Project.
(c) An AHO Project that conforms to the following development standards shall not be subject to
other limitations that may be set forth in Article 5.000 or otler Sections ofthis Zoning Ordinance,
including limitations on Floor Area Ratio (FAR) and lot area per dwelling unit except as
otherwise stated in this Section.
5.2 Dimensional Standards for AHO Projects

5.2.1 Building Height and Stories Above Grade
(a) Where the District Dimensional Standards allow a maximum building height of 40
feet or less, an AHO hoject shall contain no more than four Stories Above Grade and
shall have a maximum height of45 feel as measured from existing Grade. For AHO
hojects containing active non-residential uses on the ground floor, the maximum height
may be increased to 50 feet but the number of Stories Above Grade shall not exceed four
stories.

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 ADDING laneuese

Olfered bv:

Mellon & McGovem

(b) BA and BA-2 Zones are to be reqarded as "prosressive transitional zones." An AHO
Project in these zones shall contain no more than six Stories Above Grade and shall
have a maximum heisht of 60 feet. reeardless of eround floor use.

Action:

9

ADDINGhnsuroe

(b)

Ofiered bv:

Crrlone

Where the District Dimensional Standards allow a maximum building height of more
than 40 feet up to 45 feet. an AHO Project shall contain no more than five stories
Above Grade and shall have a maximum height of55 feet. as measured from existing
Grade. For AHO Projects containing active non-residential uses on the eround floor.
the maximum height may be increased to 60 feet but the number ofStories Above
Grade shall not exceed five stories.

i.

Portions ofbuildings that are within 35 feet ofa district whose District
Dimensional Standards allow a maximum buildine heieht of35 feet or less
shall be reduced to a maximum offour Stories Above Grade and a
marimum heieht of47 feet. as measured from existine Grade. exceot
where the buildine abuts a non-residential use.

Action:

10

(c)

Where the District Dimensional Standards allow a maximum building height of more
than 40 feet, an AHO Project shall contain no more than seven Stories Above Grade
and shall have a maximum height of80 feet, as measured from existing Grade,
except as further limited below.

AME{DINGhrorcc
(c)

Oftrcdbv:

Grtonc

Where the District Dimensional Standards allow a maximum building height of 50
feet or more than4e*eq an AHO Project shall contain no more than seven Stories
Above Grade and shall have a maximum height of80 fee! as measured from
existing Grade, except as further limited below.

Action:

l1
(i) Portions of buildings that ar€ within 35 feet ofa disaict whose District
Dinensional Standards allow a maximum building height of40 feet or less shall
be reduced to a maximum offive Stories Above Grade and a maximum height of
60 feet, as measured from existing Grade, except where the building abuts a nonresidential use.

(d) Each Story Above Grade shall have a minimum height of 10 feet.

ADDING hncurse

Olfercd by:

Mallon & McGovern

(e) No dwellins units shall be located below erade.
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 Action:

ADDING lansuese

Olfercd bv:

ll{allon & McGovern

5.2.2 FAR Limitations in Residential Districts

(a) Where the District Dimensional Standards allow a maximurn building height of 40
feet or less. an AHO Project shall have an FAR limit of3.0.

l3

Action:

ADDINGleneuecc

0fierod by:

Culone

5.2.2 Densitv

(a) Floor

Area Bonus Ratios lSpoken Cit! anal.vsis indicated that the allov'ahle sauare
footase must be muhiplied b! 2.5 (for existing hisher density districts) to 1.0 (for existing
lower densit.v districts) to make affordable horcing econonicallv viable in our exisling
housing and contmercial market.l

(b)

Bonus Densiq Chart I include existine FAR und pronosed Bonus FAR.for each affected
zoninq districtl
14

Action:

5.2.3 Yard Setbacks

(a) For the purpose ofthis Section, the applicable District Dimensional Standards shall
not include yard setback requirements based on a formula calculation as provided in
Section 5.24.4 ofthe Zoning Ordinance, but shall include non-derived minimum yard
setback requirements set forth in Article 5.000 or other Sections of this Zoning
Ordinance.

(b) An AHO Project shall have a minimum front yard setback of 10 feel except where
the District Dimensional Standards establish a less restrictive requirement. However, the
front yard setback may be reduced to the average ofthe front yard setbacks of the preexisting buildings on the lots adjacent thereto on either side, if such average is less than
the front yard setback otherwise required.

A}iEIUUNGhryrlrle

Oficrtd by:

Cetlonc

(b) An AHO Project shall use the averaee front yard setback ofexisting. adjacent
buildings (two on each side but not including corner lots) above two (2) stories hieh or as
called out in zoning. whichever is less. Corner lots shall have a minimum front yard
setback of 10 fee! except where the District Dimensional Standards establish a
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 restrictive requirement.
efttp fr€nt yard setba€trs o€ *i€

(c) An AHO Project shall have a minimum side yard setback of 7.5 feet, except where the
District Dimensional Standards establish a less restrictive requirement.

AMEltlD[{G lslgurce

Ofiercd bv:

Cerlone

(c) An AHO Project shall have a minimum side yard setback of 7.5 feet ex€€#er€+he
but the sum ofthe new oroject setback and the existing adjacent property setback add uo
to a minimum of 20 feet. Horvever. if the District Dimensional Standards establish a less
restrictive requirement that dimension will be the required setback.

Action:

r6

(d) An AHO Project shall have a minimum rear yard setback of20 fee! except where the
Disfict Dimensional Standards establish a less restrictive requirement.

AMDNDINGhlguca

Ofiercdby:

Crrlone

(d) An AHO Project shall have a minimum rear yard setback of20 feet but the sum of
the new oro.iect setback and the existing adjacent residential prooerty setback add uo to a
minimum of 40 feet.
r€strb{iv€-reSr*ir€meng

Action:

t7
(e) Projecting eaves, chimneys, bay windows, balconies, open fire escapes and like
projections which do not project more than 3.5 feet from the principal exterior wall plane,
and unenclosed steps, unroofed porches and the like which do not project more than ten
(10) feet beyond the line ofthe foundation wall and which are not over four (4) feet
above Grade, may extend beyond the minimum yard setback.

