The following originally appeared as an op-ed in Banker & Tradesman on Feb. 2, 2025.

In his most recent column, Scott Van Voorhis suggests that the recent repeal of the MBTA

Communities Act compliance plan by voters in Needham might have turned out differently if

only the One Commonwealth fund had invested more money into combatting the effort.

I was not directly involved with the “YES for Needham” campaign, which received $10,000 from

the nonprofit created by Gov. Maura Healey and Lt. Gov. Kim Driscoll. (My organization also

contributed $1,000.)

But I’ve been fully engaged in the push to diversify housing in Needham for decades and I was

fully in the trenches throughout the Jan. 14 referendum. And I don’t believe more money would

have made a difference in a vote that was ultimately decided by an 18-point margin.

From my vantage point, the YES campaign pulled every tried-and-true lever. Lawn signs were

everywhere. Canvassers knocked on doors. Volunteers manned phone banks every day except

Christmas and New Year’s. There was direct mail, door hangers, multiple public forums, text

messaging and on and on.

In addition, One Commonwealth’s team also provided helpful technical advice, best practices,

messaging suggestions and moral support every step of the way.

On top of that, the town’s local advocacy group, the Needham Housing Coalition, had been

working for years to build a case for housing diversity. They organized educational programs,

brought in guest speakers and held walking tours. The local environmental group, Green

Needham, did the same, touting multi-family, transit-oriented housing in a community blessed

with four commuter rail stations.

Our chamber was all-in, too. Working with CHAPA and with encouragement from Bob Rivers at

Eastern Bank, we created a training program to help local business leaders that I believe was

unprecedented in Massachusetts. It included tutorials on the zoning plan and talking points to

explain how housing was critical to their success. Then we recorded them and shared their

contacts with local media.

Our local hospital president explained how long waits in his ER were related to staffing

shortages due to housing. Needham-based senior and childcare providers discussed how

housing for their workforce impeded their ability to meet residents’ needs. The CEO of a local

tech company, a sector that contributes substantially to Needham’s tax base, spoke about his

inability to attract young talent.

Most impactfully – or so we had hoped – beloved local restauranteurs and shop owners

discussed how foot traffic from more housing would help them thrive.

No, it wasn’t a lack of campaign spending, nor One Commonwealth’s fault. Rather, it was

because: Permitting housing in the suburbs is hard.

For over a half-century, suburban communities have employed exclusionary housing practices

to keep development out. And while several polls last year suggested the public finally

recognizes the severity of Massachusetts housing supply and affordability crisis, the refrain

“I support more housing, just not that housing” hasn’t subsided and was often heard in

Needham.

There was something darker at play in Needham too: The de-evolution of public discourse and

trust that’s become part of our national discourse has infested local politics.

Opponents and proponents employed different sets of facts. There was not a lot of listening

going on. There was the usual fear of change but a new permissibility to throw red meat at it.

We now have a deep distrust in government solutions. Needham is regarded as one of the best-

run municipalities in the state. And yet voters seemingly refused to believe town leaders or

independent consultants when they said the new housing allowed under the compliance plan

would be revenue-positive; would not overcrowd schools; or over-tax infrastructure.

If we want to reverse our economy- and soul-crushing housing crisis, we’re going to need new

strategies and approaches to win public support.

Simply flooding the zone with campaign cash won’t be enough.

Greg Reibman is president of the Charles River Regional Chamber, serving Newton, Needham,

Watertown and Wellesley.