By MARK SARDELLA
WAKEFIELD — A plan that could increase multifamily housing density in neighborhoods within a half mile of the North Avenue commuter rail station came under fire at this week’s Town Council meeting.
A proposal by Wakefield’s “MBTA Communities Working Group” was criticized for allowing even more new multifamily housing than what is required under the state’s new Chapter 40A MBTA Communities Multifamily Zoning law. Several Town Councilors wondered why the local group would propose a plan that goes well beyond what the state law requires in allowing more multifamily housing to be built in Wakefield.
Planning Board member Jim Hogan, chairman of the local Working Group, appeared before the Town Council this week along with Economic Development Director Erin Kokinda to update the board on the Working Group’s progress.
In 2020, the Massachusetts Zoning Act (Section 3A of Massachusetts General Laws Chapter 40A) was amended to promote the production of multi-family housing within walking distance of public transportation to address a “severe regional housing shortage.” The state claims that there is a shortage of up to 200,000 housing units.
The new Zoning Act requires MBTA communities to create at least one multi-family zoning district of reasonable size in which multi-family housing is permitted as of right. “As of right” means that a developer may proceed without obtaining a Special Permit, variance, zoning amendment, waiver, or other zoning approval.
MBTA communities have until Dec. 31, 2024 to create such a by-right multifamily zoning district. Communities that do not comply would be ineligible for certain state grants and other funding sources from the Commonwealth.
Wakefield is an MBTA community because commuter rail stations are located within the town. According to the Massachusetts Executive Office of Housing and Livable Communities, multi-family housing near transit creates walkable neighborhoods with climate and transportation benefits, including better access to work/services, increased utilization of public transit and reduced reliance on single-occupancy vehicles.
For Wakefield, the minimum district size must be 114 acres and support a minimum gross density of 15 units per acre. The district cannot be more than a one-half mile from a commuter rail station. The district can have no age restrictions and must be suitable for families with children (no bedroom or age restrictions).
The plan would allow up to four units in a three-story building with a height of up to 35 feet on a minimum lot size of 4,000 square feet.
The proposed Wakefield district extends from the North Avenue train station to the area of Auburn Street on the West Side and as far east as Pleasant Street. The center section of the proposed district runs from Church Street on the north to Armory Street on the southern end.
Kokinda and Hogan admitted that compliance with the state mandate could have been achieved with a much smaller district around the train station. But Kokinda said that the Working Group felt that expanding the district farther to the east would feed into economic development for the downtown business district.
Under the state requirement, Wakefield would need 1,696 housing units within the proposed district in order to comply with the state law. There are already 1,641 such housing units. But the plan created by Wakefield’s “MBTA Communities Working Group,” would allow 2,355 units within the designated district, well over the required number.
Town Councilors Edward Dombroski, Michael McLane and Anne Danehy questioned why the Working Group would propose a compliance model that exceeds the state requirement.
Dombroski said that he “strongly opposed” the plan, insisting that the town should be doing “the bare minimum” required to comply. He questioned why the town would cede control at the same time that it is trying to rein in development and 40B projects.
Councilor Michael McLane agreed, adding that allowing more housing units than required would make reaching the 10 percent affordable housing stock threshold even more elusive. (Communities that reach that 10 percent threshold have greater control over 40B projects.)
“This works against our 40B numbers,” McLane stressed. “We should do the absolute minimum.”
Danehy also questioned the Working Group’s plan.
“It doesn’t make any sense to do more than we are required to do,” she said.
Town Councilor Julie Smith-Galvin, who also serves on the Working Group that created the plan, said that she was “proud of” the proposal.
“This region needs more housing,” she said. “We need to be part of the solution.”
Residents will have several more opportunities to weigh in on the plan.
The Planning Board will hold public forums on Oct. 24, Nov. 14 and Dec. 12. The Working Group will present their plan to the Zoning Board of Appeals on Oct.25 and to the Environmental Sustainability Committee on Nov. 9. Additional Public Presentations are planned for the Spring 2024 before an anticipated vote at the Annual Town Meeting in May.
The members of the MBTA Communities Working Group are Town Councilor Julie Smith-Galvin, Planning Board members Jim Hogan and Matt Lowry, ZBA member Greg McIntosh, Robin Greenberg of the Environmental Sustainability Committee, Economic Development Director Erin Kokinda and Wakefield resident Matt Bown.