Many issues are under discussion as a result of these proposed zoning Articles. Issues include: housing affordability, the diversity of housing and incomes in Arlington, environmental concerns and sustainability, tax burdens or tax savings potentially resulting from growth, the risk of postponing the decisions, and the image of Arlington as a community that values diversity and equitability. This one page “fact sheet” attempts to address many of these issues and concerns.
Related articles
This timely report on the question of affordable housing vs. density comes from the California Dept. of Housing & Community Development and mirrors the situation in the region surrounding Arlington MA.
Housing production has not kept up with job and household growth. The location and type of new housing does not meet the needs of many new house- holds. As a result, only one in five households can afford a typical home, overcrowding doubled in the 1990’s, and too many households pay more than they can afford for their housing.
Myth #1
High-density housing is affordable housing; affordable
housing is high-density housing.
Fact #1
Not all high density housing is affordable to low-income families.
Myth #2
High-density and affordable housing will cause too much traffic.
Fact #2
People who live in affordable housing own fewer cars and
drive less.
Myth #3
High-density development strains public services and
infrastructure.
Fact #3
Compact development offers greater efficiency in use of
public services and infrastructure.
Myth #4
People who live in high-density and affordable housing
won’t fit into my neighborhood.
Fact #4
People who need affordable housing already live and work
in your community.
Myth #5
Affordable housing reduces property values.
Fact #5
No study in California has ever shown that affordable
housing developments reduce property values.
Myth #6
Residents of affordable housing move too often to be stable
community members.
Fact #6
When rents are guaranteed to remain stable, tenants
move less often.
Myth #7
High-density and affordable housing undermine community
character.
Fact #7
New affordable and high-density housing can always be
designed to fit into existing communities.
Myth #8
High-density and affordable housing increase crime.
Fact #8
The design and use of public spaces has a far more
significant affect on crime than density or income levels.
See an example of a “case study” of two affordable housing developments in Irvine CA, San Marcos at 64 units per acre.
San Paulo at 25 units per acre.
Both are designed to blend with nearby homes.
Massachusetts is experiencing a housing affordability crisis and a climate crisis. For these reasons, Mothers Out Front Arlington supports changes in zoning by-laws that allow greater density in housing near public transit. Mothers Out Front is supportive of the passage of a meaningful MBTA Communities Act that encourages the development of more multi-family housing and a greater diversity of home types in Arlington. A revised zoning by-law to allow for more multi-family housing will reduce pressure to build single family homes on undeveloped land elsewhere in Massachusetts. This safeguards undisturbed ecosystems and provides real alternatives to automotive commutes in the region, reducing both congestion and fossil fuel emissions. In addition, passing this by-law will allow Arlington to participate in the Massachusetts pilot for communities to build fossil fuel-free homes, thus ensuring that new construction in Arlington supports our net-zero climate goals.
Mothers Out Front Arlington respects the public engagement activities that inform the Working Group’s MBTA Communities Act proposal. We appreciate that the Working Group is working with the Town to identify opportunities for developer incentives to encourage public open spaces, mitigate heat islands, and increase the tree canopy. Similarly, the Town’s commitment to maintaining current (and incentivizing higher) zoning requirements for affordable housing also is important to our group. For these reasons, Mothers Out Front Arlington strongly urges the Arlington Redevelopment Board to accept the MBTA Communities Act plan as proposed by the Working Group.
Data in a Mass Housing Partnership report shows how far behind the Boston metropolitan area has fallen in meeting the housing needs of its citizens. There are four primary categories for measuring the inadequacies: 1. Availability, 2. Affordability, 3. L0cation and Mobility and 4. Equitability. See the full report for more data and examples. Two slides are shown below.
by Andy Greenspon
Image credit: Henry Hudson Kitson, Public domain, via Wikimedia Commons
In 2023, Lexington was one of the first towns to comply with the State “MBTA Communities” law (MBTA-C) by adding 227 acres to several multifamily overlay zones. When discussing this proposal, it was estimated to possibly generate 400-800 units in 4-10 years. However, after receiving building permit applications for about 1,100 units in the first year (including 160 inclusionary affordable units), Lexington passed Article 2 at a Special Town Meeting recently, which decreased the amount of land in these zones to approximately 90 acres. What can Arlington learn from Lexington’s experience?
