Nov. 26, 2025

Good morning,

Max Woolf here.

It’s possible that next November, Massachusetts voters will be asked to weigh in on two very different approaches to tackling our housing crisis: One could help address our supply and affordability needs. The other could severely harm it.

To defeat one, we may need to rally around the other — and back it with a positive proactive plan to make it affordable to live in Massachusetts.

The worrisome ballot question would mandate rent control

Just last week, the campaign to establish statewide rent caps said it had gathered more than enough signatures to qualify for the 2026 ballot.

The measure would cap annual rent increases statewide at the change in the Consumer Price Index or 5 percent—whichever is lower. This policy would rank among the strictest forms of rent control in the country and should concern anyone focused on increasing housing supply and long-term affordability. Even Boston Mayor Michell Wu, a rent control advocate, doesn’t seem to support this plan.

“The risk cannot be overstated,” NAIOP CEO Tamara Small said in urging opposition.

Simply arguing that rent control is bad won’t be enough. Opponents will need to convince voters that the Commonwealth is serious about addressing affordability with affirmative solutions.

As the Globe’s Andrew Brinker points out, “fully half of all renters in Greater Boston are cost-burdened, and more than one-quarter spend half of their income on rent.” 

Calls for rent control are, at their core, a response to that pressure. It should come as no surprise that a new poll just found that three out of five Massachusetts voters would back the measure. 

If business leaders and lawmakers want to persuade voters, they’ll need to show credible plans to make Massachusetts affordable by increasing our housing supply.

And that’s where the other ballot question comes in

The campaign to Legalize Starter Homes says they’ve also secured the required signatures to get on the 2026 ballot.

However, as Scott Van Voorhis of Contrarian Boston noted, the Starter Home campaign has received almost no media attention.

That needs to change. This measure would unlock the production of much-needed small, modest starter homes by capping local minimum lot sizes at 5,000 SF. It alone won’t solve the problem. But it’s one of the strategies that can move the needle.

To put this in perspective, minimum lot sizes in many of our chamber communities are often 15,000 square feet or larger—triple what this initiative would allow. That effectively guarantees teardowns result in one big, expensive McMansion instead of several starter homes, pushing young families and young professionals out of our communities.

The Starter Home proposal is exactly the kind of positive, production-focused message opponents of rent control should be elevating. Let's hope it gets its due.

Three Options for Needham Center

The planned redesign of Great Plain Ave in Needham Center is moving ahead, with a newly updated project website (“Envision Needham”) now showcasing the three alternatives, including: 

• Block-by-block breakdowns of each design.

• Sliders comparing existing conditions to each alternative.

• Crash history of the intersection.

• All relevant plans and supporting documents

The four-lane option (blue plan) would keep the intersection largely as it is today, with modest improvements like expanded sidewalks and curb bumpouts.

A second option (white plan) would reduce the roadway to two lanes while adding turning lanes at key intersections, creating even more space for pedestrians.

A third two-lane alternative (yellow plan) would go further, narrowing the roadway enough to create wide sidewalks that could accommodate outdoor dining and add about a dozen new parking spaces.

The working group is expected to vote on its preferred alternative this spring. However, it is ultimately the Select Board that will choose which is the winning design.

NewArt Center leader to step down

Emily O’Neil, the executive director of Newton’s NewArt Center for the past seven years, announced last night that she is stepping away from her role at the end of the year to “better support my family’s evolving needs.”

“I want to take a moment to share my deep gratitude for the entire New Art Center community—our students, families, instructors, partners, and donors. Your belief in New Art’s mission, and your generosity in supporting accessible, high-quality arts education, have strengthened this organization in countless ways. During my tenure as Executive Director, I have been privileged to witness how our community thrives through creativity, connection, and the commitment of supporters like you. Thank you for being such an essential part of our story,” she wrote.

A formal search for New Art's next Executive Director will begin in early 2026, while Jan Taylor and Holly Johnson will share an interim role.

O’Neil has been a tireless advocate for the local arts community and co-chair of the chamber’s Arts & Culture Committee.

ZBA seeks changes to Watertown development

One of the first major projects proposed under the new Watertown Square Zoning will have to wait a bit longer.

Earlier this week, the city’s Zoning Board of Appeals declined to vote on developer Eaglebrook’s plan to redevelop an office building at 108 Water St. into 52 condos.

Charlie Breitrose of Watertown News reports that while the project received a unanimous recommendation from the Planning Board, the ZBA must still grant approval because the proposal sits outside the by-right area of the new zoning.

Board members said before any approval, they would like to see stronger car-trip mitigations, improved façade articulation and other design changes.

The developer is expected to return in December with an updated proposal.

Wednesday Grab Bag

• Immigration authorities detained and swiftly deported a freshman at Babson College to Honduras last week while she was at Logan Airport on her way to surprise her family in Texas for Thanksgiving. (Boston Globe)
• On Dec. 2, the Wellesley Select Board will set the town’s tax rate for commercial and residential properties. Here is our letter thanking the Board for its continued support of a “level rate” between the two classes—an approach that sets Wellesley apart from most other cities and towns.
  
• The Newton City Council will vote Monday (Dec. 1) on whether to approve Riverside’s special permit. See the perks and conditions included in Mark Development’s mitigation package. (Banker and Tradesman)
  
• Check out Opentowns, a new website that scrubs the internet for municipal meetings’ transcripts, agendas, and recordings. It even turns them into a podcast. We have been told our communities will soon be added.
  
• Free two-hour holiday parking is available in downtown Needham through Jan. 1 and in Wellesley through Jan. 2. Both towns have instituted this policy to support local shopping.
  
• In a Boston Globe op-ed, Jon Hurst of the Retailers Association of Massachusetts writes about how paying some of the highest energy costs in the country is hurting small businesses and residents.
  
• The Heights explores the “mix of anxiety and uncertainty” many Boston College international students are feeling about the end-of-semester break, including being required to move out of their dorms.
  
• Pink Domino is closing its store in Newton Centre after three decades. The final day of business will be December 14.

Thanks for your support

Today is the final day of our Gift Cards Give Back program. 

Thank you to everyone who purchased a gift card from a participating restaurant—and a special thank you to the restaurants themselves for stepping up during a time of real need. Your partnership and generosity made this effort possible.

With further cuts to food assistance expected in 2027, please continue supporting local food pantries and providers throughout the year.

And please shop local

We hope everyone enjoys their Turkey Day tomorrow.

While, of course, we encourage you to shop and support local on Black Friday and Small Business Saturday. We hope you’ll continue that support not just this weekend, but throughout the holiday season and all year long.

This time of year is especially critical for our local restaurants and retailers. The more we support them into the end of the year, the more they can continue serving and strengthening our communities all year long.

And that’s what you need to know for today— Thanksgiving Eve?— unless you need emergency help with your cooking tomorrow.

Max Woolf (he, him)

Public Policy and Government Affairs Manager

Charles River Regional Chamber

617-431-6101

I also value your feedback