Committee advances other‑corridors draft for report‑out; expands mixed‑use designation along portions of Boston Avenue

The Medford City Council Planning and Permitting Committee on June 11 reported the "other corridors" zoning draft out of committee and discussed specific amendments including extending mixed‑use 1‑B (MX1‑B) along parts of Boston Avenue, active ground‑floor requirements, lot coverage, and cross‑border alignment with Somerville.

The committee voted to report the draft out of committee after the presentation and public discussion. President Behrs moved the motion to report the other corridors draft out of committee, to keep the paper in committee and to adjourn; the motion passed on a roll call with four in favor and one member absent.

Why it matters: The corridors proposals (Boston Avenue, Main Street, Broadway, Harvard Street, and parts of Medford West) will change allowable uses, dimensional standards and development incentives on commercial and mixed‑use strips. Changes will affect the balance of residential and commercial development, ground‑floor activity, open space and stormwater outcomes.

Specific changes described

Consultant Paola Ramos Martinez summarized geographic edits and the single notable change in the draft presented to the committee: the north side of Boston Avenue (near the Somerville boundary) would be rezoned from residential only to mixed‑use MX1‑B to allow commercial or mixed uses where the corridor had gaps in active businesses. Martinez explained: “So the only changes that has been made is to add… to the North Of Boston Avenue to continue, the mixed use.” Councilors asked whether the added MX1‑B replaced residential areas and were assured the change was intended to permit mixed use, not to force business uses where none were viable.

Ground‑floor and building form

Director Hunt asked about the ‘‘active ground floor’’ requirement and where it would apply. Martinez said the intent is to require a high percentage — commonly 75% — of the principal façade at the ground floor to be active uses so streets are not dominated by garage doors or blank walls. She clarified the draft would consider ground‑floor residential among active uses when that frontage contributes to walkability and “is not going to be a parking, again.” The committee asked staff to refine the active‑use definition and how waivers or exceptions would work.

Lot coverage, stepbacks and unit typologies

Councilors raised concerns about lot area minimums and whether 3,000‑square‑foot minimums allow feasible three‑unit infill. Planner Danielle Evans confirmed the team ran test‑fit studies and said a three‑unit build is feasible on some 3,000‑square‑foot lots but that a 4,000‑square‑foot minimum would be more comfortable for infill in constrained parcels. The consultant also explained height stepbacks designed to protect adjacent residential districts: upper floors must step back along a 45‑degree plane beginning at the third floor to moderate impacts.

Performance standards and cross‑border coordination

Councilors pressed Paola Ramos Martinez and Director Hunt on aligning Medford zoning with Somerville’s Broadway corridor study. Martinez said Somerville’s preferred Broadway scenario included mid‑rise frontage with taller buildings behind; she recommended staff coordinate with Somerville to avoid conflicting height and frontage rules on parcels that cross the municipal line.

Committee action

Councilor motion: Report the other corridors draft out of committee; keep the paper in committee and adjourn.

Clerk roll call and result: President Behrs — Yes; Councilor Callaghan — Yes; Councilor Lemming — Yes; Councilor Scarpelli — Absent; Vice President Collins — Yes. Motion passed 4–0 (one absent).

Ending

Committee members directed staff to refine the MX1‑B boundaries, further define active‑ground‑floor criteria and continue coordination with Somerville. Staff said the draft will move next to the Community Development Board for public hearings.