Massachusetts
Everything you need to know about the MBTA Communities law but are perhaps afraid to ask – The Boston Globe
And it’s controversial. Housing is a lightning-rod issue, particularly when it is proposed close to home. Already, one town is in court battling the state over the law, and a few other communities have publicly considered following suit.
All of that has propelled the law into the spotlight and created a lot of confusion about what it actually does.
Here’s what you need to know about MBTA Communities, and what it might mean for your community.
What is the law?
MBTA Communities was included in a broad economic development bill that was signed into law in early 2021 by then-Governor Charlie Baker.
Very simply, it requires 177 communities, mostly in Eastern Massachusetts, to write new land-use rules allowing multifamily housing by-right — meaning developments do not need a special permit — in at least one district of town. The district should be within a half-mile of a transit station, if the town has one, and provide a density of at least 15 units per acre — which could be a single five- to six-story building, or a cluster of townhouse condos.
Communities have quite a bit of flexibility on where to place their zone and what to allow in it. A town could draw a relatively small zone that allows for denser, taller buildings, or a larger zone (or zones) that keeps buildings smaller.
What are the guidelines and how were they created?
The statute itself is relatively short and charges the state housing office with creating the law’s parameters — which it did in August 2022.
The most significant piece of the guidelines created “unit capacity” targets that each community’s zoning must hit. The state established four categories of communities with varying levels of obligation under the law.
The first — rapid transit communities, the 12 cities and towns served by the T’s light rail system (the Red, Orange, Green, and Blue lines) — have the greatest obligation, a requirement to create zones that would, theoretically, allow for enough units to increase their housing stock by 25 percent or more. So if a town has 7,500 housing units, they’d have to allow for an additional 1,875. The 12 rapid transit communities had to draw up plans by the end of 2023.
The other categories — commuter rail, adjacent community, and adjacent small town — have lesser obligations. Commuter rail communities, for example, must zone for an additional 15 percent of existing units. Adjacent communities have to zone for five percent. Their plans are due by the end of this year — setting up key votes at spring and fall town meetings in many communities.
Does the law require communities to build all this housing?
No. Not at all. MBTA Communities only requires towns to write new zoning rules. Building the housing is largely up to the market, and that’s where things start to get really complicated.
For starters, those “unit capacity” numbers the state requires are basically a measurement of what would get built in a given zone if the land was entirely empty. Of course, in urban and suburban Massachusetts, empty land is exceedingly rare. And many towns are targeting their most developed areas — downtowns — for their new zoning.
When the state says Newton needs to create a zone that can accommodate 8,330 units, it really means that, in a theoretical scenario where every building in whatever zone the town draws is razed to the ground and then rebuilt at maximum density and height allowed under the zoning, 8,330 units could fit there.
Of course, there are lots of buildings already there. They’re owned by someone. That owner would have to agree to sell before any developer could replace them with something bigger. Most won’t.
There’s also the economy. Interest rates and construction costs are already slowing new housing construction. And — if a town rezones two-story parcels to hold three stories, as Brookline and Newton did last year — there’s not much money in it for a developer, who would have to buy the building, raze it, and then rebuild it just to add one additional floor of apartments.
At its core, MBTA Communities is a zoning law, not a housing production requirement. It asks towns to update antiquated rules that were often passed after towns were built out with more modern ones. That will spark some new development, but only so much.
Does the MBTA have anything to do with the law?
No. Despite the name, the MBTA is in no way involved in the law. MBTA Communities simply applies to cities and towns that have an MBTA stop or are adjacent to a community that has one.
The idea behind the law is to create housing near transit stations — many (though not all) of which are in relatively dense town centers. It aims to encourage transit use and walkability, and it means that most of the density that might result from the law would be clustered near transit stations, generally not in the single-family neighborhoods many residents want to protect.
Whose law is it, anyway?