(f) Bicycle parking spaces, whether short-term or long-term, and appurtenant structures
such as coverings, sheds, or storage lockers may be located within a required yard
setback.

ADDINGlrreurse

Ofiercd bv:

I)weneur

(f) Bicycle parking spaces, whether short-term or long-term, and appurtenant structures
such as coverings, sheds, or storage lockers may be located within a required yard
setback but no closer than 7.5 feet ofan existing residential structure that abuts.
Action:

t'7A

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 5.2.4 Open Space

(a) Except where the District Dimensional

Standards establish a less restrictive
requirement or as otherwise provided below, the minimum percentage of open space
to lot area for an AHO Project shall be 30%. However, the minimum percentage of
open space to lot area may be reduced to no less than 15olo if at least one ofthe
following criteria is met:

(i) An area commensurate with such reduction is used to provide off-street
surface parking spaces on the lot along with necessary driveways and access
aisles.

SIRIKING Langurge

Offered by:

Mdlon & McGovern
Zotrdervrn

surfaee p^rking sp&

aisl€s,

l8

Action:

(ii) The AHO Project includes the preservation and protection ofan existing
building included on the State Register of Historic Places.

ADDINGlargurgc

Oficrcdby:

Zoldcrreu

(ii) The AHO Project includes the preservation and protection ofan existing
building included on the State Register of Historic Places and the site cannot
accommodate 300/o open space.
19

Action:

(b) The required open space shall be considered Private Open Space but shall be subject
to the limitations sa forth below and shall not be subject to the dimensional and other
limitations set forth in Section 5.22 of this Zoning Ordinance. hivate Open Space shall
exclude parking and driveways for automobiles.
(c) At least half ofthe required open space shall meet the definition of Permeable Open
Space as set forth in this Zoning Ordinance.

AMEIIDING l-'!gn-oc

Ofhrtd by:

Zondcrven

(clA+-least*elf All ofthe required open space shall meet the definition ofPermeable
Open Space as set forth in this Zoning Ordinance.
Action:

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 (d)

All ofthe required

open space shall be located at Grade or on porches and decks that
floor elevation of the lowest Story Above Grade. Open space may
be located at higher levels, such as balconies and decks, but shall not count toward
meeting the required Private Open Space for the purpose ofthis Affordable Housing
Overlay.
are no higher than the

STRIKING and ADDING Lansuue

Ofrered bv:

Mdlon & McGovern

All ofthe required open space shall be located at Grade or on porches and decks tiat
are no higher than the floor elevation of the lowest Story Above Grade. Open space may
be located at higher levels, such as balconies and decks, bu++hdl-neleer+ntte+vaC
d)

ing

(@.

(i) Shared above grade spaces. such as roofdecks or balconies accessible to all
tenants may count towards the Dercentage of reouired private oDen space.
Action:

2l
ofthis Affordable Housing Overlay, area used for covered or
uncovered bicycle parking spaces that are not contained within a building shall be
considered Private Open Space, but shall not be considered Penneable Open Space.
(e) For the purpose

SRIXINGlrlsu.se

Oficmd bv:

Zondel.r'u

(e) For the purpose ofthis Affordable Housing Overlay, area used for covered or
uncovered bicycle parking spaces that are not contained within a building shall be
considered Private Open

Spac

Action:

.

22

5.3 Standards for Existing Buildings

A building that is in existence

as ofthe effective date ofthis Ordinance and does not conform to
the standards set forth above in this Affordable Housing Overlay may be alterd reconstructed,
extendd and/or enlarged for use as an AHO Project as-of-right in accordance with the standards
set forfi below. Except as otherwise stated, the following standards shall apply to development
oontained within the envelope ofthe existing building and enlargements or additions occurring
outside the envelope ofthe existing building shall conform to the standards for new construction

set forth above.
(a) The modifrcations to a nonconforming structure allowed as-of-right or by special
permit in Article 8.000 of this Zoning Ordinance shall be allowed as-of-right for an AHO

hoject.
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 (b) Gross floor area may be added or reconstructed within the interior ofthe existing
building, provided that the resulting number of Stories Above Grade is not more than the
greater ofthe existing number of Stories Above Grade, the maximum number of stories
permitted for new construction as set forth above, or the existing height ofthe building
divided by l0 feet.
(c) Insulation may be added to the exterior ofan existing exterior wall to improve enerry
efficiency, provided that the resulting exterior plane ofthe wall shall either conform to
the yard setback standards for an AHO project set forth above or shall not intrude mor€
than eight (8) inches further into the existing yard setback.
(d) An existing building may be moved to a new location on a lot, provided that the
resulting height of the building above Grade at its new location shall be no greater than
the height above Grade at its existing location, or the maximum building height permitted
for an AHO Project as set forth above, whichever is greater, and also provided that the
resulting yard setbacks shall not increase any nonconformance with the required yard
setbacks set forth above for an AHO Project.
(e) Where the existing amount ofopen space on the lot does not conform to the standards
for an AHO Project set forth above, the existing amount ofopen space shall be the
required amount. However, permitted alterations to the structure or lot including but not
limited to moving the building footprint, installing exterior insulation, installing bicycle
parking, or installing exterior features to improve accessibility may displace existing
open space so long as such open space is reestablished elsewhere on the site to the extent
possibie and the total arnount ofopen space is not decreased from the existing condition
by more than 5% or 100 square feet, whichever is greater.

Ofrertd bv:

STRIKING end ADDINC lrncurse

Devereux

(e) Where the existing amount ofopen space on the lot does not conform to the standards
for an AHO Project set forth above, the existing amount ofopen space shall be the
required amount. However, permitted alterations to the structure or lot including but not
limited to moving the building footprin! installing exterior insulation, installing bicycle
parking or installing exterior features to improve accessibility may displace existing
op"n spac" .o long as such open space is reestablished elsewhere on the site tethe-extent
pessible and the total amount ofopen space is not decreased fiom the existing condition
by more than 5% or 100 square feet, whichever is greater-195591.

