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
Body camera video shows Massachusetts police officer save 78-year-old man from burning truck – East Idaho News
EASTON, Mass. (WBZ) — Police body camera video shows an Easton, Massachusetts, officer rescuing a 78-year-old Raynham man from a burning car on Friday morning.
A Mack dump truck was experiencing problems on the side of Turnpike Street just after 2 a.m. when a Ford pickup truck struck the back of it, according to police.
The pickup truck then became stuck under the dump truck, trapping the driver, Francis Leverone, inside. A Toyota Camry then hit the back of the pickup truck and caught fire, police said.
Easton police officer Dean Soucie arrived at the crash and saw that the two vehicles were on fire. Video shows Soucie rushing over before breaking the driver’s side window and then, with the help of the two witnesses, freeing Leverone from the pickup truck. Soucie said he was confused but conscious.
“As I reached inside the vehicle, one of the passersby — he actually jumped into the cab of the truck, and he helped me free the individual,” Soucie said.
They then carried the driver to safety.
Leverone was taken to a nearby hospital before being transferred to a Boston hospital. He received serious but non-life-threatening injuries.
No one else was injured in the crash.
Dee Leverone told WBZ her husband is doing OK. “I’m just thankful for the people that got him out,” she said. “Very thankful.”
After watching the police body-cam video on the news she said, “I was shocked, I was like ‘Oh my God!’ I just couldn’t believe it. His truck is like melted.”
She says she realized that something was wrong last night when her husband never made it home from work.
“I kept trying to call him and call him, and I finally got a hold of him at like 4:30 a.m., and he was at (Good Samaritan Hospital) and he told me he’s gotten in an accident,” Dee said.
She says he’s recovering at the Boston Medical Center and being treated for a dislocated hip.
“He’s a trooper,” Dee said. “He’s a strong man — and you know he’s 78, but you know he’s a toughie. He definitely is a toughie.”
Soucie commended the help of the two witnesses and said that before he arrived at the crash, they had attempted to put out the flames with a fire extinguisher and removed a gasoline tank from the pickup truck before it could ignite.
“They jumped into action like it was nothing,” Soucie said. “Those two individuals were absolutely awesome.”
Easton Police Chief Keith Boone said that he is “extremely proud” of Soucie and the witnesses.
“He saved a life last night,” Chief Boone said. “He is an exemplary police officer and this is just one example. I think he’s a hero.”
Turnpike Street was closed for several hours following the crash. Easton Police are investigating.
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A fire broke out Sunday morning in Townsend, Massachusetts.
The Townsend Fire department said shortly before 7 a.m. that firefighters were on scene for a structure fire on Dudley Road.
People have been asked to avoid the area.
The Massachusetts Department of Fire Services said state police fire investigators assigned to the state fire marshal’s office are responding to assist the Townsend Fire Department.
There was no immediate word on any injuries, or any information on what caused the fire. It’s also unclear if the large snow piles in the area impeded access to fire hydrants, as was the case at the house explosion in Taunton last week.
This developing story will be updated when we learn more
Massachusetts
Eight high school takeaways from the midst of the state tournaments, plus a new Attleboro football coach – The Boston Globe
Throw in Newton North winning its first state gymnastics title in 54 years, two Natick runners (and one from Oliver Ames) capturing New England titles, a last-minute goal from St. John’s (Shrewsbury) boys’ hockey to eliminate BC High, and plenty of overtime thrillers, and you get an all-time action-packed day.
Find all the scores here, and take a moment to browse all of our coverage:
Not seeing your team’s highlights in Takeaways? Here are all the ways to submit scores and stats to Globe Schools via phone, email, and social media.
▪ With a deep 3-pointer in the first quarter of Greater New Bedford’s 68-43 win over Springfield International, junior Jai-Ana Silva became the program’s leading scorer, surpassing Stephanie Antoine’s 1,493 points, set in 2012. Silva finished with 31 points and now sits at 1,513. Earlier this season, she became the fourth female 1,000-point scorer in school history.
▪ With 30 points in a 90-68 win over Quincy, Beverly senior Jacob Klass surpassed Peter Wynne’s scoring mark of 1,351, set in 1981. Klass, who reached 1,000 earlier this season, has 1,371.
▪ Concord-Carlisle senior goalie Sam Griswold made 44 saves, including the 1,000th of his career, in a 2-1 win over Woburn.
▪ Hoosac Valley senior Qwanell Bradley joined the 1,000-point club on a 3-pointer during a 78-59 Division 5 first-round win over Pacific Rim Charter.
▪ A pair of Bulldogs reached 100 points in Canton’s 9-0 smackdown of Somerset Berkley. Senior defenseman Teddy Shuman got there with a goal and three assists, and senior center Joey Ryan also reached the mark with three helpers.
▪ Taunton junior Jamie Vallarelli matched the school’s points record, joining Jeff Gallagher (’94) with 139, by notching a goal and adding an assist on the overtime tally that kept the Tigers’ season alive with a 3-2 win over Middleborough.