Overall, Lexington’s experience shows us that developers are willing and able to build multifamily housing on large lots that aren’t very built up, and that MBTA-C can be successful in adding new housing in some circumstances. However, Arlington has few if any large, sparsely-built parcels zoned to allow multifamily housing under MBTA-C. As such, Arlington is unlikely to add significant amounts of new housing or affordable housing as a result of the MBTA-C overlay passed at Town Meeting in fall of 2023.
Parcel Size and Existing Buildings
Many of the parcels in Lexington’s MBTA-C zone are multiple acres each, are underutilized, and contain older office space. In contrast, Arlington’s MBTA-C parcels are much smaller and mostly covered with existing buildings, typically residential.
The largest development approved under MBTA-C so far in Lexington is at 3-5 Militia Drive. This land is three very large parcels containing a couple older office buildings, a previous religious institution, and giant surface parking lots. Therefore, such a property was already primed for redevelopment and the large lots allowed for 292 units to be approved. These parcels are also within walking distance of Lexington Town Center and the Minuteman Bike path, so multi-family housing on this location is a great use.
In contrast, there are no similar parcels in Arlington in the MBTA-C zone with large surface parking lots and aged office space that could be redeveloped in such a manner. One of the few parcels in Arlington that is somewhat similar to the planned parcels for redevelopment in Lexington would be the Walgreens at 324 Massachusetts Ave, 1.5 acres with a surface parking lot. However, this parcel was specifically excluded from the MBTA-C overlay along with all other business parcels to avoid displacing any existing business space. And the parcel is unlikely to be redeveloped one way or another unless Walgreens chooses to close their business and sell the parcel to a developer.
In short, compared to Lexington, Arlington is “built out” insofar as almost every parcel is utilized in some manner with high lot coverage. The original Lexington MBTA-C zone contained many parcels with low lot coverage, large surface parking lots, and underutilized office space, all attributes that make such parcels more likely to be sold to a developer to construct housing if permitted by zoning.
Last, while 1,100 units have been permitted so far, this does not mean all these units will be constructed given current financial uncertainty in the economy and high interest rates. It will also take several years for these properties to be completed and prepared for occupancy. As such, the original estimate of 400-800 units in 4-10 years (an estimate that actually widely ranges from 40 units all the way to 200 units per year) may in fact not be that far off from the final numbers once buildings are completed. The parcels most primed for redevelopment were acquired and permitted first. Finally, it is not entirely clear how many more parcels would have been redeveloped in the next 5-10 years had the Lexington MBTA-C zoning not been reduced in size.
Development Potential in Arlington
Most privately owned lots in Arlington are less than ⅓ of an acre with many much smaller, significantly limiting the amount of new housing development on any single parcel. Almost all of these lots are covered by existing buildings, and some of those buildings are condominiums. Therefore, in order for a large new construction project to occur on such parcels in Arlington’s MBTA-C multifamily zone, all of the following would have to take place:
- a single owner would have to take control of multiple lots and/or condominiums, meaning that
- multiple existing property owners would have to want to sell at the same time, or else the new owner would have to take the time and risk to assemble the property slowly, and
- the new proposed development would have to be large and profitable enough to make up for the combined purchase prices of all the properties acquired.
Meanwhile, properties in Arlington generally turn over at a fairly slow and steady pace. This is in contrast to underused large commercial properties, whose owners are more eager to sell.
With simulation modeling performed on potential rate of redevelopment, the Arlington Redevelopment Board’s 2023 Report to Town Meeting on the MBTA-C proposal projected that 15–45 parcels could be redeveloped over the next ten years, for a net increase of 50–200 new units or 5–20 per year, far fewer than even the initial Lexington housing unit construction estimates at the time of passage of their initial MBTA-C zoning.
In fact, Arlington has seen even less than the low end estimate of 5 units per year so far since our MBTA-C zoning became effective. Only a single project has been permitted so far, which would turn an existing 2-unit building into 4 units, a potential net gain of 2 housing units.
Lessons
- There is strong regional demand for housing including for multifamily units.
- Developers are currently willing and able to build when lots are available, are zoned multifamily, and aren’t already full of other buildings.
- Arlington can’t expect anywhere near as many new units with our current zoning as Lexington saw, because our MBTA-C multifamily zones are almost exclusively made up of smaller and built-up lots.
- As a result, Arlington’s current zoning won’t add much housing or affordable housing to our community, and won’t noticeably increase our tax base either.