224

Action:
6. Parking and Bicycle Parking

The limitations set forth in Article 6.000 ofthis Zoning Ordinance shall be modified as set forth
below for an AHO Project.

a.l

Required Off-Street Accessory Parking

(a) Off-street parking shall
Dwelling Unit, except

be required at a minimum ratio of 0.4 space per AHO

as

further modified below.

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 (b) Off-street parking shall not

be required for an AHO Project on a lot that is located, in
whole or in part, within one half-mile of a public rapid transit station or within one
quarter-mile ofa bus stop viith a scheduled peak hour frequency ofat least six buses
per hour during 7:00 to 9:00 AM and 4:00 to 6:30 PM on weekdays.

AME{DINGLclell.ce

Offercd bv:

Zrndervu

(a) Off-stre€t parking shall not be required at-a-minimua+atie-efe4sprce per AHO
Dwelling Unit, except as further modified below.

(b) Off-street parking shall not be required for an AHO Project except to ensure
compliance with the ADA. In addition to providing ADA compliant parking. sullcient
parkinq and driveway infrastructure shall be included to accommodate pick-up and dropoffactivities bv motor vehicle. as well as short-term parking and loadingzones for
moving vans and delivery trucks

@i+€ae

4$e+e{+3@.

h€ur during 7:00 to 9

Action:

23

(c) The requirement for off-street parking spaces shall be waived for AHO Dwelling
Units created within existing buildings in existence as ofthe effective date ofthis
Ordinance. In addition, the requirement for off-street parking spac€s shall be waived for
any new construction, in the form ofadditions or stand-alone buildings, ofan AHO
Project on a lot that also includes the preservation and protection ofa building included
on the State Register of Historic Places.
(d) Where the number of off-street parking spaces required by this Affordable Housing
Overlay would otherwise be four spaces or fewer, the requirement to provide off-street
parking spaces shall be waived.

STRIKING rud ADDING trlcurse

Ofiered bv:

Deyereur

(d) Where the number of off-street parking spaces required by this Affordable Housing
Overlay would otherwise be four spaces or fewer, the requirement to provide oflstreet
parking spaces shall be waived provided that the AHO project is within a % mile walk to
a T stoo as measured bv a route along the oublic way.

Action:

234
6.2 Accessory Parking Provided Off-Site
(a) Off-street parking facilities may be shared by multiple AHO Projects, provided that
the requirements of this Section are met by all AHO Dwelling Units served by the facility
ard the facility is within 1,000 feet ofall AHO Projects that it serves.
(b) OFsfeet parking facilities for an AHO Project may be located within existing
parking facilities located within 1,000 feet of the AHO Project and in a district where

Page 13

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of28

 parking is permitted as a principal use or where the facility is a pre-existing
nonconforming principal use parking facility, provided that the owner ofthe AHO
Project shall provide evidence offee ownership, a long-term lease agreement or
renewable short-term lease agreement, recorded covenant, or comparable legal
instrument to guarantee, to the reasonable satisfaction ofthe Superintendent ofBuildings,
that such facilities will be available to residents ofthe AHO Project.
6.3 Modifications to Design and Layout Standards for Off-Street Parking

(a) Notwithstanding Section 6.43.2, parking spaces may be anaaged in tandem without
requiring a special permit, provided that no more than two cars may be parked within any
tandem parking space.
(b) Notwithstanding Section 6.43.6, owners ofadjacent properties may establish common
driveways under mutual easements without requiring a special permit.
(c) Notwithstanding Paragra.ph 6.44.1(a), on-grade open parking spaces may be located
10 feet but not less than 5 feet from a building wall on the same lot or an adjacent
lot at the basement or first story without requiring a special permit, provided that such
parking spaces are screened from buildings on abutting lots by a fence or dense plantings-

within

(d) Notwithstanding Paragraph 6.44.1(b), on-grade open parking spaces and driveways
may be located within 5 feet ofa side or rear property line without requiring a special
permig provided that screening is provided in the form ofa fence or dense plantings at
the property line, unless such screening is waived by mutual written agreement ofthe
owner of the lot and the owner of the abutting lot.

AMEIIDING lergqsc

Ofiercd bv:

I)everem

(c) Notwithstanding Paragraph 6.44.1(a), on-grade open parking spaces may be located
within 10 feet but not less than 5 7.5 feet from a building wall on the same lot or an
adjacent lot at the basement or first story without requiring a special permit, provided
that such parking spaces are screened from buildings on abutting lots by a fence or dense
everpreen plantings.
(d) Notwithstanding Paragraph 6.44.1(b), on-grade open parking spaces and driveways
may be located within 5 feet ofa side or r€ar property line or within 7.5 of an abuttinq
residential structure witlout requiring a special permit, provided that screening is
provided in the form ofa fence or dense evergreen plantings at the property line, unless
iuch screening is waived by mutual written agreement ofthe owner ofthe lot and the
owner of the abutting lot.
23B

Action:

6.4 Modifications to Bicycle Parking Standards

(a) Notwithstanding Section 6.104, long-term or short-term bicycle parking spaces may
be located anyvhere on the lot for an AHO Project or on an adjacent lot in common
ownership or under common control.

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 (b) Notwithstanding Section 6.107.5, up to 20 long-term bicycle parking spaces may be
designed to meet the requirements for Short-Term Bicycle Parking Spaces, so long as
they are covered from above to be protected from precipitation.
(c) The requirement for short-term bicycle parking shall be waived where only four
fewer short-term bicycle parking spaces would otherwise be required.

of

(d) The number ofrequired bicycle parking spaces shall be reduced by half, up to a
maximum reduction of28 spaces, where a standard-size (19-dock) Public Bicycle
Sharing Station is provided on the lot or by the developer ofthe AHO Project on a site
within 500 feet ofthe lo! with the written approval ofthe City if located on a public
street or other City property, or otherwise by legally enforceable mutual ageement with
the owner of the land on which the station is located as approved by the CommunitSr
Development Departrnent. Ifadditional Public Bicycle Sharing Station docks are
provided, the number ofrequired bicycle parking spaces may be further reduced at a rate
of0.5 bicycle parking space per additional Public Bicycle Sharing Station dock, up to a
maximum reduction ofhalfofthe required number ofspaces.
(e) For AHO Dwelling Units created within an existing building, bicycle parking spaces
meeting the standards ofthis Zoning Ordinance shall not be required but are encouraged
to be provided to the extent practical given the limitations ofthe existing structure.
Bicycle parking spaces shall be provided, as required by this Zoning Ordinance, for
dwelling units in an AHO Project that are constmcted fully outside the envelope of the
existing structure.
6.5 Transportation Demand Management