The single-digit seeds are starting to fall.
Saturday saw the first three top-five seeded teams sent home, with No. 3 St. John’s Prep boys’ hockey getting taken down by No. 14 Arlington Catholic in Division 1 action — the highest seed sent home through the first five days of the tournament.
The highest-ranked team to be bounced from the Division 2 boys’ hockey bracket became No. 5 Woburn. It fell, 2-1, to No. 12 Concord-Carlisle, which got an incredible 44-save performance from senior Sam Griswold and goals from Ben Brooks and Joe Grasso.
Division 3 also saw a top-five falter, as No. 5 Pembroke was clipped by No. 13 Norwood, 3-1, in the second round. John Lynch, Anthony Parise, and Mark Trahon provided the goals.
Not to be left out, Division 4 boys’ hockey also saw a significant upset, with No. 23 Bourne riding Jackson Palmborg’s 26 saves to a 3-2 first-round win over No. 10 Hudson.
On the hardcourt, No. 24 Pembroke boys’ basketball didn’t mind a morning ferry ride to Martha’s Vineyard, taking down the ninth-seeded hosts, 65-50, behind Will Farrell’s 24 points.
▪ Seventh-grader Effie Parsons found the net with 31 seconds left in overtime as No. 2 St. Mary’s girls’ hockey escaped a strong upset attempt from No. 18 Winchester, which led, 2-1, before Alyssa Norden tied it up in the third period.
▪ Reading sophomore Payton Curran not only delivered the equalizer in the final minute of regulation, but provided the overtime winner to lift the Rockets to a 3-2 girls’ hockey win over Waltham.
▪ Nantucket’s Gaven Smith forced overtime against Swampscott with a 3-pointer with nine seconds left in regulation, but the fourth-seeded Big Blue rode 26 points from Connor Chiarello and 25 from Teddy O’Neill to a 67-61 win over the No. 29 Whalers.
▪ No. 25 Bishop Fenwick girls’ hockey nearly upset No. 8 Bishop Stang, which would have eliminated both of last year’s Division 1 finalists, but the Spartans survived, 1-0, on junior Alexis Pettinato’s overtime winner.
▪ Braden LaChance netted the overtime winner for Taunton, which survived Middleborough, 3-2, in the third matchup between the two programs in 12 days. The Tigers won, 4-1, on Feb. 16 at Aleixo Arena before Middleborough prevailed, 4-0, on Feb. 18 at Bridgewater Ice Arena.
▪ Nico Santella scored on a stick-side snipe with 42.2 seconds left to propel St. John’s (Shrewsbury) past BC High, 2-1, in a Division 1 second-round matchup of Catholic Conference rivals.
Cal Atherton, Newburyport — The senior erupted for 31 points, guiding the Clippers to a first-round win over the defending Division 2 champions, Somerset Berkley.
Allen Brown Jr., Holbrook — The senior poured in 32 points, the highest total reported to the Globe on Saturday, to lead the Bulldogs past Boston Prep, 66-45 and into the second round.
Amelia Crowe, Pentucket — Amelia Crowe caught fire from deep, draining eight 3-pointers en route to 27 points and a 40-33 first-round win over Seekonk.
Addy Harrington, Duxbury — The senior produced one of the night’s three hat tricks, scoring thrice in a 4-2 second-round win over Melrose.
Levi McNally, Barnstable — Just a sophomore, he netted a hat trick for the Red Hawks in a 5-2 first-round win over Minnechaug.
Cam Melone, Hanover — The senior went for 5 points, scoring twice and assisting thrice in a 6-1 second-round win over Lynnfield.
Georgia Murray, Bishop Feehan — The junior scored a natural hat trick in the first period and finished with four goals in a 6-2 second-round win over Acton-Boxborough.
Celia Neilson, Bishop Fenwick — The senior captain contributed across the board, providing 23 points, 6 rebounds, 6 assists, and 8 steals for the top-seeded Crusaders in a 58-27 waxing of Wilmington.
Jackie Pohl and Jenna Oman, East Bridgewater — Pohl, a sophomore, and Oman, a junior, were everywhere in a 63-39 first-round win over Bellingham. Pohl finished with 20 points, 7 rebounds, and 8 assists, and Oman had 15 points, 10 rebounds, 4 assists, and 3 steals.
Attleboro High has a new football coach. Lamont Penn, a Bridgewater-Raynham assistant under Eian Bain, will take over the Bombardiers. They went 3-8 last year under Jim Winters, who helmed the program for four seasons, going 14-30.
Penn served as Norwood’s offensive coordinator from 2018-21. He was introduced to the team Friday.
Providence junior Jon Mignacca, a Bishop Feehan graduate from Seekonk, won the Big East high jump championship, clearing 6 feet, 8.25 inches (2.04 meters) to beat out UConn’s Enaji Muhammad (6-7).
▪ UMass Dartmouth sophomore Ancil Alexander, a Taunton graduate, was named Little East Conference Field Athlete of the Year for men’s indoor track after taking second at the LEC Championships in the shot put (51 feet, 3.75 inches). He won the event three times during the season.
