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Boston falling behind rest of state when it comes to housing, Boston Policy Institute says

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Boston falling behind rest of state when it comes to housing, Boston Policy Institute says


Once again, Boston Mayor Michelle Wu has filed a bill asking the state legislature for permission to temporarily raise the commercial property tax rate beyond legal limits in order to deal with projected revenue losses tied to the sharp decline of commercial real estate values.

Wu’s tax bill based on Menino bill

We’re now entering year two of debate over this problem, which was initially made widely public by a report commissioned by the Boston Policy Institute, a new non-profit dedicated to analysis of city issues.

Institute Director Greg Maynard tells WBZ-TV that “The bill that Mayor Wu is supporting in the state Senate is actually based on something that was passed 20 years ago under Mayor Menino, and that was enabling legislation that let cities and towns all across Massachusetts choose to do the same thing that Boston is trying to do now. Mayor Menino got support from a whole bunch of mayors all over the state, as well as from Governor Romney, and so he was able to put together a coalition and really, really get that done, make the case that it was important. Mayor Wu, although she’s using the same legislation that Mayor Menino did 20 years ago, didn’t put anything close to that coalition together, and she didn’t get anything close to the coalition in terms of business leaders.”

The Mayor’s previous effort stalled in the Senate and a compromise with business leaders fell apart when it turned out potential tax hikes on residential property owners weren’t as severe as the city had forecast. But the relationship between the mayor and many elements of the business community has been rocky for some time, and we asked Maynard why. “I think an important part of it is, you can see the reaction from the Wu administration to BPI’s report last year. Our report came out, the mayor and members of her administration called it misinformation and said that it wasn’t true. And then shortly after that, offered this piece of legislation we’re talking about now, which is designed to solve the problem that BPI’s report identified.”

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But Maynard notes: “I think that Mayor Wu’s tax bill actually brings up some really important questions about how Prop. 2 ½ [the state law limiting local property tax growth and establishing the two-tiered tax system for commercial and residential property] actually operates, and whether a split tax rate…[is] actually legal or constitutional.”

Housing enters mayoral race

Meanwhile, the 2025 Boston mayoral race is underway, with challenger Josh Kraft and Wu already engaging on issues like housing development.

On housing, Maynard says “the debate we’ve seen over the last two weeks in Boston shows how far the housing debate in the city has come. It’s really focused on supply, and so Boston is finally starting to move into a debate around how to build more housing, which is something the rest of the state has been engaged in for a long time. But Boston’s politics, for whatever reason, has been really resistant to talking about the core of the issue…the MBTA Communities Act [requiring communities served by the T to reform their zoning to allow for more multi-family housing] brings up a really important issue that I think is going to be addressed in this mayor’s race, which is that because of the MBTA Communities Act, there are communities around Boston that now have denser by-right development just on the other side of the line from Boston. So it’s tougher to build in Boston now than it is in the communities that surround it and some of the suburban communities…so towns like Everett and Revere have built way more housing as a percentage of their total stock than Boston…the state has legalized ADUs [accessory dwelling units], the city has not done that. They haven’t followed Cambridge’s lead, either with the parking minimum abolition or with this massive upzoning. And so Boston is really falling behind the rest of the state in terms of making it easier to build. The city’s made it more expensive to build with stuff like increasing inclusionary zoning and increasing environmental requirements, but they haven’t done anything to loosen restrictions like we’re seeing in communities here in Massachusetts and all across the country.”


Boston has fallen behind rest of state when it comes to housing, Greg Maynard says

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Maynard also discussed recent developments in the city’s push to install bike lanes. You can watch the entire conversation here, and please join us every Sunday morning at 8:30 for extensive discussion of the key issues in the mayoral race and elsewhere across the region on the weekend edition of “Keller At Large.”

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Three takeaways for Boston from NYC’s congestion pricing scheme – The Boston Globe

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Three takeaways for Boston from NYC’s congestion pricing scheme – The Boston Globe


Commuting in Boston can be a nightmare. Sometimes you find yourself stuck in hours-long traffic wishing you’d taken the T. Other times you’re waiting for an elusive train that never shows up, wondering why you even gave the T a chance.

