By Senator Lydia Edwards
In the past month, I have heard from legislators, both past and present, community members, and councilors about the MBTA Community law. In doing my due diligence it has become readily apparent there is a lot of misinformation, fear, anger, and confusion.
Before I go into my thoughts and suggestions for how to deal with this law, I wanted to first assess how we got here and speak to the conditions that drove Governor Baker and the Massachusetts legislature to pass this bi partisan, popular law (receiving almost unanimous support in the state house).
Massachusetts was, and is, in a housing crisis. The state does not have enough housing units. Estimates from the state housing department suggest we need at least 220,000 new housing units. The housing crisis has resulted in Massachusetts being one of, if not the most, expensive states to live in. No matter the income level, it is hard to find a place to call home and raise a family. There are waitlists in the tens of thousands for public housing. Even market rate is becoming scarce, with buyers paying over asking price and pricing out middle- and working-class would-be first-time homeowners. The state is approaching this housing crisis in two distinct ways: first, the MBTA laws, and second, a $4.1 billion dollar housing bond bill (which I will address in another article).
The MBTA Community law, passed by Governor Baker in 2021, is now three years old. The law has two major components. The first requires that cities and towns near MBTA transit to upzone by requiring “at least one zoning district of reasonable size in which multi-family housing is permitted as of right and meets other criteria set forth in the statute including: minimum gross density of 15 units per acre; located not more than 0.5 miles from commuter rail station, subway station, ferry terminal or bus station; and there be no age restrictions and be suitable for families with children.” The second component lowers the threshold required for approving plans or projects for more density from a 2/3 majority to a simple majority. This was done to prevent one person in local government from stalling projects or preventing them from happening.
After passing the state house, the baton was passed to local governments to plan for the increased density.
A total of 177 cities and towns are called to do their part to provide housing to close the gap on needed units throughout Massachusetts. The vast majority have met the timeline and standards of the law. There are, of course, some outliers that refuse to cooperate, but Winthrop is not one of them.
At this moment, Winthrop is being called to do her part to deal with the housing crisis. We can choose to follow in the footsteps of Milton, currently entangled in legal challenges, financial denials, public scrutiny, and increasing costs. Or we can emulate Hull and North Andover, whose proactive engagement with the Healey administration led to a more favorable reassessment of their housing unit requirements. This choice saved them time, money, and the uncertainty that comes with resistance. Let’s choose the latter path.
Still, like many people, I was shocked at the suggested target of over 800 units for Winthrop. My first thought was “where will they go, who will pay for it, and how did they get that number.” I then was incredibly inspired by our local leaders. Many of them, like myself, were not in office when the MBTA Communities law passed. Still, to their complete credit, they got to work. The letters and back and forth and respectful discourse with the Healey Administration, I believe, will result in a lowering of the required units.
After meeting with town council members on Sunday mornings, reviewing town council district meetings and council meetings, I am proud to stand with our local leaders. Every single one of them deserves accolades for having stood up to meet the challenge while facing onslaughts of vitriol and anger. It is not easy to navigate at this moment, and yet our town councilors are showing grace under fire.
As your senator, I intend to lead with the town council. I joined in their request to the Secretary of Housing and Livable Communities and called on Secretary Ed Augustus to come to Winthrop and meet our town. I want him to try commuting in and out, see how full our schools are, and most importantly, see the work we have already done. Winthrop is ahead of the state in the percentage of multifamily versus single-family housing. We have planned projects that are approved and set to be built. We are revitalizing our downtown and, in all aspects, Winthrop is a shining example of community planning and responsible growth.
My promise is to fight for Winthrop. I believe after researching and truly getting to know Winthrop, the Secretary will see that we don’t need to plan for an additional 800+ units. I think, after a healthy back-and-forth with the town council and state legislators, our unit count may reduce to one to two hundred units, if that.
As a small town, we should only be required to do our part in helping to solve the housing crisis commensurate with our size. Moreover, we will not be undertaking this without significant financial resources from the state. To place an unfunded mandate on any town with a threat to defund us if we are not compliant, is wrong. We expect to be acknowledged for our hard work, supported as we go forward, and respected throughout the entire process. I intend to fight for all of these things, as well as a reduction in our unit requirements.
The process of growing our community should be a unifying and constructive endeavor. It’s disheartening to see it become a source of division. We have a golden opportunity to lead by example, to show how a community can grow responsibly and inclusively, and we will.
Lydia Edwards is a State Senator for the Commonwealth of Massachusetts.