MBTA Communities Act (MBTA-CA)

$1 million “starter” homes  In Needham, an old, small, dated 3-bed, 1.5 bath house is selling for close to $1 million. Even if they’re willing to do some do-it-yourself repairs, middle-class people cannot afford the down payment for a starter home. Rental prices are also out of reach. Earlier, a middle-class person or family might have moved into a less expensive town: Dedham, or Norwood, for example. Those towns are now also pricing out middle-class people. Soon, only the wealthiest among us will be able to live in any town within a reasonable commuting distance to Greater Boston.

Already impacting business  This emergency situation is already impacting our business sector, with fewer service employees available to work at our restaurants, healthcare offices, and senior centers, and white-collar employees who are unable to afford starter homes.

It’s not wise to wait  Rather than waiting for a major economic downturn and all of the associated human costs, it makes more sense to face our situation decisively and responsibly. We know we’re in an emergency. The question is: Will we ask future generations to figure out a solution, when it’s too late, and our children and their kids are unable to live in Greater Boston?

Moderates are on board  The import of addressing this issue crosses political boundaries. Gov. Charlie Baker, famously moderate, was in favor of more multifamily housing options because of a regional shortage of homes driving up costs. He preferred to act, rather than kicking the can down the road.

Dealing with potential challenges  Based on assessments by town experts, we believe that concerns around, for example, traffic, storm drainage, and school enrollment are manageable. Read this FAQ for more information about these issues and how they can reasonably be addressed.

Will it actually work?  As for the argument that the proposed zoning changes will not lower housing prices, state experts believe that as supply increases housing costs will, at the very least, not rise so precipitously, and that over the long-term, more starter homes and affordable rentals will be available.

• MBTA Communities Law
• HONE Summary Report, May 2024
• HONE FAQs
• Special Town Meeting Warrant Articles
• MBTA Communities Act Information Packet
• Needham Capital Impact Assessment, April 2024
• School Impact Analysis Update 9/24/24
• Traffic Impact Analysis 7/19/24
• Walking Tour Videos & Packets
• Myth-Busting the MBTA-CA Communities Law
• Benefits of the Neighborhood Housing Plan

• More housing options for people who want to stay in, return to, or move to Needham

  • Seniors, teachers, young families, Needham adult children who want to return, nurses, artists, professionals, local and town employees, and trade workers

• More attainable housing prices resulting from an increase in housing variety and supply
• Vibrant, walkable neighborhoods
• More foot traffic for our businesses, so they succeed and we have options as consumers
• Increased tax revenue
• Retain the Commonwealth’s competitive economic advantage and avoid migration out of state due to high housing costs
• More energy-efficient buildings
• More diversity of resident backgrounds and experiences

Needham’s HONE (Housing Needham Advisory Group) is recommending two zoning plans to be voted on by Town Meeting in October. One—the Base Compliance Plan—will minimally meet the requirements of the MBTA-CA and makes little change to our current zoning. The other—the Neighborhood Housing Plan—adds more density and incentives to encourage more financially feasible multifamily housing to be built.

The MBTA Communities Act (MBTA-CA) is just one step toward a comprehensive solution to our housing problem. We must start zoning for more housing now to address the housing shortage and stem the tide of unaffordable housing.