From WGBH reporter Craig LeMoult
At a public hearing in Newton last week on a proposal for a huge new housing and commercial development, some community members who spoke said they see density as a solution to the city’s housing problems. Dense housing, these residents said, creates a more vibrant community atmosphere, enables more use of mass transit, and helps reduce the city’s impact on climate change.
But for others, even those who want to see more housing built, the question is — how dense is too dense? Opponents of the proposal said they are concerned the housing development would overwhelm surrounding communities and create a “traffic nightmare.”
My first, but not only, takeaway from this story is the question: “Is Newton urban or suburban?” I think it is the latter which was actually one the reason I initially resisted buying in Newton. I was looking for a more urban environment but Newton was an acceptable compromise. So I am okay with changes that make it feel more urban. But I am confident that I am in the minority
I agree with Claire! I grew up in the suburbs but a very different type of suburb than Newton – where I grew up it was neighborhoods of cul de sacs, new houses that all looked the same, green lawns, shopping centers with parking lots that you had to drive to, no town center, no public transit aside from train stations which we had to drive twenty minutes to get to. That’s suburbia to me. We chose West Newton because it wasn’t purely suburban and had more city like amenities. So I think more density suits this neighborhood, provided we can keep up with it in terms of schools and roads.
Funny, I was thinking of a way to write about this very issue. I’ve been reading the book Radical Suburbs and it touches on this idea that the word “suburban” means many things in many contexts. There is no accepted definition.
I also chose Newton because of its urban character, so I agree with Claire that the density will mean positive things. I don’t believe we’re in the minority, but I think people who agree with us aren’t as vocal.
Worth noting, earlier this year CityLab called Cambridge a suburb, which caused an uproar. (https://www.citylab.com/transportation/2019/04/protected-bike-lanes-traffic-safety-cambridge-bicycle-plan/586876/)
Disagree.
We came FROM Boston (Jamaica Plain), and before that, The Fenway and Brighton before that.
In my 20’s I wanted to be IN the City where the vibrancy is right outside our door, not a 45-75 min T ride away. Where there were other people my age doing all the same things I’m doing. Going to the Chipotle at the lobby of my $4,000 apartment complex is not the same thing.
After our son was born, we wanted a yard. Not live above, below or beside someone else’s home – you know….a house. We also wanted to go from one end of my neighborhood without it taking 2o mins to traverse a mile (Needham Street).
Finally, Northland can talk all they want about targeting millennials, but they don’t have $4k/mo to drop on a 3 bedroom apartment, and if they did…they’d want to do it in JP, The Fenway, Brighton, etc.
There is the operative word in a nutshell: YARD. Let me say it again: YARD! This is the difference between the aforementioned Cambridge, JP, et al. Newton has been known as the Garden City. Why on Earth can’t it be allowed to stay that way?? I suspect it’s fair to say most residents of the city live &/or moved here for that reason. Why fix it if it’s not broken, people?! I’m going to start a tab (no pun intended) of the # of times this theme raises it’s head. As I’ve said before, this is like SO yesterday 🙁
And no one is taking YOUR YARD away. The only thing being proposed here is that different types of housing be built for people who would want that type of housing. Just because it’s not right for your life on your property does not invalidate the need.
The economic development study commissioned by the Mayor and approved by City Council says just this. Newton has an overabundance of single-family homes and in order to increase our economic vitality, we must first diversify our housing stock. This isn’t because the people who live here now need to change how they live, but because we need to make a place for people who want to live here in the future.
@Chuck, I didn’t choose Newton for it’s urban character. As I wrote I feel it is more suburban. But the easy proximity to more urban areas (Boston/Cambridge) made it acceptable. Ironically while Newton is a city and Brookline is a town, I feel Brookline has a much more urban dynamic than Boston.
I’m not really advocating or opposing more density to be clear. I would prefer to see more density in the village centers vs massive developments.
Yes, our yards/city ARE being taken away: by teardowns, surplussing and upzoning. There is no concrete proof that luxury apartments are in demand; a poster in an adjacent town on Nextdoor noted many are empty. We have diverse housing stock NOW, tho’ as noted above, this is changing for the worse. Current residents have a higher priority than non-residents. As multiple posters have said multiple times: if you want city life, by all means move there! Starting now I will keep a tab (pun intended) on the # of times this theme comes up and is debunked. The narrative is totally greed-driven and the ammunition wet.
My takeaway from @pat’s comments: ignore the facts written in reports by trained professionals (Camoin, Amy Dain, etc) but listen to a random poster on NextDoor.
Do we have any statistics to support the idea that these new apartments have a high vacancy rate?
I do worry about vacant storefronts with all the new development. How long have those Elm Street storefronts been empty? I know one finally filled up but the rest are still empty.
Chuck,
Could you comment on this document created by paid professionals for the city of newton:
Starts on page 15
http://www.newtonma.gov/civicax/filebank/documents/97290/05-28-19%20Zoning%20&%20Planning%20Agenda%20w%20memos.pdf
To summarize:
– existing wahington st area population: 1031, NEW population: 5000 to 6000
-existing washington st area public school population: 184, NEW students: 900 to 1000
– 7% increase in Newton population (88k) CONCENTRATED ONLY along just Washington st area. Increasing the current population 600% along Washington st.
Nice the know the schools on the north side will be beyond overcrowded and we still have the crappy commuter rail to transport all these new residents
It’s discouraging that the national political trend of ignoring facts when they don’t fit your agenda has trickled down to Newton politics.
Our regional housing shortage is not fake news.
The regional and national housing shortage is for affordable housing, No one is disputing that. The issue is whether it is worth building 85% more luxury or even market rate apartments in Newton where there is no evidence that there is a market for them and in fact the rents for these types of apartments have decreased and many are not even being rented out now. The trade-offs are increased traffic, not investing in public transport, more crowded schools and strain on public services.