An AHO Project whose parking requirements are waived pursuant to the provisions of this
Section shall provide, in writing, to the Community Development Department a Transportation
Demand Management program containing the following measures, at a minimum:
(a) Offering either a free annual membership in a Public Bicycle Sharing Service, at the
highest available tier where applicable, or a 50/o discounted MBTA combined subway
and bus pass for three months or pass of equivalent value, to up to two individuals in each
household upon initial occupancy ofa unit.

STRIKING lrrsurse

Offercd bv:

Ilevereur

(a) Offering either a free amual membership in a Public Bicycle Sharing Service, at the
highest available tier where applicable, or a 500/o discounted MBTA combined subway
and bus pass ferthreenentls or pass ofequivalent value, to up to two individuals in
each household upon initial occupancy ofa unit.

Action:

23C
(b) Providing transit information in the form of hansit maps and schedules to each
household upon initial occupancy ofa uni! or providing information and a real-time
transit service screen in a convenient common area ofthe building such as an €ntryway or
lobby.

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 {)DINGLancuree

Ofiercd by:

Cerlonc

7 Site Selection

Due to rhe above resulations. each site will offer different opportunities and conslraints for the
affordable housins develooer as well as impacts on the abutting neighbors. The prioriw of site
selection shall be orsanized by the degree that the selected location enhances affordable housing
renters' mobility. social interaction. and retail/servic€s access. as well as generates a qreater number of
units. Therefore. Prioritv I locations are in or immediatelv adjacent to citv souares and smaller
neighborhood retail/service districts (BA. BA- l. BA-2). Priority 2 sites are those that the citv already
controls or owns (empf.v lots. parkinq lots. storase areas. etc.). The next three Driorities are in lower
densitv neiehborhoods: Priority 3 is on major streets and avenues, esoecially those with mass transit
access: Prioriw 4 are comer locations (traditional locations for most aoartment buildines in residential
neishborhoods): and Prioritv 5 are residential properties that are not on comers.
24

Action:
7 Building and Site Design Standards for New Development
7.1 General Provisions

(a) The following design standards shall apply to all AHO Projects. Except where
otherwise stated, the Project Review requirements set forth in Article 19.000 ofthis
Zoning Ordinance and any design standards set forth in Section 19.50 or elsewhere in the
Zoning Ordinance shall not apply if the following standards art met; however, the design
standards specific to the project a.rea ar€ encouraged to be met to the extent possible
they are not in conflict with the purpose of this Section.

if

(b) The following design standards shall apply to new construction and to additions to
existing stnrctures. Except as otherwise provided, an existing building that is altered or
movedlo accommodate an AHO Project shall not be subject to the following standards,
provided that such alterations do not create a condition that is in greater nonconformance
with such standards than the existing condition.

AI)DINGLrrauxo

Ofibrtd by:

Cerlonc

(c) Character of street - Since each ootential AHO site and its surrounding context is
different from street to street: an analysis ofboth the common and diverse
characteristics ofeach site's street architectural and urban qualities is required orior to
the desien ohase. If a particular street has a diverse collection of buildins tvoes. and
setbacks. heights. density. etc. vary sienificantlv. a new AHO building will rnore easily
the street has fairlv consistent. architectural and urban desien
AHO project shall incoroorate as manv ofthose qualities as
new
characteristics. a
oossible into its desiCn.

fit in. However. if

25

Action:

7.2 Site Design and Arrangement
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 (a) The area directly between the front lot line and the principal wall plane ofthe
building nearest to the liont lot line shall consist ofany combination of landscaped are4
hardscaped area accessible to pedestrians and bicyclists, and usable spaces such as
uncovered porches, patios, or balconies. Parking and other motor vehicle uses, including
service and loading facilities, shall not be located within such area, except for driveway
access which shall be limited to a total of thirty (30) feet of width for any individual
driveway for each one hundred (100) feet of lot frontage.

AMENDINGLTlsUTse

Ofiertd bv:

Crrlone

(a) The area directly between the front lot line and the principal wall plane ofthe
building nearest to the front lot line shall match ils street context and consist eFany
eembiaa+ien of landscaped areq hardscaped area accessible to pedestrians and bicyclists,
and usable spaces such as uncovered porches, patios, or balconies. Parking and other
motor vehicle uses, including service and loading facilities, shall not be located within
such are4 except for driveway access which shall be limited to a total ofthirty (30) feet
of width for any individual driveway for each one hundred (100) feet of lot frontage.

Action:

26

(b) Pedestrian entrances to buildings shall be visible from the street, except where the
building itself is not visible fiom the street due to its location. All pedestrian entrances
shall be accessible by way of access routes that are separated from motor vehicle access
drives.
(c) A building fooprint exceeding 250 feet in length, measured parallel to the stree! shall
contain portions that are set back by at least 40 feet in depth measured from and
perpendicular to the front lot line and at least 40 feet in width measured parallel to the

front lot line.

AMENDINGLcUTTe

Oflcrcd bv:

Ceriole

(c) A building footprint exceeding 25O 150 feet in length, measured parallel to the streeq
shall contain pe*i.ans entry courtyards that are set back by at least 40 feet in depth
measured from and perpendicular to the front lot line and at least 44 30 feet in width
measured parallel to the front lot line.

Action:

27

7.3 Building Fagades
(a) At least l5% ofthe area ofbuilding fagades facing a public street or public open
space shall consist ofclear glass windows. For buildings located in a Business A (BA),
Business A-2 (BA2), Business B (BB) or Business C (BC) zoning district, this figure
shall be increased to 2504.