▪ UMass Dartmouth freshman Michael Veegh, a Bishop Stang graduate from Tiverton (R.I.), was named Little East Conference men’s indoor track Rookie of the Year. He won the 400 at the LEC Championships (50.54 seconds) and was part of the second-place 4×400 relay (3:28.67). He was also named All-LEC first team.
▪ Keene State junior Tyler Bolaske, a Palmer graduate, was tabbed as the Little East Conference’s male Track Athlete of the Year after leading the Owls to their first indoor championship since 2008. Bolaske won the mile at the LEC Championships in 4:11 and was runner-up in the 800 (1:59.25).
Georgia Murray, Bishop Feehan, 4
Addy Harrington, Duxbury, 3
Levi McNally, Barnstable, 3
Riley Bergeron, Acton-Boxborough, 2
Brayden Boczenowski, Arlington Catholic, 2
Cate Buckler, Barnstable, 2
Abigail Burke, Notre Dame (H), 2
Payton Curran, Reading, 2
Hannah D’Angelo, Pembroke, 2
Luke Dickson, Medfield, 2
Colman Donohue, Hingham, 2
Will Doucette, Canton, 2
Ryan Elrick, Canton, 2
Jack McCourt, Catholic Memorial, 2
Cam McKenna, Hingham, 2
Cam Melone, Hanover, 2
Joe Pumphret, Winthrop, 2
Nolan Russell, Arlington, 2
Sabrina Stone, Milton, 2
Ella Sullivan, Pembroke, 2
Connor Hines, Hanover, 3
Cam Melone, Hanover, 3
Joe Ryan, Canton, 3
Teddy Shuman, Canton, 3
Abigail Burke, Notre Dame (H), 2
Kellen Labanara, Canton, 2
Hunter McClain, Bourne, 2
Sam Griswold, Concord-Carlisle, 44
Stephen Camara, Arlington Catholic, 33
Jackson Palmborg, Bourne, 26
Jaxson Fleming, Catholic Memorial, 24
Jim Lyman, Winthrop, 22
Colin McCarthy, St. John’s Shrewsbury, 21
Lydia Barnes, Methuen/Tewksbury, 18
Dom Conte, BC High, 18
John Snider, Arlington, 15
Vivienne Melo, Bishop Stang, 14
8. Basketball leaderboard
Allen Brown, Holbrook, 32
Cal Atherton, Newburyport, 31
Jacob Klass, Beverly, 30
Elian Rodriguez, Salem, 30
Mike Berry, Cape Cod Academy, 28
Elian Rodriguez, Salem, 28
Tyler Staiti, Abington, 28
Amelia Crowe, Pentucket, 27
Jag Garces, West Bridgewater, 27
Connor Chiarello, Swampscott, 26
Sysy Emmanuel, St. Mary’s, 26
Dom Taylor, Somerset Berkley, 26
Michael Cimetti, Hull, 25
Grant Neal, Lynnfield, 25
Teddy O’Neill, Swampscott, 25
Will Farrell, Pembroke, 24
Logan Volkringer, Plymouth South, 24
Celia Neilson, Bishop Fenwick, 23
Julian Allison-Cardoso, Dedham, 22
Mateo Jackson, Bridgewater-Raynham, 22
Tori White, Canton, 22
Tori Adams, Walpole, 21
Liam Conneely, Hull, 20
Jackie Pohl, East Bridgewater, 20
Kingston Maxwell, Abington, 15
Krem Amparo, Latin Academy, 14
Mateo Jackson, Bridgewater-Raynham, 14
Bella Bingham, Walpole, 13
Sadie Hartley-Matteson, Old Rochester, 13
Devyn Walsh, Pentucket, 13
A’laya Colbert, North Quincy, 12
Zade Garron Ciberay, Plymouth South, 12
Mike Ekweanya, New Mission, 11
Chase Groothuis, Swampscott, 11
Teddy O’Neill, Swampscott, 11
Brooke Connor, Canton, 10
Jenna Oman, East Bridgewater, 10
Hannah Thorell, Old Rochester, 10
Jackie Pohl, East Bridgewater, 8
Kingston Maxwell, Abington, 7
Jacob Klass, Beverly, 6
Celia Neilson, Bishop Fenwick, 6
Luke Tirrell, Bridgewater-Raynham, 6
Sydney Bosma, Old Rochester, 5
Cason Faulk, Bridgewater-Raynham, 5
Manny Valentino, New Mission, 5
Grace Goudreau, Seekonk, 4
Sadie Hartley-Matteson, Old Rochester, 4
Celia Neilson, Bishop Fenwick, 8
Emma Farrell, East Bridgewater, 6
Connor Chiarello, Swampscott, 5
Sienna Miranda, Seekonk, 4
Brooke Connor, Canton, 3
Zade Garron Ciberay, Plymouth South, 3
Brendan Kurie can be reached at brendan.kurie@globe.com. Follow him on X @BrendanKurie.
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