The law was signed by Baker, but it wasn’t his idea. Housing advocates and some legislators had been kicking around a transit-oriented housing law for the better part of a decade before MBTA Communities was tucked with little fanfare into a 3,000-page economic development bill. Baker did resist calls to veto the measure though, and his administration wrote the guidelines that communities are grappling with today. Governor Maura Healey inherited the rollout of MBTA Communities when she took office in 2023 and has enforced it enthusastically.
What’s going on in Milton?
Because the Mattapan Trolley runs along its northern edge, Milton is classified as a rapid transit community under the guidelines and was supposed to pass new zoning rules by the end of 2023. It did, with a compliant zoning plan that was approved by Town Meeting late last year.
But opponents quickly forced a referendum, and in February, the town’s voters overturned that zoning plan, making Milton the first community in the state to be formally out of compliance with the law.
Attorney General Andrea Campbell sued the town a few weeks later, and the case is set to be heard by the Supreme Judicial Court this fall. Milton, in its legal filings, has claimed that the law’s guidelines are not legally enforceable and put too great a burden on towns. It objects in particular to the town’s “rapid transit” classification, saying the train is too slow and doesn’t hold enough passengers to be in that category. (The state has rebuffed multiple requests from town officials to have Milton reclassified.)
Communities across Eastern Massachusetts are watching closely.
Does the state have legal authority over zoning?
This question is really at the heart of the debate over MBTA Communities, and it’s a question that will be answered by the Supreme Judicial Court later this year.
In their filings, attorneys for Milton argue that the town has constitutional claims to local zoning control under Home Rule, the amendment that grants municipalities the ability to pass their own local rules. They’ve also argued that the attorney general does not have the legal standing to force local governments to adopt certain zoning provisions.
Campbell, as the state’s chief law enforcement officer, sees it differently. MBTA Communities is a state law, she argues, and towns are obligated to comply. Legal experts have told the Globe recently that zoning powers ultimately lie with the state. Municipalities, they say, are creatures of the state, and there are other longstanding state zoning laws that override local control.
The SJC will ultimately rule on a couple of key questions, including whether and to what extent municipalities are obligated to comply with the requirements” of MBTA Communities “and the related [guidelines] issued by what is now the Executive Office of Housing and Livable Communities,” according to recent filings.
Whatever the ruling, it will have huge implications on local zoning and the state’s broader efforts to address the housing crisis.
Andrew Brinker can be reached at andrew.brinker@globe.com. Follow him @andrewnbrinker.
Massachusetts residents returning to work on Monday should watch out for slick roads following a bout of freezing rain Sunday night, according to the National Weather Service.
A winter weather advisory is set to go into effect in all of Massachusetts aside from the South Coast, South Shore, Cape and Islands from 7 p.m. Sunday night to 6 a.m. Monday morning.
Freezing rain, then rain is expected during this time, and as much as two-tenths of an inch of ice could accumulate in communities north of I-90, according to the weather service. Drivers should prepare for slippery roads, but sidewalks, driveways and outdoor stairs and steps could also be dangerous.
Freezing rain is predicted to begin around 7 p.m. in Western Massachusetts and spread eastward, reaching the opposite end of the state by 10 p.m., according to the weather service. Overnight lows in the high 20s and low 30s are expected.
The freezing rain is predicted to switch over to a mix of rain and freezing rain and then to just rain between midnight and 6 a.m., according to the weather service. Communities in the southern parts of Massachusetts are expected to experience the shift earlier in the night, and the South Coast, South Shore, Cape and Islands are predicted to see only rain.
Monday is expected to be rainy and windy with some patchy fog, according to the weather service. Daily high temperatures are predicted to reach the high 40s and low 50s.
The rain is expected to cease between 3 p.m. and 5 p.m. on Monday in most Massachusetts communities, according to the weather service. The latter half of Monday is predicted to be windy, with gusts up to 40 mph.
Overnight lows in the low to mid 20s are expected Monday night, according to the weather service. Partly sunny skies and strong winds with gusts up to 40 mph are predicted for Tuesday.
Daily high temperatures are expected to reach the mid to high 20s in most of Massachusetts, according to the weather service. Overnight lows in the high teens and low 20s are predicted for Tuesday night.
