Good morning and Happy Festivus!

In 2019, just as Ruthanne Fuller was entering her second year as mayor, a city-commissioned Economic Development Action Plan warned that the city’s reputation as a difficult place to do business was holding it back

An early draft of that report even referred to Newton as the “city of no,” although the phrase was removed from the final document at the insistence of Councilor Lisle Baker.

Now as Fuller prepares to make way for Mayor-elect Marc Laredo on Jan. 1, Newton’s reputation as a city hostile to growth still needs addressing.

But that’s not the complete story.

The truth is: Fuller rarely used her bully pulpit to advocate loudly for growth or housing. But she empowered Planning Director Barney Heath and his team to do so quietly.

And—given multiple economic and political headwinds— the results are laudable.

More than 3,000 housing units, including roughly 650 affordable units, were built or approved during her tenure. (Although they almost all took too long…see the next item.)

Under Fuller, the city also revived the Newton Housing Trust, secured the West Newton Armory for 100% affordable housing, collaborated to expand affordable housing at the Golda Meir House, Haywood House and Opus Newton. And she helped open FamilyAid’s navigation center.

Do I wish Fuller had spent more political capital openly championing growth, demanding faster approvals and persuading the public why it was morally and economically important? Yes.

Was her under-the-radar approach effective?  Yes, again.

Newton’s first female mayor leaves the city in stronger fiscal shape than when she arrived, particularly its pension system. She led the city through a pandemic, when residents were dying daily. She was part of the team that secured funding for the Newtonville Commuter Rail station, built and renovated elementary schools and fulfilled her promise to construct a senior center.

Fuller will also be remembered for a winnerless teachers strike and the “what was she thinking?” fight over painted lines in Nonantum.

I didn’t always agree with her. She didn’t always agree with me. But her door was always open to the chamber, to our businesses and to me and I appreciate that.

And her heart was always in the right place — doing what she believed was best for Newton.

I’d be interested in your view.

Globe rightly calls out ‘meeting-mania in Massachusetts’  

The Boston Globe’s editorial board nailed it Sunday when they cited “meeting-mania” as one of the leading reasons young adults, workers, seniors and so many others can’t afford or find a place to live in Massachusetts.

They selected the 18-year odyssey to allow housing at Riverside Station in Newton as meeting-mania’s poster child.

The culprit? “Endless, repetitive meetings” enabled by state and local permitting and zoning rules, along with the undue weight given to “immediate abutters.”

“It’s not that the views of neighbors shouldn’t matter. Neighbors deserve opportunities to ask questions and offer input on private development plans that affect them most directly,” they write.

“But decision-makers need to strike a better balance, taking those opinions into consideration while weighing the broader public’s needs as well.”

The editorial notes that other states have placed limits on the number of meetings allowed and calls for Beacon Hill to adopt zoning reforms and mandatory approval timelines.

“Public meetings aren’t going anywhere, and citizen input will always have a place. But there have to be limits — and the views of nearby homeowners who show up for meetings can’t be the last word on whether Massachusetts gets the housing it needs,” they conclude.

We hope our state and local leaders are listening.

And here’s proof it’s possible…

Last week, Watertown’s Zoning Board of Appeals approved Eaglebrook Capital’s 52-unit condo project at 108 Water St, reports Charlie Breitrose of Watertown News.

Though not permitted as-of-right, the project moved through the special permit process in just two hearings under Watertown’s Square Area Plan — an efficient timeline for a development of this scale.

Tuesday grab bag

• Following his tragic passing last month, the friends of former Newton Mayor Setti Warren have established 529 Education Accounts to help cover the costs of college tuition for his children, John Warren and Abigail Warren.
  
  
• Fiorella’s Trattoria in Wellesley is adding 47 seats by expanding into space formerly occupied by the Papa Wheelies bike shop at the corner of Washington and Church Streets, bringing the restaurant’s interior seating capacity to nearly 90, plus 20 outdoor seats seasonally. (Swellesley Report)
  
  
• We’ve added Sen. William Brownsberger to  our upcoming Real Estate Forum. The event will focus on policies, tools and political strategies to boost housing supply and affordability in 2026 and beyond. Register
  
  
• If federal immigration policy changes could affect your workforce, we encourage you to watch the Immigration for Business webinar we hosted earlier this month. Here are the presentation slides. Additional helpful information is here.
  
  
• We’re building a master list of 2026 volunteer opportunities offered by our nonprofit members. Submit your nonprofit’s volunteer needs using this form.
  
  
• Associated General Contractors of Wellesley has received a $40,000 grant to develop a Construction Management Pre-Apprenticeship Program from the Mass. Clean Energy Center. (Swellesey Report)
  
  
• The early-bird discount for our big Winter Celebration on Jan. 14 expires tomorrow (Weds.)
  
  
• Century Therapeutics, a Philadelphia-based firm developing cell therapies to treat autoimmune diseases and diabetes, will be moving its research lab from the Fenway to 99 Coolidge in Watertown next year. (Watertown Bio)
  
  
• The Charles River Watershed Association screens its new short documentary Reconnecting Rivers on Jan. 8 at 6 p.m. at the Watertown Free Public Library, followed by a panel discussion on defunct dams along the Charles.
  
  
• Fig City News looks at Newton restaurants that have opened and closed in 2025. There’s an interactive restaurant map too!

Biotech startups lose a lifeline

Two federal programs with a proven track record of launching early-stage biotech startups in Massachusetts have lapsed.

The Small Business Innovation Research and the Small Business Technology Transfer programs expired on Sept. 30 after Congress failed to reauthorize them. According to the BBJ’s Hannah Baratham-Green, these programs have been a critical source of early-stage, non-dilutive funding for small businesses.

In 2024, Massachusetts companies received a significant share of both programs: 11.1% of all SBIR and 10.2% of STTR grant dollars, according to MassBio.

Auchincloss, state reps, stopped in and listened

From left: Sangiolo, Auchincloss, Qin, Schwartz and Greg Reibman at Union Pharmacy. 

Yesterday morning, we welcomed Congressman Jake Auchincloss to Newton Centre for a small business walking tour.

At each stop, Auchincloss, joined by State Reps. Amy Sangiolo and Greg Schwartz,

asked detailed questions about business models, workforce pressures and how federal and state policy decisions are playing out on the ground.

At Derby Farm Flowers and Fulfilled Goods, owners described how tariffs are driving up costs, forcing difficult pricing decisions

Health care and drug prices were recurring themes. Kate Smith of Thistle & Leek and Dr. Xiaoyan Qin of Union Pharmacy spoke about the impact of federal funding cuts and ongoing provider consolidation on small businesses and their employees.

At Baramor, owner Arpit Patel discussed how declining alcohol consumption and the price of beef is pushing his restaurant to adapt.

These conversations help policymakers understand the real-world consequences of their decisions — and why small businesses need practical, predictable policies.

We’re grateful to our elected officials whenever they make time to stop and listen.

And that’s what you need to know for today, unless you need to know how the Rockettes do the Wooden Soldier Fall. 

Max Woolf will be back with our final newsletter of 2025 one week from today.  On behalf of the chamber team and board of directors, we wish you a joyful and safe holiday. 

Greg Reibman (he, him)

President & CEO

Charles River Regional Chamber

617.244.1688

I value your feedback

Max Woolf contributed to today’s newsletter.