But here’s the thing: It doesn’t have to be this bad. Just take a look at New York’s promising attempt to fix its own traffic woes. In January, New York City launched its congestion pricing program, which charges drivers a steep toll to enter Manhattan’s busiest streets. It’s $9 during peak hours, which are 5 a.m. to 9 p.m. on weekdays and 9 a.m. to 9 p.m. on the weekends, and $2.25 during off-peak hours.

The program is the first of its kind in the United States, though there are versions of it in cities like Stockholm, London, and Singapore. And it has two primary objectives: First, the cost is meant to discourage people from commuting by car. Second, the revenue it raises is meant to fund public transit improvements that would make the region less car-dependent in the long run.

So far, the program has been largely successful. It has reduced the number of cars on the roads, improved commute times, and even contributed to a drop in traffic-related deaths. The streets in the congestion zone are also receiving fewer traffic noise complaints.

Some lawmakers across the country are taking notice. Here in Massachusetts, Democratic state Senator Brendan Crighton from Lynn, who serves as cochair of the Legislature’s transportation committee, says that schemes like congestion pricing should remain on the table when it comes to addressing the MBTA’s long-term fiscal concerns. (Evidently, the millionaires’ tax that voters passed in 2022 is not enough.)

As lawmakers consider whether this is a good idea for Boston, here are three takeaways from New York’s nearly year-long experiment:

1) There’s still a lot of traffic, but it’s getting better

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There’s no way around it: New York will always have traffic jams. The city is home to more than 8 million residents, and the metropolitan area has a population of some 20 million. But since the city launched congestion pricing, the number of cars on the road has dropped.

This past summer, 67,000 fewer cars were entering Lower Manhattan every day compared with historical averages, according to the Metropolitan Transportation Authority. Other analyses earlier this year also showed a reduction in traffic, with average car speeds increasing by as much as 20 percent during rush hour within the congestion relief zone.

As a result, public transit has also improved. Buses have become more efficient, reliably moving faster. The average bus speed increase doesn’t seem too impressive — about 3.5 percent — but some buses are moving nearly 30 percent faster, and virtually all bus routes that interact with the congestion zone have seen an improvement in speed.

One entrance to congestion relief zone, on Park Avenue in Manhattan, seen in January.KARSTEN MORAN/NYT

2) Congestion pricing is a great source of revenue

New York officials say that the new toll is on track to raise the projected $500 million in its first year — money that in the long run will go toward a multibillion-dollar plan to improve subways, buses, and commuter rail lines and make those modes of transportation more appealing.

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Even though there is something to be said about how deeply driving is embedded in American culture, at the end of the day commuters are rational consumers. And if getting from point A to point B is both faster and cheaper on public transit, then a lot of people will go for that option, even if they would otherwise prefer driving.

Morning traffic around South Station on Nov. 21, 2024, during the closure of a big section of the Red Line.David L. Ryan/Globe Staff

3) At first, people hate it. Then they learn to love it.

New York’s plan ran into roadblocks before it officially launched. Just before it was meant to go into effect in June 2024, Governor Kathy Hochul postponed its launch indefinitely. Seven months later, she launched the program, but with a lower toll — $9 instead of the originally planned $15.

Part of the reason for that back and forth was public opposition to congestion pricing. In December 2024, for example, less than a third of New York City voters supported it. But just as was the case with other cities around the world that have tried congestion pricing, the program got more popular after residents got a taste of its benefits. According to a YouGov poll in August, public support and opposition for congestion pricing have almost entirely flipped, with 59 percent of New York City voters supporting keeping the toll in place.

Now, just because something works in New York doesn’t necessarily mean it will work in Boston or elsewhere. New York is America’s largest city — more than 10 times the size of Boston — and its subway system is by far the most expansive in the country. Implementing a costly toll to enter downtown Boston might not be as successful in pushing drivers to use other modes of transportation, because their options are ultimately more limited than the ones available to commuters in and around New York City. (More than that, the Trump administration has openly opposed New York’s congestion pricing and has attempted but so far failed to block it in court, and other cities could face similar scrutiny from the federal government.)