Page 17

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ffice

of28

 AMEI\DING Llnsurse

Ofiered bv:

Crrlone

(a) At least-15% 20% ofthe area ofbuilding fagades facing a public street or public open
space shall consist of clear glass windows. For buildings located in a Business A (BA),
Business A-2 (BA2), Business B (BB) or Business C (BC) zoning district, this figure
shall be increased to %94- 30%o residential. and 70%o retaillactive use on the first floor.
28

Action:

(b) Building fagades shall incorporate architectural elements that project or recess by at
least two feet fiom the adjacent section ofthe fagade. Such projecting or recessed
elements shall occur on an average interval of40 linear horizontal feet or less for portions
of the fagade directly facing a public street, and on an average interval of 80 linear
horizontal feet or less for other portions ofthe fagade. Such projecting or recessed
elements shall not be required on the lowest Story Above Grade or on the highest Story
Above Grade, and shall not be required on the highest two Stories Above Grade ofa
building containing at least six Stories Above Grade. The intent is to incorporate
€lements such as bays, balconies, comices, shading devices, or similar architecoral
elements that promote visual interest and residential character, and to allow variation at
the ground floor and on upper floors where a different architectural treatment may be
preferable.
(c) To provide additional visual interest to the fagade, for window openings above the
ground floor facing a public street or public open space, the developer is encouraged to
include architectural elements that provide depth and/or surface relief such as recessed or

projecting window surfaces, sills, sun shades, or shutters.

Sf,nfKNGLrlgurgc

'netBde
pre

Offercd bv:

Crr{onc

arehit etBrot et

adding Section

lSee ProPosed

Anendmenl

II

I0 (herluy Desigrt Consultation Objectives)

29

Action:

7.4 Ground Floors

(a) The elevation at floor level ofthe ground floor ofa building, mearing the lowest story
above Grade, shall be at the mean Grade ofthe abutting public sidewallg or above such
mean Grade by not more than four feet. Where active non-residential uses are provided at
the ground floor, the ground floor shall be accessible directly from the sidewalk without
requiring use of stairs or a lift. The requirements of this paragraph shall not apply if it is
determined by the City Engineer that a higher ground floor elevation is necessary for the
purpose of flood protection.

Page 18

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ffice

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 (b) Where structured parking is provided within the ground floor ofa building, the
portion ofthe building immediately behind the fiont wall plane shall consist ofresidential
units, common areas, or other populated portions of the building in order to screen the
provided parking over at least 50% ofthe length ofthe fagade measured parallel to the
street.

AMENDING Lrncurle

Ofrercd bv:

Crrlone

(b) Where structured parking and/or bicycle storage is provided within the ground floor
ofa building, the portion ofthe building immediately behind the front wall plane shall
consist ofresidential units, common areas, or other populated portions ofthe building in
order to screen the provided parking/bicycle storaee over dt least 5€f1/:o/opf the length
ofthe fagade measured parallel to the street or on the orincipal street if on a corner site.

Action:

30

(c) The fagade ofa ground floor facing a public street shall consist of expanses no longer
than 25 feet in length, measured pamllel to the street, which contain no transparent
windows or pedestrian entryways.

(d) Ifthe ground floor is designed to accommodate astive non-residential uses, the
following additional standards shall apply:

(i) the height ofthe lowest story above Grade for that portion ofthe building
containing active non-residential uses shall be at least 15 feet;

(ii) the depth ofthe

space designed for active non-residential uses shall be at least
35 feet on average measured from the portion ofthe fagade that is nearest to the
front lot line in a direction perpendicular to the street, and measured to at least
one sfeet in instances where tle space abuts two or more streets; and

(iii) that portion ofthe ground floor fagade containing active non-residential
shall consist ofat least 50% transparent glass windows.

AMENDINGLoc[re

Oficrcd by:

uses

Crrlone

(ii) the depth ofthe space designed for active non-residential uses shall be at least
35 40 feet on average measured from the portion ofthe fagade that is nearest to
the front lot line in a direction perpendicular to the street, and measured to at least
one street in instances where the space abuts two or more streets; and

(iii) that portion ofthe ground floor fagade containing active non-residential uses
shall consist ofal least 500% (office/service) to 70olo (retail) transparent glass
windows.

Action:

3l

Page 19

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 (e) Ground floors shall be designed to accommodate at least one space for an active
nonresidential use on sites that are located in a Business base zoning district, and where
the project site and at least one ofthe lots abutting the project site contains or has
contained a retail and consumer service use at any point within the past two years.

SUBSTITUTING Lansuaqe

Ofrered bv:

Mallon & McGovern

(e) €reund fleers shall be desi"ned te aeeemmedate at least ene spaee fer an aetive

e) Ground floors located in a business base zoning district may include retail soace or
sDace used by the develoDer to suDDort activities and services related to their mission as
nonprofit entities. i.e. workforce development, job connectors. etc.

32

Action:

(e) Ground floors shall be designed to accommodate at least one space (50% of existing
frontage) for an active nonresidential use on sites that are located in a Business base
zoning district, and where the project site and at least one ofthe lots abutting the project
site contains or has contained a retail and consumer service use at any point within the
Dzrst two vears. Each proposed proiect's non-residential frontaee lenglh and its context
shall be separatelv evaluated.

ADDINGLclellsG

Ofiercdbv:

Zondervrn

(e) Ground floors shall be designed to accommodate at least one space for an active
nonresidential use on sites that are located in a Business base zoning districq and where
the project site and 91 at least one of the lots abutting the project site contains or has
contained a retail and elconsumer service use at any point within the past two years.
(i) Such non-residential space shall be made available at an affordable rent as
specified in Section 4.b.i.

tt

Action:

7.5 Mechanical Equipmenl Refuse Storage, and Loading Areas
storage, or loading areas serving the building or its occupants
canied above the roof, (2) located at the exterior building wall or (3) located outside
the building, shall meet the requirements listed below. Mechanical equipment includes, but is not
limited to, ventilation equipment including exhaust fans and ducts, air conditioning equipment,

All mechanical equipmen! refuse
that are

(l)

Page 20

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ffice

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 elevator bulkheads, heat exchangers, transformers and any other equipment that, when in
operation, potentially creates a noise detectable offthe lot. The equipment and other facilities:
(a) Shall not be located within any required setback. This Paragraph (a) shall not apply to
electrical equipment whose location is mandated by a recognized public utility, provided
that project plans submitted for review by the City identi! a prefened location for such
equipment.

