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By: State Senator Pavel Payano – July, 224
In a decisive move aimed at tackling Massachusetts’ ongoing housing crisis, the Massachusetts Senate has unanimously passed S.2834, also known as the Affordable Homes Act. This legislation marks a significant step forward in addressing housing affordability, availability, and equity across the state.
The Affordable Homes Act is a multifaceted initiative that combines $5.4 billion in funding with substantial policy reforms. Its primary objectives include the construction of new housing units, expedited rehabilitation of existing housing stock, reduction of development barriers, and promotion of affordable housing initiatives. These measures are designed to alleviate the pressures that have contributed to Massachusetts’ housing shortage and escalating costs.
Thanks to the support of Senate President Karen Spilka, Chair of Senate Ways and Means Michael Rodrigues, and Housing Chair Lidia Edwards for supporting one of the amendments that I successfully championed. Amendment #168 secured enhancements to Massachusetts’ Chapter 40R program. Initially enacted in 2004, Chapter 40R incentivizes municipalities to adopt smart growth zoning, encouraging compact residential and mixed-use development.
The amendment, which passed with overwhelming support, includes substantial updates to the program’s financial incentives to better align with current economic realities and inflation. Specifically, it nearly doubles the one-time incentive payment and raises the bonus payment per new housing unit from $3,000 to $6,000.
40R has had successful implementations in Haverhill, where smart growth initiatives revitalized the central business district and repurposed mill spaces into housing units. Originally, these efforts resulted in significant 40R incentive payments, but inflation had diminished their impact over the years. With the passage of the amendment, Massachusetts aims to empower more municipalities to zone for affordable and dense housing, fostering vibrant communities statewide without requiring additional state funding.
Key Provisions of the Affordable Homes Act
The Affordable Homes Act addresses various aspects of the housing crisis through targeted investments and policy reforms:
1. Public Housing Rehabilitation: Allocates $2.2 billion for repairs and upgrades to state-aided public housing, ensuring safer and more sustainable living conditions for thousands of families. A portion of this funding, $150 million, is earmarked for energy-efficient upgrades to align with the state’s climate goals.
2. Affordable Housing Initiatives: Includes $425 million for the Housing Stabilization and Investment Trust fund, supporting the preservation, construction, and rehabilitation of affordable rental units. An additional $800 million is allocated to the Affordable Housing Trust Fund to create and maintain housing for households earning up to 110% of the area median income.
3. Sustainable Building Practices: Dedicates $275 million to promote innovative and environmentally friendly housing construction methods, contributing to Massachusetts’ efforts to combat climate change.
4. Support for First-Time Homebuyers: Authorizes $200 million for the CommonWealth Builder program, aimed at increasing homeownership opportunities in gateway cities. This initiative not only fosters economic growth but also revitalizes urban areas.
5. Infrastructure Investment: Provides $375 million for HousingWorks, which supports essential infrastructure improvements necessary for new housing developments. This includes addressing water, sewer, and septic challenges, as well as incentivizing best practices in transit-oriented development communities.
6. Equity and Fairness: Introduces policy measures such as tenant protection from broker fees, the establishment of equity-focused housing offices, eviction record sealing for certain cases, and the promotion of Accessory Dwelling Units (ADUs) in residential zones. These initiatives aim to enhance housing stability, promote fairness in real estate transactions, and expand housing options.
With separate versions of the Affordable Homes Act passed by both the Senate and the House of Representatives, the next step involves reconciling differences between the two branches before final enactment. The Act represents a substantial commitment by Massachusetts to address its housing challenges comprehensively and inclusively.
Please feel free to email me at
pavel.payano@masenate.gov ◊
BOSTON, MA — An international restaurant group with locations across the globe is preparing to open its first Massachusetts restaurant this year.
LPM Restaurant & Bar, a French Riviera-inspired restaurant founded in London, is set to open on the second floor of the Four Seasons Hotel One Dalton Street in Back Bay, according to Four Seasons. The hotel lists the restaurant as “Opening Summer 2026,” while the Boston Business Journal reported the restaurant plans to open in September.
The Boston restaurant will mark LPM’s debut in the Northeast and its third U.S. outpost, following locations in Miami and Las Vegas, according to a Four Seasons announcement.
LPM, also known as La Petite Maison, was founded in London in 2007 and is known for French-Mediterranean food, Mediterranean ingredients and dining rooms influenced by Belle Époque design.
The business operates locations in London, Dubai, Miami, Abu Dhabi, Hong Kong, Riyadh, Limassol, Doha, Mykonos, Kuwait, Boston, Maldives and Bangkok.