Over the next decade, state housing officials estimate that Massachusetts will need another 222,000 homes. These homes are necessary to attract young professionals, to prevent families with young children from leaving, to empty the homeless shelters, and to let seniors age in their communities.
More housing is also needed to mitigate climbing prices that are hurting not only lower-income residents, but even those who are solidly middle class. The median price of a single-family home in Massachusetts this year, as of November, was an astonishing $640,000, according to The Warren Group.
Zillow ranked Greater Boston as the fifth most expensive rental market in the country, with average rent hovering just under $3,000 a month, according to the Boston Foundation’s 2025 Housing Report Card.
But if Massachusetts is to build the housing our residents need, it will take a conscious effort to simplify the building process.
In editorials this year, the Globe has focused on specific deregulatory steps that would help cut red tape and make it easier for the state to build its way out of the housing shortage.
One aspect of this is being open to changing rules that may have made perfect sense at one point, but haven’t kept up with changing circumstances. For example, advances in fire safety technology made some of the rules regarding stairwell requirements and building height obsolete. Changing these rules to account for modern technology could make it financially feasible to build bigger buildings.
There are also well-intended rules that have had unintended consequences — like disability accessibility codes that apply more stringently in communities with lower property values than in wealthier towns.
But the biggest thing that needs to change is harder to write into law. Communities need to move from a default “no” on housing to a default “yes.”
That problem is especially hard to tackle because, officially, it doesn’t exist. There is no specific regulation saying that certain Massachusetts towns don’t want housing. But actions speak louder, and more honestly, than words.
The presumption that new housing is bad — and the burden is on developers to prove it isn’t — is implicit in many of regulations adopted across the region and in the way developers are frequently treated like unwelcome interlopers. Communities too often use approval processes to impose unreasonable requirements or arduous review processes on builders who want to create the multifamily housing the state needs.
One solution is for the state to set clear ground rules for what authority cities and towns have — and don’t have — when it comes to housing approval.
For example, the state has its own environmental standards for septic systems, but they are a minimum, not a maximum. If policy makers were to forbid towns from imposing stricter standards without proving they are environmentally necessary, it would prevent municipal officials from using overly strict rules to block denser housing. Similarly, the Legislature could impose guardrails on what municipal planning officials can consider as part of the site plan review process and how long reviews can take.
When a planning or zoning board rejects or reduces the size of an apartment project, or imposes unreasonable and costly conditions, that directly undermines the public good. They should be expected to explain why their actions were truly necessary.
After all, no housing decision occurs in a vacuum. Even allowing high-end development serves the public: If people who can afford million-dollar condos have plenty to choose from, they won’t outbid less-wealthy families for more modest housing.
Many individual regulations came from a noble instinct. Shoddy construction is dangerous; communities should make sure it’s safe. Fire safety is important. New buildings can disturb animal habitats and degrade the environment. Ensuring that people with disabilities can access housing units and public spaces is vital. There is value in soliciting public input.
But these regulations have proven too easy to co-opt as tools to stop development, rather than improve it. Often, communities have a fear of change.
Regulations that pose obstacles to housing must be expected to pass a stringent test to prove that they are actually necessary and not just convenient pretexts for NIMBYism. Policy makers must fully consider the trade-offs, because while each new housing regulation may seem minor, they add up.
Massachusetts is a great place to live. We should be seeking ways to let more people live here, not closing the gate behind us.
Editorials represent the views of the Boston Globe Editorial Board. Follow us @GlobeOpinion.
Massachusetts
Seven Saturday high school sports takeaways, including a 350th win, a 1,000th point, and a goal record – The Boston Globe
Roundups: Boys’ basketball | Girls’ hockey | Girls’ basketball | Boys’ hockey
Top 20 rankings: Boys’ basketball | Girls’ hockey | Girls’ basketball | Boys’ hockey
League standings: Boys’ basketball | Girls’ hockey | Girls’ basketball | Boys’ hockey
▪ Tewksbury’s Tyler Bourgea made significant history in the second period of an 8-0 win over East Catholic (Conn.) when he potted his second goal of the game and 66th of his career, surpassing Ryan Petty’s program record of 65, which had stood since 2015.