(b) When on the ground, shall be permanently screened from view fiom adjacent public
streets that are within I 00 feet of the building, or from the view from abutting property in
separate ownership at the property line. The screening shall consist ofdensely planted
and maintained everqreen shrubs or trees equal or greater in height at the time of
installation than the equipment or facilities to be screened, or a fence of equal or greater
height that is comparable in quality to the materials used on the principal facades of &e
building, with no more than twenty-five (25) percent ofthe face of the fence open with
ad.iacent olanting.

(c) When carried above the roof, shall be permanently screened from view, from the
ground, from adjacent public sheets and any abutting residentially used lot or lots in a
residential zoning district. The screening shall be at least 50oZ opaque, uniformly
distributed across tle screening surface.

AIUTING

Oficrtd bv:

Llncrrce

Crrlolc

(c) When carried above the roof, shall be setback from the facade and permanently
screened from view, from the ground, from adjacent public streets and any abutting
residentially used lot or lots in a residential zoning district. The screening shall be at
least 5094 75% opaque, uniformly distributed across the screening surface.

35

Action:

(d) Shall meet all city, state and federal noise regulations, as applicable, as certified by a
professional acoustical engineer ifthe Department oflnspectional Services deems such
certifi cation necessary.
(e) That handleg trash and other waste, shall be contained within the building eme+eened
as required in this Section until properly disposed of.
7.6 Environmental Design Standards

(a) This Section shall not waive the Green Building Requirements set forth in Section
22.20 of this Zoning Ordinance that may otherwise apply to an AHO Project.

ADDINGLrlcursc
(b) Notwithstandinq

Ofiercd bv:
anr- other requirement. any

Zondcnrn

buildinq permitted through the AHO

shall be a Net Zero Readv Buildine. To the extent that meetinq this standard can be
documented to be more exoensive than what rvould otherwise be required by the
prevailins standards. the develooer mav applv to the Citv ol-e-altblidgg-A-lbd4b.lg
Page

Prepared by Moyor's Ofice

2l of28

 Housing Trust (AHl') for fundins to offset the full cost differential. such funding not
to be unreasonably denied by the AHT.

(c) Notwithstandine the lansuage ofthe Tree Protection Ordinance (TPO). any project
permitted under the AHO shall be fully compliant with rhe TPO. To the extent thar
meeting this standard can be documented to be more exDensive than what would
otherwise be required by law. the develooer may apply to the Citv of Cambridge
Affordable Housing Trust (AHT) for fundinq to offset rhe full cost differential. such
fundins not to be unreasonably denied bv the AHT.

(d) Notwithstandins anv other reouirements. any buildins permitted through the AHO
shall be limited to a Floor Area Ratio (FAR) of3.0. or double the base zonine.
whichever is less. to ensure sufficient land area for green space to mitiqate heat and
floodine considerations of climate chanqe.
Action:

(b) Where the provisions ofthe Flood Plain Overlay District apply to an AHO Project,
the performance standards set forth in Section 20.70 ofthis Zoning Ordinance shall
apply; however, a special permit shall not be required.
(c) An AHO Project shall be subject to other applicable laws, regulations, codes, and
ordinances pertaining to environmental standards.
(d) New outdoor light fixtures installed in an AHO Project shall be fully shielded and
directed to prevent light tespass onto adjacent residential lots.

ADDING lancmce

Ofiered by:

I)evereur

(d) New outdoor light fixtures installed in an AHO Project shall be fully shielded and
directed to prevent light trespass onto adjacent residential lots or the public wav.

Action:

364'

8 Advisory Design Consultation Procedure

Prior to application for a building permit, the developer ofan AHO Project shall comply with the
following procedurb, which is intended to provide an opportunity for non-binding community and
staff input into the design ofthe project.

{l[ll!ge rrlgnrgc

Ofiertd by:

Crrlonc

Furlter llevcrcur
rmcndnent il brrcketr
(a) lAt leastl One preliminary plannine meetine shall be scheduled at a time and location that is
convenient to residents in proximiW to the oroiect site. The Dumose ofthis meetinq is to share
Page 22 of 28

Prepmed by Mayor's

ffice

 the develoDment team's site and street conte\t analysis with the communitv and other interested
parties. and gain feedback frorn the neighborhood

Action:

I

37

(a) At least one community meeting shall be scheduled at a time and location that is convenient to
residents in proximity to the project site. The Community Development Department (CDD) shall
be notified ofthe time and location of such meeting, and shall give notification to each abutting
property owner and to any individual or organization who each year files with CDD a written
request for such notification, or to any other individual or organization CDD may wish to notifu.
The purpose ofthe community meeting(s) shall be to present preliminary project designs, answer
questions from neighboring residents and other interested members ofthe public, and receive
feedback on the design. The date(s), tirne(s), location(s), attendance, materials presented, and
comments received at such meeting(s) shall be documented and provided to CDD.
(b) Following one or more such community meeting(s), the developer shall prepare the following
materials for review by the Planning Board. CDD shall review to certifu that the submitted
written and graphic materials provide the required information in sufficient detail. All drawings
shall be drawn to scale, shall include a graphic scale and north arrow for orientation, and shall
provide labeled distances and dimensions for significant building and site features.

(l) A context

map indicating the location ofthe project and surrounding land uses,
including transportation facilities.

ADDINGhlgurec

Ofiertd bv:

Crrlone

2) A context analvsis discussed with CDD staff including existing front )'ard setbacks.
architectural character. unique features that shall or shall not influence the AHO design.

Action:

38

(2) An existing conditions site plan depicting the boundaries ofthe lot, the locations of
buildings, open space features, parking areas, trees, and other major site features on the
lot and abutting lots, and the conditions ofabutting streets.
(3) A proposed conditions site plan depicting the same information above as modified to
depict the proposed conditions, including new buildings (identifing building entrances
and uses on the ground floor and possible
and major anticipated

build

changes in site features.