I prefer proposals for 100% affordable housing or even 35% affordable housing or changing the zoning to allow rehab-ing of existing housing to make it more affordable for people who need housing at below market rents. It is easy and convenient to not even try to understand what the opponents to these huge large development proposals are objecting to.
What Lisa said.
Counting down.
In my last post I meant to say the Brookline feels more urban than Newton not Boston
Greg Reibman said: “It’s discouraging that the national political trend of ignoring facts when they don’t fit your agenda has trickled down to Newton politics.”
It has either trickled down or maybe bubbled up.
@bugek that is a long-term vision plan. That doesn’t mean the growth happens next year, next month, next year or even next decade. It also doesn’t mean it happens at all, there are so many factors that can change things between here and there.
@Lisa I would love to see more affordable housing around the city. Every time I see a surface parking lot owned by the city I see the potential for someone to live. Newton Centre, Waban, Newton Highlands, Chestnut Hill… it’s all there. We just need the will to do it.
Oh, and the financing. The unseen hand in all of this, the one we cannot do much about as a city, is the banking industry that finances the projects. If they felt that Newton could handle more commercial development then they’d back it. If they financed affordable housing, then we’d have it. If we, as a community, backed affordable housing with our own dollars then we’d have it. But they don’t and we don’t… so we don’t have.
Is there anyone here in finance who wants to take on developing a Newton affordable housing fund and then back only affordable multifamily housing?
There was one (real) affordable housing complex which the city shot down (Crescent St). Why is still a mystery. @Chuck: there’s no money (nor political will) in it (speaking of ‘the bottom line’). @Greg & @Ted: just because a truth is inconvenient doesn’t make it fake news. The REAL housing shortage has nothing to do with the imperative of the real-estate industrial complex to build luxury housing at the expense of our collective quality of life. Stop trying to pretend otherwise. The emperor has no clothes. Chalking up another notch.
Greg is ignoring the facts. I repeat, when it comes to apartments, the data tells us there is no apartment shortage.
Don’t believe in Economics 101? Go to any apartment rental site and you will see TONS of inventory in Newton. I feel bad for all of the landlords who are losing money because they can’t find tenants.
Jeffrey, I think you took a detour due to some bad information.
For comparison, go to any apartment rental site for Boston. You will see TONS of inventory. A lot of that isn’t real inventory. Brokers cross post to get commissions, owners of multiple units keep the more desirable unit posted to attract tenants to show the less desirable units, some of those units are unrentable to families (despite the lead laws and anti-discrimination laws, you’d be amazed), and still others are just too expensive and are being advertised as such. And Boston’s rental market right now is INSANELY hot.
I’m a bit tired, so maybe you were trying to tease Greg, since Economics 101 would include a supply/demand basic analysis. Rents in Newton are high, especially for apartments that meet certain criteria. Family friendly units, units in updated apartments (lead free and new finishes), units with single level access (for the elderly/no stairs/ADA friendly units).
There is certainly inventory, but that is also very typical, as rental housing has a constant turnover as well.
If you read any market study or appraisal of the Newton market (and I have read recent ones), the market is extremely strong. Using Zillow as your base for determining this ignores the fact that there is a whole industry of real estate professionals who review this for lenders, who study comps and trends, who have up to date knowledge of recent rents, and who are held to professional standards. Lots of folks crap on appraisals after the recent mortgage crisis, but the standards have gotten tougher and more conservative. Rents have softened a bit for the true “luxury” units (not the standard “luxury” unit that every developer builds which is basically better fixtures and cheap granite), but the true luxury units are overbuilt. But those types of true luxury units don’t exist in Newton really.
So rest easy my friend. The Landlords are doing ok.
Pat, I’m guessing the issue with Crescent Street was the cost per unit. At some point you lose your subsidies and soft debt (and political support).
Really difficult to build small project affordable units in Newton.
Fig, my point is that Newton apartment prices do not look like they have changed in 10 years and Newton apartment prices look cheap relative to our neighbors who have been more aggressive increasing density. Prices reflect supply and demand. So, I don’t see how the word “shortage” applies here.
I agree that websites might not tell the whole story about vacancies. I am all ears if you can point me to a study that looks at vacancies over time or prices over time, or even better if you have such data. I don’t think it is fair to say, (OK I am about to exaggerate what you said!), “Once we focus on apartments with parking spaces, renovated kitchens, and wine cellars, the prices are crazy.” Apartments with wine cellars have always been expensive. We need to compare apples-to-apples apartments, over time, and with our neighbors. I want to see a study that shows this. Until I see one, I will live with Zillow.
By the way, we need to be weary of studies by advocacy groups with skin in the game.
@Fignewtonville: the important question to ask is WHY. Why is there no political will to do the right thing, the thing that would address the REAL housing crisis. I call upon the Mayor and Council to respond. This is not an hypothetical question. :/
You guys want to talk facts??….
1. Northland stands to take in nearly $30m per year in apartment rentals ($3000 avg x 800 x 12). And that is based on what they charge at their Waltham Property (The Merc). May be higher in Newton. Or $900m over 30 years. That does NOT include rentals of the retail and office space. Remember this anytime they say, “well, we’re investing $2m in solar panels or a splash park.”
2. If not for us “random commenters” they may as well rename Village14 to Northland800. When was the last time you’ve seen anyone post a story in opposition of large scale development?
We’re nearing the finish line folks. Whether it’s your first, or 100th time, continue to share your opinions here, email/write/call your elected officials and most importantly COME TO THE LAND USE COMMITTEE MEETING about the Needham Street (Northland) project and be heard!
Tue, June 18th
7pm
City Hall
I meant to say “rhetorical”.