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Can MBTA Communities Law help solve our housing crisis?

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Can MBTA Communities Law help solve our housing crisis?

When it comes to addressing our housing needs, Massachusetts has been kicking the can down the road for decades.
 
It’s why our housing prices are shattering records.
 
It’s why a new report out this week says Greater Boston rents may soon surpass San Francisco -- the poster child for expensive places to live. 
 
It's why our suburban communities aren't as diverse as they should be.
 
It’s a huge reason why, even before the pandemic, it’s been hard to fill jobs locally.
 
And -- as workers are forced to move further away from jobs -- it’s why our traffic is so horrid.
 
“From 1960 to 1990, Massachusetts permitted about 900,000 new homes. From 1990 to today, it’s been about half that,” Mike Kennealy, the state’s Secretary of Housing and Economic Development said recently.
 
"In a single generation, while our economy has grown, our population has grown, and our workforce has grown, our level of housing production has been cut in half. We estimate today we’re short by about 200,000 housing units."
 
But a new state law may be part of the answer
There’s no one solution that will fix our housing crisis. It’s just too big, too complex.
 
But (along with changes made to how housing projects are approved) another part of a state law signed by Gov. Charlie Baker last year could be part of the answer.
 
The new MBTA Communities Law requires 175 cities and towns in the MBTA’s service area (including the four communities served by the Charles River Regional Chamber)to loosen their zoning rules to allow multifamily housing in proximity to subway, bus or commuter rail stops.
 
Cities and towns with subway and rapid transit (including Newton and Wellesley) will need to allow a minimum of 25% multifamily units as a percentage of overall total housing stock. Communities designated as MBTA bus communities (including Needham and Watertown) will need a minimum of 20% multifamily units.
 
On paper, that could lead to the creation of thousands of new, smaller, housing units: 8,330 units in Newton; 2,378 in Needham; 3,402 in Watertown; and 2,321 in Wellesley.
 
But this next part is important 
Yep, that would be a lot of new housing.
 
But this next part is important: The law doesn’t mandate the building of new housing. It only requires changing the zoning. It only removes one of the biggest obstacles that has stood in the way for years if -- and when -- a property owner chooses to do so.
 
It doesn’t force anyone to build anything on their property.
 
And it could be years -- or decades -- before anything close to the number of allowable units were built. If ever. 
 
Also important: We’re not talking about massive apartment towers either. The law is designed to make it easier to build townhouses, duplexes, triple-deckers, carriage houses, etc. next to T-stops, instead of McMansions.
 
There’s still a lot to be learned about how the MBTA Communities Law will be implemented (the regulations are just a draft now). But the penalty for a municipality failing to change its zoning would be the loss of access to state grants that can be used for things like fixing local roads, building protected bike lanes or walkways, or underwriting affordable housing.
 
For a really detailed explanation, the Boston Foundation’s Boston Indicators has produced this excellent white paper.
 
Slate also had an interesting take on this, as did this Globe oped.
 
And I’ll have more to say about the local reaction in tomorrow’s newsletter.
 
Mugar had Watertown roots
Greater Boston lost businessman and philanthropist David Mugar this week.
 
Mugar, 82, was best known for adding fireworks and the 1812 Overture to Boston’s July Fourth spectacular. He also had a role in creating First Night and digging deep to support area universities, hospitals and cultural organizations.
 
And it’s worth noting, he grew up in Watertown and Belmont.
 
His grandfather purchased and ran the original Star Market, located in Watertown, in 1916, followed by a second store that opened in Newton in 1932. David apprenticed in the business as a meat cutter and store manager when his dad ran the fast-growing grocery chain.
 
Joseph P. Kahn has more of Mugar's story in his Boston Globe appreciation.
 
Senate looks to extend outdoor dining rules
The state Senate approved a measure yesterday that would extend the COVID-era outdoor dining authorization until Dec. 15, reports State House News.
 
The measure -- part of a larger COVID relief bill -- would be a godsend to restaurants and many municipalities that are scrambling to come up with their own outdoor policies by April 1, while simultaneously securing permission, licensee by licensee, from the Alcoholic Beverages Control Commission.
 
Newton, for example, has been racing to meet the deadlines.
 
This much-needed extension still requires support from the House and approval from the governor.
 
Other need to knows
  • Newton's Corner Cafe is one of 17 restaurants selected to receive a $20,000 grant, one-on-one guidance and coaching as part of DoorDash's Main Street Strong Accelerator Boston program. (Newton Patch) 
  • Watertown startup Leyden Labs has secured $140 million in funding. Leyden is developing nasal sprays that deliver antibodies directly to the mucus membrane within the nose, rather than through an infusion like other monoclonal antibodies. (Rowan Walrath at the BBJ) 
  • Thirteen years after federal officials first recommended it, the MBTA plans to speed up the implementation of technology meant to prevent crashes on the Green Line, The $45 million technology installations is now expected in 2023. (Taylor Dolven at the Globe). 
  • MassDOT has negotiated a deal to add solar panels to a 3,000-foot stretch of noise-barrier wall along I-95 northbound in Lexington. (Universal Hub). Can we be next? 
  • The chamber is launching a month-long campaign next week that aims to help build support for our local restaurants at a time when Omicron has put yet another crimp on sales. As part of that initiative, we’re looking for volunteers to help deliver window signs and flyers to restaurants next Tuesday in Newton, Watertown and Wellesley (we already have volunteers lined up in Needham) If you can help, email us.
 
Baker budget features breaks for the little guy
Is Gov. Charlie Baker trying to out progressive the progressives?
 
His eighth and final annual budget includes millions in tax cuts for renters, seniors, parents and low-income workers, reports State House News’ Katie Lannan.
 
He’s looking to eliminate income taxes for about 234,000 of the state’s lowest-paid taxpayers; double tax credits for dependent and child care; double the allowable maximum for the senior circuit breaker property tax credit; and increase the cap on deductions for rent payments from $3,000 to $5,000.
 
The $48.5 billion state package also changes estate and capital gains taxes. Short-term cap gains would be cut from its current 12% to 5%. The estate tax threshold would double to $2 million -- which when you consider the price of a starter home these days (see today's top item) -- isn't as lavish as it sounds.
 
Baker's budget bill also calls for more spending on housing programs.
 
The budget now heads to the Legislature, which you'll recall didn't even give the guv's proposed two-month tax holiday a moment's consideration last year, even though it's the state's most regressive tax.
 
My favorite is Rule #4: Don’t be a jerk
Most of us have endured more sore arms from vaccines in the past 12 months than snow storms.
 
So it’s understandable that this weekend’s predictions of biggish snowfall is causing both anxiousness and runs on French Toast supplies.
 
So as a public service, Kris Frieswick  at the Wall Street Journal has published a refresher list of rules for how to use a snow blower without also being a jerk.
 
Don't have a snow blower? Here.
 
And that’s today’s Need to Knows, unless you need to know which ‘80s rock superstar says he’s embarrassed by his band’s name, many of their songs, his singing, and that thing Apple did to all of us.
?
Let's do this again tomorrow, shall we?
 
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