ADDINGhTe!.cc

OfieEd bv:

Crrlonc

(4) A desien statement on how proposed project attempts to reinforce existine
streeVcontext qualities and mitigates the planned oro,iect's ereater massing. heisht.
densit-v. etc.

Action:

39

(4) Floor plans ofall proposed new buildings and existing buildings to remain on the lot.

Page 23 of 2E

Prepared by Mayor's Offce

 (5) Elevations and cross-section drawings ofall proposed new buildings and existing
buildings to remain on the lot, depicting the distances to lot lines and the heights of
surrounding buildings, and labeling the proposed materials on each fagade elevation.
(6) A landscape plan depicting and labeling all hardscape, permeable, and vegetated areas
proposed for the site along with other structures or appurtenances on the site.
(7) Plans of parking and bicycle parking facilities, as required by Section 6.50 ofthis
Zoning Ordinance.
(8) Materials palettes cataloguing and depicting with photographs the proposed fagade
and landscape materials. Chosen points of view to be decided in concert with CDD urban
desigr staff.
(9) Existing conditions photographs from various vantage points on the public sidewalk,
including photos ofthe site and ofthe surrounding urban context.
(10) Proposed conditions perspective renderings from a variety of vantage points on the
public sidewalk, including locations adjacent to the site as well as longer views if
proposed buildings will be visible from a distance.
(1 l) A dimensional forrn, in a format provided by CDD, along with any supplemental
materials, summarizing the general characteristics ofthe project and demonstrating
compliance with applicable zoning requirements.

(12) A briefproject narrative describing the project and the design approach, and
indicating how the project has been designed in relation to the citywide urban design
objectives set forth in Section 19.30 ofthe Zoning Ordinance, any design guidelines that
have been established for the area, and design guidelines established for AHO Projects in
Cambridge.

ADDINGtrneuesc
(

Ofiercd by:

I)evereur

13) Shadow studies that show the impact on neighboring properties with existine solar

installations.

l4) A financial oro-forma that shows the AHO developer's profit does not exceed the
maximum allowed under Chaoter 408 of State law.
(

39A

Action:

(c) Within 65 days of receipt of a complete set of materials by CDD, the Planning Board shall
schedule a design consultation as a general business matter at a public meeting. The materials
shall be made available to the public in advance, and the Planning Board may receive written
comments prior to tle meeting from City staff, abg[e1q' and from the general public.

AMENDING lrngurge

Ofiercd bv:

I)ervereur

Page 24 of 28

Prepared by Mayor's Ofice

 (c) Within 65 days of receipt of a complete set of materials by CDD, the Planning Board shall
schedule a design consultation as+genoral$rrsines+matter at a public meeting. The materials
shall be made available to the public in advance, and the Planning Board may receive written 44!
glqlcomments prior to the meeting from City staffJbqjlgn and from tle general public.

Action:

398

(d) At the scheduled design consultation, the Planning Board shall hear a presentation of the
proposal from the developer and comments from the public. The Board may ask questions or seek
additional information from the developer or from City staff.
(e) The Planning Board shall evaluate the proposal for general compliance with the requirements
of this Section, for consistency with City development guidelines prepared for tle proposal area
and for AHO Projects in general, for appropriateness in terms of other planned or programmed
public or private development activities in the vicinity, and for consistency with the Citywide
Urban Design Objectives set forth in Section 19.30. The Board may also suggest specific project
adjustnents and alterations to further the purposes of this Ordinaace. The Board shall
communicate its findings in a written report provided to the developer and to CDD within 20 days
of the design consultation.

(f) The developer may then make revisions to the design, in consultation with CDD staff, and
shall submit a revised set ofdocuments along with a narative summary ofthe Planning Board's
comments and changes made in response to those comments.

(g) The Planning Board shall review and discuss the revised documents at a second design
consultation meeting, which shall proceed in accordance with Paragraphs (c) and (d) above.
Following the second design consultation, the Planning Board may submit a revised report and
either the revised report or ifthere are no revisions the initial report shall become the final report
(the "Final Report"). Any additional design consultations to review further revisions may occur

only at the discretion and on the request ofthe developer.

ADDINGhgurcc

Oficrcd by:

Culolc

(g) The Planning Board shall review and discuss the revised documents at a second design
consultation meeting which shall proc€ed in accordance with Paragraphs (c) and (d) above.
Following the second desigr consultation, the Planning Board may submit a revised report and
either tle revised report or if there are no revisions the initial report shall become the final report
(the "Final Report"). Any additional design consultations to review further revisions may occur
only at the discretion and on the request ofthe developer or the principal funder. Cambridge's
Affordable Housine Trust.

Action:

40

(h) The Final Report from the Planning Board shall be provided to the Superintendent
Buildings to certifo compliance with the procedures set forth herein.

ADDINGlrlcurs!

Oficrtd bv:

of

Cerlone

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Prepared by Mayor's Ofice

of 28

 l0 Overlay Design Consultation Obiectives
Given the need to increase densitv and heisht. and reduce setbacks. all desien efforts should lessen the
impact of ereater massing as described below. The urban desien and architectural objectives in this oart
l0 and elsewhere in this Section I 1.207 are intended to orovide guidance to affordable housing
developers. the Planning Board. the Affordable Housing Trust. and the general oublic as to the citv's
oolicies with reeard to the form and character desirable for new affordable housing develoBments in the
city. The Affordable Housing Trust shall aoply these design objectives when makine oroject-fundine
decisions. lt is understood that aoplication ofthese principles can varv with the context ofsoecific
buildine proposals in ways that. nevertheless. fully respect the policies' intent. It is intended that
oroponents ofprojects. and citv staff. the Plannine Board and the eeneral oublic should be ooen to
creative variations from the detailed orovisions presented in this Section as long as the core values
expressed are beins served. A project need not meet all the objectives ofthis section.

