On July 17, 2026, the City of Boston Planning Department unveiled its proposed amendments to residential zoning rules in the Boston Zoning Code, which, if approved, will establish two new residential districts that allow more housing as-of-right, simplify the rules on accessory dwelling units (ADUs), and relax off-street parking requirements.
We’ve read the proposed changes, and we summarize them here:
- Establishment of New Residential Districts
The proposed zoning changes insert a new Article 20, titled Residential Districts, which creates two new categories of residential districts: the Residential Dormer and Decker Districts and the Residential Garden Districts. The Residential Dormer and Decker Districts are characterized by residential areas with small-scale residential buildings (i.e. 1-6 unit residential buildings), while the Residential Garden Districts are characterized by larger land areas and developments, including large residential complexes with multiple buildings, residential care facilities, schools, and religious buildings, which also have natural or scenic features.
Key features of the new residential districts include:
- More as-of-right housing units. The proposed zoning changes do away with minimum lot sizes and create subdistricts within the Residential Dormer and Decker Districts (Dormer-2, Dormer-3, Decker-4, and Decker-6), which, depending on the subdistrict, allow anywhere between 2 and 6 housing units to be built as of right, inclusive of ADUs. Also in the Residential Garden Districts, the proposed zoning changes create subdistricts (RG-15, RG-50, and RG-65), which limit density based on building lot coverage and maximum floor plate, but do not otherwise set a maximum number of housing units.
- So long as a developer or project proponent stays within the permitted number of housing units in the applicable subdistrict, detached ADUs are allowed as of right.
- For new buildings in any of the Residential Dormer and Decker subdistricts, a development may exceed the number of allowed units and build up to 16 housing units with a Conditional Use Permit, as opposed to obtaining variances, from the Boston Zoning Board of Appeal.
- Relaxed Rules on ADUs
- Accessory structures, including detached ADUs, may be built in rear and side yards notwithstanding dimensional rear and side-yard setback requirements; provided, however, that no accessory structure is located within 3 feet of any lot line.
- Detached ADUs are no longer prohibited from being used for short-term rentals like Airbnb or Vrbo, provided that the owner of the ADU complies with the separate requirements of the City’s Short-Term Rental Ordinance.
- The proposed zoning changes remove the requirement that currently limits detached ADUs to owner-occupied properties.
- Expanded Accessory Home Occupations
One of the recognized uses under residential zoning are accessory uses, including Accessory Home Occupation. Accessory Home Occupation recognizes (and permits) some limited use of a residential property to operate a business. Under the proposed zoning changes, Accessory Home Occupation is being expanded to include the making and selling of artisanal crafts, small-scale manufacturing, and the buying and selling of certain goods and services, so long as they do not produce a nuisance or change the character of the residence or the lot. The expanded definition of Accessory Home Occupation also allows such use to occur in a detached structure elsewhere on the lot.
- No Off-Street Parking Minimums
The newly established Residential Districts do not require off-street parking. To the extent a project features off-street parking in the new Residential Decker and Dormer Districts, the proposed zoning changes preclude parking from being located in the Front Yard except to the extent it overlaps with a Side Yard where off-street parking may be located. To the extent the proposed off-street parking contains four or more spaces, the spaces must be screened or buffered from abutting lots not in common ownership with either fencing or densely planted trees and shrubs.
A complete copy of the proposed zoning changes can be found here.
- What comes next?
It appears that Boston will be rolling out the proposed zoning changes neighborhood by neighborhood, starting with Hyde Park, Roslindale, and West Roxbury. If you own property or are contemplating a project in any of those neighborhoods, Boston has proposed map amendments for each of those neighborhoods, showing where the new Residential Districts zoning will apply. To view those maps and to check upcoming public meetings and office hours as part of Boston’s roll-out of the new zoning rules, click here. Public comments may be submitted here.
We will keep monitoring the proposed changes. If you have questions about the proposed zoning changes or want to talk through how the zoning changes might impact your property or project, call Sammy!
Sammy Nabulsi is a Partner at Rose Law Partners LLP, specializing in zoning, environmental, and other land use permitting and compliance and real estate disputes. Sammy helps government agencies, property owners, and developers get projects approved and off the ground. To reach Sammy, you may e-mail him at ssn@rose-law.net or by calling us at (617) 536-0040.
