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Planning Board backs limiting AHO height bonuses in Residence C1 districts
Summary
The Planning Board voted 6‑0 to recommend that City Council amend the Affordable Housing Overlay so the open‑space preservation height bonus cannot be used to raise buildings above nine stories in most Residence C1 districts; AHO corridors and squares would retain their existing higher allowances.
The Cambridge Planning Board on April 15 transmitted a positive recommendation to City Council for a zoning petition that narrows where developers may use an Affordable Housing Overlay (AHO) open‑space preservation provision to exceed height limits.
What the change would do: The petition would make the AHO provision that allows projects to add up to three stories in exchange for preserving existing open space inapplicable to lots in Residence C1 districts unless those lots are also on an AHO corridor or inside an AHO square. In plain terms, most C1 lots would be capped at nine stories; AHO corridors and squares would continue to allow greater heights under existing rules.
Why it came up: Evan Spetrini of the Community Development Department told the board the petition grew from a February city‑council policy order that sought to ensure the recently adopted multifamily zoning did not unintentionally allow taller buildings in low‑rise residential neighborhoods. Spetrini said the petition is intended to preserve the council’s expectation that C1 neighborhoods remain limited to lower heights.
Public input and board view: Dozens of public comments received in writing and at the hearing focused on shadowing, livability and the effect of incremental height changes on solar access and neighborhood character. Speakers urged the board to reject language that could be used to create taller towers in places residents expected lower scale. After a staff clarification that corridors and squares were not part of the requested cap, board members concluded the petition was an appropriate narrow fix and voted to send a positive recommendation.
Vote and next steps: Tom Sinovich moved to transmit a favorable recommendation and H. Theodore Cohen seconded. A roll call of full members was 6‑0 in favor. The recommendation will be forwarded to City Council for its deliberation and any further amendment.
— Reporting based on the Planning Board transcript, April 15, 2025.