1a; Character of street - Since each potential AHO site and its sunoundine context is different from
street to sfi.eet: an anall/sis ofboth the common and diverse characteristics ofeach site's street
ar.chitectural and urban oualities is reouired prior to the desigq phase. Ifa particular street has a
diverse collection of buildine tvpes. setbacks. etc.. a new AHO buildins will more easilv fit in.
However. ifthe street has fairl), consistenL architectural and urban design characteristics. a new
AHO project shall incorporate as many ofthose qualities as Dossible into its design'
and additions shall be well-studied. handsome structures that feel comfortable
and invitins to the general public. Althoush each swle of architecture has unique characteristics.
successful iommunitv architecture incomorates a relatively similar scale of building ple{nents:
size. rlDrthm and dLepth of windows: materials: roof articulation such as dormers: projecting bav
windows: subtl], exoressed structural bays: entry points. siSnage: etc'

(b)
' - New buildinqs

should be ofa tripartite architectural configuration consistine ofbase. r.niddle and
exoressive iop. As buildinqs increase in height (above 3-4 stories deDendine on locatioi). they
shiuld be shaped to be increasinglv slender and broken down in scale toward the too. Top floor

(c)
' . All buildines

u

"oordin"t"d
"l"r"ntrihuilin"lud"
balconv.

d"si* ofrloo"d roof.. t"bl".. dot-".t.

undrto.

t"tbu"k

(genqrally
(d)
shall be warm. invitinq. and supportive of sunounding existinq bpildi4g!
' ' Materials
&er 2 stories in heieht) and the overall neiehborhood context. In addition. hiehliqhts an4 subtle
embellishmenis are needed to create a desirable community ofbuildines. Strinecours€s. lintels.
sills and trim will soften. refine and enliven facades through their contrastinc a(iculation and
caslshadows. Crther p,otential kev locations for articulation are at the buildine base. entries.
corners. too floor and silhouette'

(e)
'

pro.iects must relate to human dimensions and provide a sense of intimacy in all aspects

th"Gut

*nt

oith"

Olun"

"nd
exoerienced directly by the public.

(0

of

des-isn from building conceot development to construction details. Of oarticular imPortance are
-*ound

oth". o"rt. of th" oro.i""tt. *hi"h

"un

b" .""n

"nd

Building scale and wall treatment. includine the provision of windows. should be sensitive to
existing residential neiehbors.
sunoundins neighborhood and in oarticular affordable aoartment renters'

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Prepoed by Mayor s Ofice

26

of2t

 (h)

Special nlannine and architectural attention is reouired for new development adjacent to or
added to historically significant buildings. Every effort should be undertaken to harmonize with

historic structures. Mitigate height
newer building.

(i)

b-y

incomorating sloped roofs/upper floor setback in the

Given AHO's resultinq reduction in open space perresidenta communal space (roofdeck.
covered entry porch. lobb-v meeting room. etc.) is needed.

(j)

Parking/bicycle storage facades alonea public way shall be treated residentially similarto
balance of the building.

(k)

Trash that is handled to avoid imoacts (noise. odor. and visual oualitv) on neishbors. e.e. the use
oftrash compactors or containment ofall trash storaee and handling within a building is
encouraged.

4t

Action:

9 Implementation of Affordable Housing Overlay

(a) The City Manager shall have the authority to promulgate regulations for tho implementation
ofthe provisions ofthis Section 11.207. There shall be a thirty-day review period, including a
public meeting, to receive public comments on draft regulations before hnal promulgation.

AMENDINGlelclrsc

Oficred by:

Ilevercur

(a) The City Manager shall have the authority to promulgate regulations for the implementation
of the provisions ofthis Section 11.207. There shall be a sixtv-day thif4ay review period,
including a public meeting to receive public comments on draft regulations before final

promulgation.

Action:

41A

(b) The Community Development Departtnent may develop standards and procedures appropriate
to and consistent witl the provisions ofthis Sections I 1.207 and the above regulations.

l0 Enforcement ofAffordable Housing Overlay
The Community Development Department shall certi! in writing to the Superintendent of
Buildings that all applicable provisions ofthis Section have been met before issuance of any
building permit for any AHO Projec! and shall further certifr in writing to the Superintendent
Buildings that all documents have been filed and all actions taken necessar5r to fulfill the
requirements ofthis Section before the issuance of any certificate of occupancy for any such

of

project.

ADDING Lrncuaee
I

I

Ofiered by:

Mellon & McGovern

Review ofthe Affordable Housins Overlav

Page

Prepored by Mayor's Offce

27 of2E

 Drovide to the Council a report containinq the following:

(a) Number of

sites and their location bid on for the oumose of Affordable Housing Proiects

(b) Number ofsites

and their location acquired for the puoose of Affordable Housing Projects

(c) Number of units

created at each individual site

(d) Total number of residents served by Affordable Housing Projects
42

Action:

AIXENGbsrge

Ofibrcd bv:

Crrlorc

13 Five Year Affordable Housins Overlay Prosress Reoort and Review

The Communitv Development Department will preoare a progress report to the Citv Council. which
evaluates the effectiveness ofthe Affordable Housing Overlay in increasinq affordable housine
throughout the citv and evaluates with neighborhood consultation all built and aooroved projects. This
reoort will include site-specific outcomes to meet Citv eoals. It shall be comoleted by the end ofthe 5th
vear ofthe Ordinance. Uoon receipt. the Ordinance Comminee will hold public hearines to discuss the
reDort's fi ndinss and recommendations.
43

Action:

ADDING
I

lrrst

cG

Ofiertd by:

Ilcrereu

I Annual Review Reouired

The Community Development Department shall prepare an annual progress report to present in public
meetines of both the City Council's ordinance Committee and the Planning Board that evaluates the
effectiveness ofthe Affordable Housing Overlay in balancing the goals ofthe Ordinance to increase
affordable units throughout the Citv while meeting environmental and mobili(v goals and measures the
success ofneighborhood consultation and eneaeement with the desiqn review orocess. This report will
include site-soecific outcomes. It shall be completed and presented annually. startine l8 months after

ordination.

l2

Sunset Provision

The AHO shall sunset once the citvwide tareet eoal of 1.000 new affordable units is reached.

Action:

43A.

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