Over the past three years, the Newtonville Area Council (NAC) has focused much of its attention on proposed village center zoning redesign (the Village Center Overlay Design, or VCOD) because Newtonville has seen significant new development. TRIO – a large retail and apartment complex on the corner of Washington and Walnut streets – and 28 Austin Street – an apartment and commercial development across from the Star Market – together have added over 200 apartments to the village center area. The Newton Planning Department has designated both Washington Street and the area around the Walnut Street village center a target area for increased development of multi-family, multi-story “by right” construction.
In VCOD version 3, much of Washington Street and Walnut Street are zoned for VC3, VC2, and MRT “by right” development. With the Zoning and Planning (ZAP) Committee of the Newton City Council poised to vote on its proposed Village Center Overlay Design on October 23, the NAC voted at its September 28 meeting to co-sponsor a meeting with its City Council members to discuss the Newtonville Village Center plan.
Ward 2 City Councilor Emily Norton helped to organize the panel discussion on October 19 at the Newton North High School cafeteria. In addition to NAC president Jennifer Bentley and Councilor Norton, the other panelists included Ward 2 At-Large Councilor Tarik Lucas (a former NAC vice president), Ward 3 At-Large City Councilor Pam Wright (because some of the Newtonville Area Council catchment is in her Ward), ZAP Chair Deb Crossley, and City Council Vice President Rick Lipof (At-Large, Ward 8). Councilor Norton invited City Council President Susan Albright and Barney Heath, Director of Newton’s Planning Department, but they declined to participate in the panel. Councilor Norton told the audience, “The goal tonight is that when you leave you will have a better understanding of what is being planned regarding rezoning of Ward 2.”
Currently, construction of more than two housing units or larger commercial developments requires a special permit. The presentation (see slides) offered a comprehensive explanation of the various proposed “by right” development options, including 5- and 6- story residential buildings with retail space on the first floor, and smaller 3—6 multi-family units providing adaptive reuse of large Victorian homes, which might prevent wholesale tear-downs. Councilor Wright, a member of ZAP, noted that developers could also build higher than 5 or 6 stories if 25% of the units are affordable. There are no parking requirements for the proposed zoning changes. Moreover, anything under 30,000 sf may be built “by right” under the proposed zoning.
Although several City Councilors have asked that the state-mandated MBTA Communities Act (requiring Newton to zone for 8,330 new units close to T stations) be considered separately from the VCOD, President Albright said that the City Council has “worked the MBTA Communities Act into the VCOD,” and therefore they could not be considered separately.
Councilor Crossley emphasized that the VCOD will meet the need for more affordable housing for young people. She said the Council “is doing this for the next generation.” She defined affordability as 30% of yearly income.” Several Councilors and local residents have advocated for first implementing the MBTA Communities Act and determining how well it meets housing needs before continuing with the VCOD proposal. Councilor Crossley asserted that the Planning Department will keep track of what is working with the implementation of the VCOD. President Albright later said the two plans must be taken together.
Councilor Lipof assured the audience that “development won’t happen overnight.” He also noted that any development over six units would require affordable units. Councilors Lucas and Wright noted that smaller developments were more likely to provide ownership opportunities; larger developments will be for rental units.
Peter Bruce, a recent candidate for Ward 2 Councilor and former NAC President, noted that in 2018 the Area Council sponsored a Washington Street survey in which the majority of respondents indicated they favored no construction higher than four stories on Washington Street, and he argued for a non-binding ballot question regarding rezoning. He also recommended a city-wide survey on the proposals.
Many attendees expressed concerns about increases in traffic if the number of housing units increases, and several raised concerns about real affordability. Councilor Crossley, noting that housing costs are rising, suggested that state and federal funding would help to build more affordable housing. Although the program was scheduled from 90 minutes, the more than 120 people attending in person or via zoom continued beyond that time to ask questions and make comments.
NAC President Bentley noted that the Newtonville Area Council was proud to co-sponsor the forum. She said, “I think it helped clarify some of the very complicated language and concepts that are being discussed at ZAP regarding the Village Center Zoning overlay and the MBTA Communities Act.”
