Win or Lose, Needham needs more homes.

Needham, MA Yesterday, nearly 12,000 residents of Needham cast their ballots, with 6,904 voting “no” to overturn their adopted MBTA Communities zoning bylaw, according to unofficial results from the town clerk’s office. This news broke within hours of the Gov. Healey’s official submission of emergency regulations for the implementation of the MBTA Communities Act that goes into effect immediately and for 90 days. 

 “While we are disappointed with the outcome of the referendum vote, there has been a tremendous amount of success along the way within the town of Needham. With the support of AHMA, pro-housing advocates in Needham started lasting conversations about the importance of supplying abundant, affordable housing. We are grateful for the opportunity to work with local changemakers and are looking forward to the future of the pro-housing movement locally as they approach the newly issued compliance deadline,” said Jesse Kanson-Benanav, executive director of Abundant Housing MA.

The original zoning plan proposed by local officials and crafted by advocates “over-complied” with the law by zoning for more homes than what the MBTA Communities guidelines required. Although the referendum overturned the generous zoning plan, there is a second zoning overlay that could be in the works. This alternative zoning option is a pared down version and was presented at the Needham town meeting last November. Needham advocates are hopeful despite the loss of the referendum vote because of this pre-proposed plan that still complies with the law. 

 “Even though this referendum wasn’t a victory, it was an important step to raise awareness around housing. We had 150 passionate volunteers and so many residents who were energized by what they learned about our housing shortage, ” said Jan Soma, Needham Housing Coalition steering committee member.


With the new emergency regulations in place, Needham now has until July 14, 2025, to submit a district compliance application to the state. At AHMA, we acknowledge the implications of this referendum but want to recognize the other 116 communities that have already adopted Multi-Family zoning by complying with the MBTA Communities Law and the 3,000 homes that are already in the pipeline to be built.  The pro-housing movement is strong regardless of this outcome and we look forward to continuing to grow a sustainable, abundant coalition of advocates.

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