MBTA Policy Update: MBTA Communities Law Challenges and Opportunities
February 05, 2026

Section 3A of the Zoning Act (M.G.L c. 40A), or more commonly known as the MBTA Communities Act, was signed into law on January 14, 2021. It requires that the 177 identified towns and cities served by the MBTA must permit the construction of multi-family housing within a half-mile of transit stations at a minimum density of 15 units per acre. As of February 2026, roughly 93% of designated communities are compliant with the law.

In late January 2026, a few key updates related to the MBTA Communities Law hit the press, including a briefing from the Massachusetts Attorney General’s Office announcing it will sue nine communities still non-compliant with the Law, a report release by The Boston Foundation’s Boston Indicators analyzing the transit-oriented development pipeline, and a Boston Globe Editorial contemplating progress to date. Here are the key things to know:

 

How many communities are non-compliant?

As of February 2026, 165 out of 177 total Massachusetts communities within the MBTA service area are compliant with the MBTA Communities Law. Of the twelve non-compliant communities, Freetown is set to vote on a plan in early February, while Carver and Rehoboth have until December 31, 2026, to approve compliant zoning plans. Meanwhile, on January 30, 2026, the Attorney General’s Office held a public webinar to discuss a commitment to pursue legal action against the other nine non-compliant communities: Dracut, East Bridgewater, Halifax, Holden, Marblehead, Middleton, Tewksbury, Wilmington, and Winthrop. After losing a legal challenge, Milton approved a new zoning plan at a Special Town Meeting on June 17, 2025, and is now in compliance.

 

What action has the Attorney General taken to ensure compliance?

On January 29, 2026, the Attorney General’s Office announced plans to pursue a Declaratory Judgement and Court Order, mandating that all nine non-compliant communities take action to fully comply with the MBTA Communities Law. After the Suffolk County Supreme Judicial Court upheld that municipalities subject to the MBTA Communities Law must comply with its stipulations following a suit brought by the Town of Milton (which later fell into line and moved to adopt new plans), the Attorney General’s Office is confident that the Court will continue to support the MBTA Communities Law, and that the added pressure will encourage the non-compliant communities to take action toward developing and adopting compliant zoning plans. As of now, the Attorney General’s Office awaits an official court date. In addition to granting the Attorney General’s requests, the Court may order further relief to force the towns to comply if it continues to uphold the MBTA Communities Law.

 

How is the law performing in terms of catalyzing new housing development?

On January 30, 2026, The Boston Foundation hosted a webinar to present the findings in its recent report assessing the development pipeline in areas zoned for the MBTA Communities Law. According to Senior Research Fellow and report author Amy Dain, development progress is “real but modest.” While 82 of the 177 MBTA Communities have no developable station area, and therefore no capacity for new transit-oriented housing units, there are 102 projects currently in the pipeline, accounting for roughly 7,000 units across 34 communities. Most of these project developments would not be in the pipeline without the encouragement and enforcement of the MBTA Communities Law. Most of these projects are in the permitting phase, therefore it is uncertain whether any given project will acquire financing, pass all code reviews, and enter the construction phase. Dain classified all MBTA municipalities into three major categories based on their level of response to the Law: Municipalities that follow the basic ask and contribute to incremental growth, municipalities that “go above-and-beyond” the requirements, and those that avoid growth through “paper compliance.” While most of the compliant communities are contributing to incremental growth, she found that Lexington, Westford, and Lowell have gone above and beyond based on the number of units in each town’s development pipeline. Further research needs to be done to determine which zoning schemes are truly “paper compliant.”

 

News & Resources

 

Please reach out to Amir Wilson with questions or . . .

MORE

Event Recap: Built to Lead: Lessons in Building Deconstruction and Embodied Carbon
February 03, 2026

On Tuesday, February 3, A Better City convened a fourth packed panel in the "Built to Lead: Lessons in Building Decarbonization and Resilience" series, a showcase of the climate leadership of A Better City member companies and institutions. This panel event focused on deconstruction and embodied carbon.

