Successfully Navigating New Development within Massachusetts’ MBTA Communities

By Jessica Randolph, AIA, NCARB
Director, Project Management | Senior Associate at SGA

As architects, we’re constantly watching the built environment evolve. A recent shift in Massachusetts legislation mandates that all cities and towns served by the MBTA subway and commuter rail establish a zoning district for ‘multi-family housing.’ The impact of this change is extensive; it impacts nearly half of Massachusetts, and we expect other states to follow suit. 

Key Requirements of the MBTA Communities Act

The MBTA Communities Act (Section 3A of MGL c. 40A) mandates that all cities and towns served by the MBTA (subway and commuter rail) establish a zoning district specifically for multi-family housing. This “as-of-right” development approach eliminates the need for special permits, streamlining the process. There are, however, specific requirements:

• Minimum Density: The district must have a minimum gross density of 15 units per acre.
• Transit Proximity: Developments must be located within a half-mile radius of an MBTA station. In some cases, this requirement has flexed based on the specific limitations of the town’s existing environment.
• Open to All: The housing cannot have age restrictions and must be suitable for families with children.

As of the writing of this article, seventy-one communities have passed zoning intended to comply with the MBTA Communities Act, and, in total, it impacts 177 of the 354 communities in Massachusetts. While each town adheres to the broad requirements, each zoning plan varies significantly, reflecting the unique spirit of its community. 

This new zoning throughout the state presents new opportunities for housing development but also raises community concerns regarding increased traffic, strain on public services, and neighborhood character preservation. While the new zoning is “as-of-right”, meaning that as long as the proposed zoning meets the requirements of the zoning by-law (building height, setbacks, etc), the local zoning and planning authorities cannot arbitrarily deny building permits.

Legislative Landscape Beyond Massachusetts

While Massachusetts appears to be at the forefront of this movement, other states are also exploring similar measures. For instance, Washington state is currently negotiating similar legislation in the state house, with an expected effective date in 2029. In Meriden, Connecticut, zoning has already been changed to encourage multi-family housing development, although the governor prefers to promote these changes without a state mandate. Meanwhile, Honolulu, Hawaii, is engaging in transit-oriented development with a range of zoning options from by-right to planned development scales, though the specifics do not fully align with Massachusetts’ stringent requirements.

Despite the differences, these examples show a growing interest in similar developments across the country, highlighting that Massachusetts is leading the way in the U.S. but not alone in this endeavor. 

SGA’s Collaborative Approach

Even with “as-of-right” constructions, SGA recommends engaging an experienced architect to navigate the permitting process of new development in compliance with these multi-family zoning by-laws. We have a long and successful history of collaborating with both developers and communities. We understand the developer’s need for a project that meets market demands and delivers a strong return on investment. At the same time, we recognize the importance of creating architecture that integrates seamlessly into the existing community fabric.

Our approach is multifaceted:

• We seek early engagement with city officials and community groups to understand the city or town’s planning goals, which we incorporate into our conceptual design and site planning.
• We actively support this process by building consensus and trust with key stakeholders through listening to the community and participating in charrettes early in the design process.
• We provide updates to the community as the project progresses through approvals at appropriate intervals.
• Our designs respect the architectural context and existing scale of the neighborhood.
• We prioritize environmentally friendly features, contributing to a more livable community.

Our goal is to position our clients as good neighbors and community advocates by integrating benefits into the project. These can include enhancing the public realm with new sidewalks, streetscapes, parks, and open spaces. We also focus on retail activation, repairing or renovating adjacent parcels and structures, wayfinding, and improving street and traffic lights. The ground floor program is designed with active uses to enhance the pedestrian experience and is flexible to support varying sizes of retail, including local businesses.

For instance, our work on projects such as D2.1 at Union Square in Somerville, MA, highlights our expertise in enhancing public realms. Our master planning expertise is also evident in projects like 10 Prospect, also in Somerville, and 119 Braintree in Boston, where we have successfully integrated multi-family housing solutions.

Benefits to Developers 

For developers, this approach brings several advantages. The planning review process becomes less adversarial, facilitating smoother approvals and project advancements. An engaged community results in profitable outcomes by creating developments that people want and feel a sense of ownership over. This engagement and integration of community benefits foster goodwill and also contributes to the long-term success and sustainability of the project.

Turning Challenges into Opportunities 

By navigating these requirements and fostering collaboration, we can create multi-family housing developments that benefit both developers and communities. At SGA, we’re here to guide you through this exciting new landscape, ensuring your project becomes a valuable addition to the neighborhood and the MBTA network.

Let’s discuss how we can turn the challenges of the MBTA Communities Act into opportunities for success.