Four Seasons said LPM will take over the space that formerly housed One Dalton’s breakfast concept, One + One. The restaurant will join other dining options at the hotel, including Zuma and Trifecta.
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A Massachusetts high school is under investigation after “several” teachers have been diagnosed with breast cancer or precancerous conditions.
The state Department of Public Health is set to visit Uxbridge High School on Thursday to “conduct a series of air quality tests,” to determine whether the multiple cases are potentially connected.
Superintendent David Ljungberg and Principal Michael Rubin alerted families and district staff on Monday of the “sombering news,” after Uxbridge High School’s graduation over the weekend.
“We are writing to inform you about a concern we are investigating at Uxbridge High School,” Ljungberg and Rubin stated in the letter. “Several female teachers have been diagnosed with breast cancer or precancerous conditions over the past few years.”
“It is, of course, possible that these multiple cases are not connected to one another,” the leaders added, “but out of abundance of caution, we are looking into any environmental factors at the school that may be a factor in their diagnoses.”
The 123,000-square-foot school, with an enrollment of roughly 600, was constructed in 2012 at a cost of $45 million, including a $22-million state reimbursement.
Uxbridge school leaders say they notified the state Department of Health and local health board as soon as they became aware of the cases, seeking “counsel about how best to proceed.”
“Massachusetts DPH officials have indicated that there is no evidence of immediate danger in the building and no reason to limit access to or use of the facility at this time,” they wrote in their letter. “In fact, the public health officials have commended our decision to approach them with these concerns, our readiness to partner with them in support of the evaluation process.”
Health officials are assessing the school’s interior and exterior to “ensure there are no issues with the infrastructure that would present risks (including electrical, plumbing, mechanical, HVAC, and other systems)” and the indoor and outdoor air quality on campus.
The superintendent and principal said that state officials have ruled out water supply as a “risk factor” after “thorough testing.”
“The team has reached out to the women who have been diagnosed, requesting data to evaluate whether there may be a connection among their cases,” Ljungberg and Rubin wrote. “We are grateful for their cooperation.”
They added that the state has said discovering an environmental “smoking gun” is “rare” in workplace investigations.
“However, even if a direct causal link is not established,” the leaders wrote, “the administration is utilizing this process to rigorously test the building and guarantee that it meets all safety standards moving forward.”
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Massachusetts lawmakers are considering a measure that would allow cities and towns to temporarily extend bar and restaurant hours during the summer, as the state prepares to host FIFA World Cup matches and celebrations marking the nation’s 250th anniversary.
The legislation (H.5465) filed by state Rep. Carole Fiola, would allow licensed establishments to sell alcohol one hour later than their normal closing time, up to 3 a.m., between June 1 and Aug. 31, 2026. The bill would also allow communities to establish designated public consumption districts where alcohol could be consumed in approved public spaces.
In a press release announcing the bill, Fiola said the summer’s threefold events lineup — the World Cup, Tall Ships, and July 4th — is an economically significant moment that the state should take advantage of.
“We should capitalize on these events that will generate economic benefits for small businesses and the state as a whole. It’s a local opt-in idea worth exploring that’s being done in other states,” Fiola said.
The proposal has received support from Boston Mayor Michelle Wu and most recently Gov. Maura Healey, who submitted written testimony Monday to the Joint Committee on Economic Development and Emerging Technologies urging lawmakers to advance the measure.
“Massachusetts is planning for a once-in-a-generation summer,” Healey wrote, according to the Boston Globe. “In 2026, we will celebrate the 250th anniversary of our nation’s founding, welcome tall ships from around the world to Boston Harbor for Sail Boston, and host seven FIFA World Cup matches in Foxborough, along with watch parties across the Commonwealth.”
The governor argued that the added flexibility could help local economies benefit from an influx of visitors.
“That flexibility can help communities capture more visitor spending, support jobs, keep downtowns active, and strengthen Massachusetts’ image as a dynamic destination ready to host the world and a place our residents, including our young professionals, are proud to call home,” Healey wrote.
She also urged lawmakers to move the legislation forward, saying it will “help Massachusetts meet the full economic and cultural opportunities for the summer ahead.”
In Rhode Island, a similar bill to allow bars and restaurants to remain open until 4 a.m. during the World Cup was signed into law on Friday.
Fiola’s bill remains before the Joint Committee on Economic Development and Emerging Technologies. Any final version would require approval from both the House and Senate before reaching Healey’s desk.
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