Bourgea, a senior captain, owns a career line of 66-77—143, 4 points shy of Petty’s school record of 147.
“He’s a very humble kid,” Tewksbury coach Derek Doherty said. “He just wants to win. He was happy he broke the record, but he said it’s more important we win hockey games. It’s a sign of a good person and a good player.”
▪ Blue Hills senior Tyler Anderson entered Saturday’s game against Blackstone-Millville needing 9 points to reach 1,000 for his career. It took him just one quarter; he finished with 18 points to secure a 74-57 first-round win in the Spartan Holiday Classic.
▪ At the MSTCA Boston Winter Challenge, junior Amar Skeete broke the Catholic Memorial school record in the long jump, leaping 23 feet, 10.5 inches, besting both the indoor and outdoor marks and surpassing his previous career best by a full foot. He is among the top 10 in the nation for the event.
▪ With a 9-0 victory over Westwood, Canton boys’ hockey coach Brian Shuman won his 350th career game behind the bench. Shuman, a Catholic Memorial graduate who played at Bowdoin, is in his 21st season and has led Canton to four state titles (’10, ‘19, ‘20, ‘23), plus two more final appearances, including a loss to Billerica last March.
Cam Dematos, Whitman-Hanson/Silver Lake — The junior peppered the net with three goals and an assist in an 11-1 boys’ hockey victory over Nantucket.
Caleb Haynes, Brookline — The junior went full beast mode, piling up 38 points, 10 assists, and 7 steals in an 87-56 win over Portsmouth (N.H.) in the BABC Holiday Classic.
Kingston Maxwell, Abington — The senior powered a 91-67 boys’ basketball win over Nantucket with 27 points, 11 rebounds, and 5 assists.
Thomas Fish, Danvers — A hat trick and an assist from the senior powered a 9-0 boys’ hockey win over Triton.
Lucey Jean, Hopkinton — The day’s lone four-goal performance belonged to the senior, who was the engine of a 5-1 girls’ hockey win over Wellesley/Lincoln-Sudbury.
▪ Sophomore Aniyjha Morales sank the winning shot at the buzzer as Assabet Valley topped Tahanto, 54-52, to repeat as Assabet Holiday Classic champions in Marlborough.
▪ Third-ranked Methuen/Tewksbury girls’ hockey trailed, 1-0, in the third period before sisters Sammy and Lauren Ryan each delivered a goal and a 2-1 win over Winchester at O’Brien Arena.
▪ Concord-Carlisle emerged from a shootout with Acton-Boxborough to advance to the final of the Battle Road Classic at Hayden Rink.
▪ Hanover rode three goals from MVP Ryan Kisiel, a junior, to the Michael Giordano Christmas Classic title at Murphy Memorial Rink in South Boston. It’s the second tournament win for Hanover this season, following the Jim Gormley Cup at Gallo Arena on Dec. 13.
▪ Senior Jacoby Patterson collected MVP honors with two goals and an assist as Shawsheen won the Lions Tournament with a 3-2 victory over host Chelmsford.
▪ Brothers Luke and Matt Dickson teamed up to give Medfield a championship at the Cape Ann Savings Bank Tournament with a 2-1 win over Gloucester. Both brothers had a goal and an assist, and Luke was named MVP.
▪ St. John’s Prep won the Pete Frates Winter Classic with a clinching goal from senior Christian Coleman, giving the second-ranked Eagles a 3-2 win over No. 3 Pope Francis at Essex Sports Center.
“We play in honor of Pete and Pete’s family, it’s important for us to give our best effort,” St. John’s Prep coach Kristian Hanson said after his team captured its third title in the event, which dates to 2015.
▪ It took a shootout, but Hudson claimed the Mark Bushnoe Tournament title after tying Lunenburg/Ayer Shirley, 4-4. Junior Timmy O’Malley earned MVP honors with a goal and two assists. at the Wallace Civic Center.
