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MBTA 3A Multi-Family Zoning Overlay District Project

Public Hearing: February 13

As part of their outreach and preparation for Spring Town Meeting, a public hearing was held on Tuesday, February 13 at 7:15 p.m. to review the proposed MBTA Communities Multi-Family Overlay District (MCMOD) and proposed bylaw that addresses the law’s requirements and allows for construction of multi-family buildings, within the geographical district, that are no larger than three stories and no more than four dwelling units per lot without the need for a special permit, variance, waiver, or other discretionary approval. Watch the meeting and view the presentation.

Massachusetts recently passed a state law that requires MBTA communities to have a zoning district where multi-family housing is permitted “as of right.” Under the law, Wakefield is classified as an MBTA Commuter Rail Community and required to create a compliant district within a half mile from our Commuter Rail stations.

Working Group

A Working Group was formed in April 2023 to develop an initial proposed Multifamily Zoning District in compliance with the State 3A requirements. Members include: 

  • Julie Smith Galvin, Town Council
  • Jim Hogan, Planning Board
  • Matt Lowry, Planning Board
  • Greg McIntosh, Zoning Board of Appeals
  • Robin Greenberg, Environmental Sustainability Committee 
  • Erin Kokinda, Community & Economic Development Town Staff
  • Matt Bown, Wakefield Resident 

Meetings

If you would like to reference the Q&A and Working Group sessions held thus far, view our meeting page.

MBTA Community Zoning

Section 3A of MGL c. 40A requires that an MBTA community shall have at least one zoning district of reasonable size in which multi-family housing is permitted as of right and meets other criteria set forth in the statute:

  • Minimum gross density of 15 units per acre
  • Located not more than 0.5 miles from a commuter rail station, subway station, ferry terminal or bus station, if applicable
  • No age restrictions and suitable for families with children

The Massachusetts Department of Housing and Community Development (DHCD) defines Wakefield as an MBTA community in the Commuter Rail category.  Wakefield's Planning Board will create this MBTA overlay district in accordance with the DHCD's final guidance and with input from residents.

What is an MBTA Community?

An MBTA community is defined as one of the 14 cities and towns that initially hosted MBTA service; one of the 51 cities and towns that also host MBTA service but joined later; other served communities that abut a city or town that hosts MBTA service; or a municipality that has been added to the MBTA under G.L. c. 161A, sec. 6 or in accordance with any special law relative to the area constituting the authority.

Why is this important?

According to the DHCD, Massachusetts has among the highest, and fastest growing, home prices and rents of any state in the nation. In addition to increasing financial pressures on low- and middle-income families, these high costs are a disadvantage as the state competes economically against peer states. The risk of future job growth moving outside Massachusetts is rising due to the high costs of living.

The DHCD further notes that the lack of zoning for multi-family housing is a barrier for new housing development in Massachusetts. Allowing multifamily housing near transit, it states, results in better access to work, services, and other destinations by increasing mobility and utilization of public transit. The DHCD also indicates that this initiative will reduce reliance on single occupancy vehicles, which helps in our larger effort to confront the climate crisis.

Noncompliance

An MBTA community that fails to comply with this section shall not be eligible for funds from:

Next Steps

District Compliance is achieved when an MBTA community adopts a multi-family zoning district that meets all the requirements of the compliance guidelines and is certified by DHCD. The deadline for Wakefield to adopt such a district is December 31, 2024, the date for commuter-rail communities. Wakefield must first submit an Action Plan to the DHCD by January 31, 2023, and will be gathering public feedback. Learn more about the initiative.