A sense of optimism regarding Massachusetts housing emerged from the Charles River Regional Chamber’s annual Real Estate Forum on Tuesday morning. Discussions centered on the impact of the 2021 MBTA Communities Law in the Zoning Act and potential new state legislation.
MBTA Law and Local Planning
Rachel Heller, CEO of Citizens’ Housing & Planning Association, described the MBTA law as a significant shift, stating, “What I think was really exciting about it was that shift—that the state is actually mandating, communities are then planning.” She added that for too long, zoning has been used to restrict development rather than facilitate planning.
The Charles River Regional Chamber represents businesses and institutions in Newton, Needham, Watertown, and Wellesley. The forum included presentations from five speakers.
Varied Approaches to Compliance
Katherine Levine Einstein, a professor at Boston University, presented research with colleague Maxwell Palmer examining how different communities responded to the MBTA law. Wellesley, Needham, and Lexington were used as case studies.
Einstein explained that Lexington adopted a plan exceeding minimum requirements, even in single-family neighborhoods. Needham initially pursued an ambitious plan, but it was later replaced with a “base compliance plan” after a ballot referendum, and did not include single-family neighborhoods. Wellesley experienced a more straightforward implementation.
Affordability and Proposed Solutions
Discussions then turned to building more housing and increasing affordability. Andrew Mikula, a senior housing fellow at Pioneer Institute for Public Policy Research, highlighted the challenges facing Massachusetts residents. “Massachusetts is the hardest state in the country for young adults to buy a home,” Mikula said. He also noted that seniors struggle to downsize and businesses face difficulty attracting employees due to housing costs.
Panelists discussed potential solutions including the Legalize Starter Homes (LSH) ballot question, as well as state bills S.2647 and S.2836. Proposed initiatives include eliminating minimum lot sizes, updating building codes, streamlining legal appeals, encouraging faith-based organizations to participate in housing development, and reducing parking requirements.
Jesse Kanson-Benanav, the executive director at Abundant Housing MA, explained that current parking ratios “result in parking being built that adds to the cost of building new homes, but is underutilized by the ultimate owners or tenants of that housing.”
A Cautious Approach to Further Legislation
Massachusetts Senator Will Brownsberger offered a different perspective, suggesting a pause before enacting further statewide zoning changes. “We have put communities through a lot over the past few years with the MBTA zoning,” Brownsberger said. “And so I think it would land with a thud if we then basically vitiated that by passing a much more aggressive statewide zoning plan.”
Panelists suggested focusing on reforms beyond zoning to avoid “zoning fatigue” in communities. Mikula stated that focusing on “family-oriented housing” and “reforms in the pipeline that are incremental but cover a broad scope” could be a productive path forward.
Frequently Asked Questions
What is the MBTA Communities Law?
The 2021 MBTA Communities Law requires 177 communities to rezone areas near transit stops for multifamily housing.
What is the “Legalize Starter Homes” ballot question?
The “Legalize Starter Homes” (LSH) ballot question is a proposal advocated for by Andrew Mikula to address housing affordability in Massachusetts.
What did Senator Brownsberger suggest regarding new legislation?
Senator Brownsberger suggested waiting a year or two before passing more aggressive statewide zoning plans, citing “zoning fatigue” in communities.
How might the ongoing debate over zoning and housing policy shape the future of Massachusetts communities?