▪ Boston Latin left no doubt in the final of the Michael Giordano Christmas Classic, besting Westford 5-0 after junior Angela Wells got things going with two goals and an assist.
Wellesley has a new boys’ lacrosse coach and he’s no stranger to the Raiders’ sidelines. Dave Wainwright, the school’s girls’ soccer coach, will also take over the boys’ lacrosse program from Jim Connolly, who stepped down after eight seasons.
Wainwright began coaching Wellesley girls’ soccer in 2024, a year after winning a second state title with Natick. He also coached boys’ lacrosse at Needham since 2003, winning a state title in his first season. Wainwright is an elementary teacher in the Needham district.
Wellesley went 11-10 last season, falling in the second round of the Division 1 tournament to eventual champion St. John’s Prep.
Caleb Haynes, Brookline, 38
Rolky Brea-Arias, St. Mary’s, 28
Brody Bumila, Bishop Feehan, 28
Yhan Medina, Quincy, 28
Kingston Maxwell, Abington, 27
Kayla Dunlap, Natick, 25
Jacob Klass, Beverly, 25
Burke Lombardi, Nantucket, 25
Grant Neal, Lynnfield, 25
Charlie Poehler, Burlington, 25
Aboubakar Nimaka, Malden Catholic, 24
Tyler Staiti, Abington, 23
Abby Broderick, Medfield, 22
Matty Gray, Burlington, 21
Gabe Keskinides, Tewksbury, 21
Julian Ortega, Southeastern, 21
Sofia Wightman Kraus, Hopkinton, 21
Cason Faulk, Bridgewater-Raynham, 20
Jiai Gonzalez, Blue Hills, 20
Gwen Jones, Beverly, 20
Rolky Brea-Arias, St. Mary’s, 23
Katie McMahon, Natick, 16
Colin Cyr, Apponequet, 13
Kingston Maxwell, Abington, 11
Aboubakar Nimaka, Malden Catholic, 11
Andrew Braganca, Beverly, 8
Sophie Gallivan, North Reading, 8
Henry Svirutnas, Apponequet, 8
Elyza Wagner, Apponequet, 8
Dom Torres, Beverly, 6
Caleb Haynes, Brookline, 10
Duke Cherry, Malden Catholic, 7
Henry Svirutnas, Apponequet, 6
Dom Torres, Beverly, 6
Abby Broderick, Medfield, 5
Ryan Levesque, Apponequet, 5
Cece Levrault, Apponequet, 5
Kingston Maxwell, Abington, 5
Jillian Gagnier, Apponequet, 4
Colin McKay, Apponequet, 4
Elyza Wagner, Apponequet, 4
Denai Williams, Natick, 4
Naya Annigeri, Medfield, 8
Caleb Haynes, Brookline, 7
Jillian Gagnier, Apponequet, 5
Denai Williams, Natick, 5
Kayla Dunlap, Natick, 4
Dom Torres, Beverly, 4
Lucey Jean, Hopkinton/Dover-Sherborn, 4
Leah Carlson, Medfield, 3
Michael Cortis, Medway, 3
Jason Drake, Medway, 3
Thomas Fish, Danvers, 3
Ryan Kisiel, Hanover, 3
Matthew McGinty, St. John’s (S), 3
Kody Pokraka, Falmouth, 3
Jackson Ballard, BC High, 2
Nick Beltramini, Whitman-Hanson, 2
Tyler Bourgea, Tewksbury, 2
Matthew Breda, Nauset, 2
Mia Cataruzolo, Milton, 2
Garrett Consigli, Medway, 2
Cam Dematos, Whitman-Hanson/Silver Lake, 2
Emma Doucette, St. Mary’s, 2
Ryan Elrick, Canton, 2
Hunter Fucci, Waltham, 2
Brooke Hanley, Duxbury, 2
Chase Harmon, Notre Dame (Hingham), 2
Sean Keenan, BC High, 2
Adam Kornbau, Framingham, 2
Brogan Laverdiere, Norton, 2
Bryan Li, Acton-Boxborough, 2
Cam McKenna, Hingham, 2
Brendan McCarthy, Hingham, 2
Addison Nee, Pembroke, 2
Emma Nee, Pembroke, 2
Jacoby Patterson, Shawsheen, 2
