Continued discussion and public input on proposed Village Center Zoning

At the January 23 Zoning and Planning (ZAP) Committee meeting (watch video on NewTV), Jenn Caira, Deputy Director of Planning, briefed the committee on the current status of the Planning Department’s work on Village Center Zoning. Ms. Caira’s presentation included a recap of the seven information sessions that were held and the following major themes that came out of those meetings:

• MBTA communities compliance: How and whether the proposed village center zoning complies
• Housing: Concerns about the number of units, with some saying too much and some saying too little and citing the great need for accessible and affordable housing
• Historic Preservation: Suggestions that the proposed zoning should incentivize reuse and preservation rather than encourage demolition
• Parking: Debate on whether we need more or less parking, concerns about whether public parking meets the needs of the village center, and whether there is enough to meet demands for small businesses
• Economic Development: Recognition that many areas need more foot traffic but also concerns that development could push business out
• Design: Desire to understand what the proposed zoning will look like, questions related to building height ratio and how the new village center zoning will transition to residential neighborhoods
• Open Space: More public open space, sidewalks, and outdoor seating
• VC1: More housing but in scale with neighborhoods, possibly with smaller units near village centers and not incentivizing tear-downs
• Special Permits thresholds: Support for more development by-right and concerns about taking away extra control and questions about whether the proposed zoning will ensure quality design
• Zoning for City-Owned Properties: Desire not to rezone municipal buildings yet allow for changes over time
• Village Center Locations: Concern regarding why some village centers were included and others were not

According to the Planning Department, the plan is:

• February: Present additional visuals and analysis
• March-April: Present revised ordinance and maps
• April-May: Begin workshops and maps
• June: Bbegin public hearings and finalize the zoning maps and the ordinance.

There was some discussion about the proposed timeframe and the amount of work that needs to be done, with the Chair offering the possibility of adding additional meetings in March. Other questions were raised about the relationship and conflicts between the proposed zoning and compliance with the MBTA Communities Act, particularly concerning the Act’s not allowing for mixed-use and the underlying existing zoning. The Planning Department made clear that the intent was not to change the underlying zoning but rather create an overlay district that provides property owners with the option to go with current or new zoning. The fact that there will be new zoning that allows for density and height as an option will allow the City to still get MBTA credit whether that option is exercised or not.

Two issues were more fully debated. The first was the idea of “quilting” and that development would likely be gradual and varied, with lots being of different sizes and existing historic and publicly owned buildings and property would likely remain. Councilor Wright suggested that the concentration of ownership of properties in our village centers (like West Newton) made “quilting” and gradual development less likely. Planning Director Barney Heath noted that while Newton Highland’s village properties are owned primarily by five ownership groups, some have no intention of jeopardizing their long-term leases, though Councilor Wright pointed to West Newton, where a new owner of the West Newton Cinema block has offered existing business tenants short-term or tenant-at-will leases. Both Heath and Crossley responded by saying that under current zoning, any development proposal would more likely request MU4 zoning, which would be more intense than what is allowed by right under the proposed new zoning.

The second issue was the number of units permitted since 2020. Councilor Wright stated that 3,500 units were either approved or in the pipeline to be approved by the City. (Approximately 2,500 were approved since 2020 according to this June 2022 housing snapshot by the Planning Department and according to Councilor Wright, another 1,000 are in the pipeline.) Two councilors, President Albright and Councilor Bowman, expressed concern about the numbers Councilor Wright had cited. President Albright requested Councilor Wright to submit her numbers for confirmation by the Planning Department as she believed that the number of requests for permits to the Land Use Committee has been shrinking. Councilor Bowman suggested that many of the units cited by Councilor Wright were for the Riverside and Northland Development, stating that they may be years away and maybe “10 years out or may not even be done at all,” adding that “Dustan East is not moving and Riverside is permitted and not moving… .” Councilor Gentile defended Councilor Wright, saying she is someone who does her homework, and reiterated that Councilor Wright said, “We have approved close to 2,500 units and another 1,000 is in the pipeline that has a pretty good chance of being approved and whether you like it or not, it is an 11% increase.” Planning Director Heath said he would review the numbers and said there is very little discretion in 40B projects. Councilor Lipof said everyone is correct, adding that the majority of those units are on 3 or 4 properties, and it will take a long time for those projects to be completed. He said it is the fear that the development of those units will happen overnight and that it will be strung throughout the city, when in reality it is concentrated on only a few lots.

The committee then proceeded to public comment. Comments were provided from the following groups:

• Glenwood Ridge Neighbors
• Waban Area Council
• Newtonville Area Council
• Neighbors for a Better Newtonville
• Neighbors for a Historic Newtonville
• Newtonville Neighbors for Historic Preservation
• Lowell Avenue Neighbors
• Nonantum Neighborhood Association
• Newton Villages Alliance
• Jackson Hoes Historic Neighborhood Association
• Newton Interfaith Coalition for Housing Equity
• Lower Falls Improvement Association
• Economic Development Commission