Interstate 93 in Boston on July 3, 2024.Steven Senne/Associated Press

But that doesn’t mean that congestion pricing is not worth trying, even if it takes years to get it done. After all, if Boston wants fewer cars on the road, the first step is to improve public transit. And what’s a better way to do that in the long run than to create a steady daily revenue stream from commuters, whether they’re riding the T or driving their cars? It might be a political risk at first, but the potential reward is too appealing to ignore.


Abdallah Fayyad can be reached at abdallah.fayyad@globe.com. Follow him @abdallah_fayyad.

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Conn. teen arrested in Boston street takeover that saw police cruiser torched

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Conn. teen arrested in Boston street takeover that saw police cruiser torched


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David Antonio Moran, 19, will be charged in Connecticut as a fugitive from justice.

A Boston police cruiser on fire at the intersection of Massachusetts Avenue and Tremont Street. Charlotte Aunger

A Connecticut man is facing charges as Boston police allege he was part of a crowd responsible for igniting a police cruiser with fireworks during an Oct. 5 street takeover in the South End. 

David Antonio Moran, 19, of Norwalk, was arrested early Thursday morning, a Boston Police Department spokesperson told reporters. Moran — also known as David Moran-Chavez — was apprehended “as a result of a painstaking investigation,” the spokesperson said. 

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He is charged with conspiracy, burning a motor vehicle, unlawful possession of fireworks, and disturbing the peace in connection with the early morning takeover at the intersection of Massachusetts Avenue and Tremont Street. 

The Boston Police Department is expected to address local media and share further details at 2:30 p.m.

The chaotic incident was one of several street takeovers in Eastern Massachusetts that morning, with large crowds shutting down streets in multiple communities as drivers performed high-speed stunts and spectators looked on. Gov. Maura Healey responded with the announcement of a $14 million safety grant, expressing “zero tolerance” for the meetups. 

“It poses a real significant threat to public safety and certainly harms quality of life in our neighborhoods and communities,” she said in October. 

Moran will appear in a Connecticut courthouse, where he will be charged as a fugitive from justice. It was not immediately clear whether he had an attorney who could comment on his behalf. 

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Boston police previously arrested two Rhode Island teens in connection with the South End street takeover; one of them was allegedly seen throwing objects at police officers, while the other was purportedly spotted striking a cruiser with a pole. 

“Boston Police officers and detectives methodically identified and followed evidence related to this street takeover,” the department spokesperson said Thursday. “BPD worked with several law enforcement partners in the Bay State, and received tremendous support from private citizens and businesses via video and information sharing and we thank them all.”

The department encouraged anyone with information, photos, or videos to contact Boston police detectives at 617-343-5619 or provide an anonymous tip at BPDnews.com/CrimeStoppers.

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Abby Patkin is a general assignment news reporter whose work touches on public transit, crime, health, and everything in between.





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Boston police investigate thefts from city hall employees

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Boston police investigate thefts from city hall employees


Police are investigating thefts from employees at Boston City Hall.

Several workers told Boston police that hundreds of dollars in cash, debit and credit cards were stolen, among other items, between 11 a.m. and 1 p.m. Monday, according to a police report. Unauthorized charges totaling hundreds more dollars were also made at Macy’s and Walgreens.

“Boston City Hall must be a safe and welcoming space all year round for residents, visitors and our City employees,” a city spokesperson said in a statement to NBC10 Boston. “Boston Police are investigating this incident to ensure that any needed security protocols or resources will be addressed.”

Victims reported having seen an unknown man wearing a blue face mask, sweatpants, a dark jacket and a brown beanie.

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“I was there on Monday and I was there on Tuesday, and it was very quiet,” Boston City Councilor Ed Flynn told NBC10 Boston. “Apparently, there was a person walking from office to office, and had the free rein of the building for a period of time.”

Flynn said he is concerned by the possibility of confidential information being taken.

“There could have been information about taxes, there could have been someone’s Social Security number, mortgage documents or car-related information,” he said.

He’s calling for tighter security after the incident.

“We can’t sweep this under the rug as if it’s only a minor incident of theft,” Flynn said. “It’s more than that.”

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