Colin Rogers, Latin Academy, 2
Zoe Sullivan, Whitman-Hanson/Silver Lake, 2
Gabby Sundstrom, Duxbury, 2
Maeve Turner, Falmouth, 2
Colin Walsh, Framingham, 2
Angela Wells, Boston Latin, 2
Charlotte Woodford, HPNA, 2
Teddy Shuman, Canton, 4
Max Ryan, BC High, 3
Aoife Bourke, Boston Latin, 2
Michael Conners, Walpole, 2
Coleman Donovan, Latin Academy, 2
Emma Doucette, St. Mary’s, 2
James Gordon, Burlington, 2
Mia Kmiec, HPNA, 2
Adam Kornbau, Framingham, 2
Tyler McHugh, Essex Tech, 2
Phoebe Niese, Boston Latin, 2
Timmy O’Malley, Hudson, 2
Joe Pumphret, Winthrop, 2
Caroline Shearer, Falmouth, 2
Jamie Vallarelli, Taunton, 2
Colin Walsh, Framingham, 2
Nick Denino, Lynn, 52
Jakob Johed, Newton South, 33
Nico Santosuosso, Masconomet, 33
Sydney Foster, Central Catholic, 32
Axel Rydberg, Marlborough, 32
Sophia Luoni, Natick, 28
Ryan Christensen, Whitman-Hanson, 26
Garo Gebeyan, Waltham, 25
Tenley Simmons, Bishop Stang, 19
Luke Pellerin, Taunton, 18
Evan Morey, Danvers, 16
Brendan Kurie can be reached at brendan.kurie@globe.com. Follow him on X @BrendanKurie.
2 hospitalized after shooting on Lodge Freeway in Detroit
SF 49ers vs. Seattle Seahawks preview: Race for the NFC’s No. 1 seed
‘No War With Venezuela’ protest held in downtown Dallas after U.S. seizes Maduro
Kirouac’s dunk sparks Georgia Tech to victory over Boston College
Denver Barkey scores first career goal as Flyers take down Oilers
Florida High School Football Rankings: Top 25 teams – Oct. 21
Cleary's 21 help Le Moyne down Central Connecticut State 69-64 in OT
How old is Bo Nix? What to know about Oregon quarterback ahead of 2024 NFL Draft
99th annual Pony Swim held in Virginia
Video: ‘It Didn’t Have to Happen This Way:’ U.Va. Faculty Call for Review of Police Response to Protests
For those who help the poor, 2025 goes down as a year of chaos
Marjorie Taylor Greene criticizes Trump’s meetings with Zelenskyy, Netanyahu: ‘Can we just do America?’
US visa ban targets ex-Commissioner Breton over alleged censorship
‘Bomb cyclone’ forecasted to bring heavy snow, blizzard conditions and dangerous travel
The biggest losers of 2025: Who fell flat as the year closed
-
Entertainment1 week agoHow the Grinch went from a Yuletide bit player to a Christmas A-lister
-
Connecticut1 week agoSnow Accumulation Estimates Increase For CT: Here Are The County-By-County Projections
-
Entertainment1 week agoPat Finn, comedy actor known for roles in ‘The Middle’ and ‘Seinfeld,’ dies at 60
-
World6 days agoHamas builds new terror regime in Gaza, recruiting teens amid problematic election
-
Indianapolis, IN1 week agoIndianapolis Colts playoffs: Updated elimination scenario, AFC standings, playoff picture for Week 17
-
Southeast1 week agoTwo attorneys vanish during Florida fishing trip as ‘heartbroken’ wife pleads for help finding them
-
World1 week agoSnoop Dogg, Lainey Wilson, Huntr/x and Andrea Bocelli Deliver Christmas-Themed Halftime Show for Netflix’s NFL Lions-Vikings Telecast
-
World1 week agoBest of 2025: Top five defining moments in the European Parliament