We explored a wide variety of projects and their circularity strategies at SFO and PDX leading to significant cost savings and waste reduction. Next, we looked at BU case studies in renovation and construction and their impacts on embodied carbon, focusing on the Warren Towers dorms. This was followed by examples of tenant fit outs in office spaces, and lessons in what equipment and materials can and can’t be easily reused. Lastly, we heard from Bost Building Resources, a reuse center in Boston which sells reusable materials to the public and provides deconstruction services, and heard about the most commonly reused items, and the challenges and opportunities to scaling this work. Thank you to our panelists for sharing their time and expertise:

  • Irmak Turan, Associate, Climate and Sustainability, Arup—Circularity and embodied carbon at airports

  • Dennis Carlberg, Chief Sustainability Officer & Associate Vice President for Climate Action, Boston University—Retrofit of BU’s Warren Towers

  • Caroline Murray, Regional Sustainability Manager, Turner Construction Company—Deconstruction and reuse of office space

  • Andrew Thompson, Interim . . .

    MORE

Event Recap: Stretch and Specialized Stretch Codes Virtual Focus Group
January 26, 2026

On January 22, A Better City convened a Virtual Focus Group: Stretch and Specialized Stretch Codes with leaders from the Massachusetts Department of Energy Resources (DOER) seeking input about user experience navigating the stretch and specialized stretch codes.

DOER's Ian Finlayson and Paul Ormond delivered a brief framing presentation about the updated stretch and specialized stretch codes that included the basics of the state thermal code, MEPA results, Mass Save incentives, and key stakeholder input since the codes implementation. After the presentation, focus group participants flagged an array of concerns—from the reported 4%-5% premium to comply with the specialized stretch code in the urban context, to the technical limitations associated with hot water, to more macro concerns like grid capacity, interconnection delays, and the risk of capital leaving the region if construction starts do not materialize. 

In terms of next steps, DOER is expected to open a formal public comment period in the coming weeks. Key topics for public comment will likely include district energy systems, HERS ratings for Accessory Dwelling Units, air leakage in renovations, and modified TEDI limits for small buildings.

Additionally, A Better City will continue to partner with peer organizations to emphasize the imperative to address the more macro concerns at both the city and state level. 

Please let Yve Torrie know if you have any questions or additional feedbackMORE

I-90 Allston Multimodal Project Update
January 14, 2026

A Better City remains committed to advancing the I-90 Allston Multimodal Project, which is a once-in-a-generation chance to replace a structurally deficient elevated highway with safer transportation connections and expanded access to the Charles River for Allston residents. The project also includes a new multimodal transportation hub at West Station that will improve transit connections for commuters throughout the region and support future development in nearby Beacon Park Yard.
 
The enactment of the so-called "One Big Beautiful Bill Act" in July eliminated billions of dollars in unobligated funding for the federal Reconnecting Communities grant program—including all but $8 million of a $335 million grant for the I-90 Allston Multimodal Project. The rescinded federal grant represented approximately 17% . . .

MORE

2025 Intern Recap
January 09, 2026

In the summer of 2025, A Better City was fortunate to host three summer interns working to advance a host of A Better City research priorities—from transportation finance, to fare policy, to downtown revitalization. You can read more about their backgrounds and work below!

William H. Harney V. joined A Better City as the UMass Boston 2025 Robert C. Wood Student Internship Awardee. William is a lifelong resident of Dorchester currently enrolled in the UMass Boston Urban Planning and Community Development Master of Science program. William received a Manufacturing Engineering Bachelor of Science from Wentworth Institute of Technology and worked in manufacturing facilities both big and small, where he developed project and data management skills. While serving on the Mayor's Youth Council of Boston, he developed a love of public service, social justice, and civic engagement. For the past several years, William has been involved in public transit advocacy with an interest in equity and accessibility, funding policy, and mode shift. When not riding the T, William can be found solo traveling the world or candlepin bowling with his friends.

At A Better City, William researched various roadway pricing options that could be considered in the Commonwealth, as state leaders explore new ways to apply user fees on driving as a way to manage traffic congestion, reduce carbon emissions, and invest in modern infrastructure. Williams’s analysis examines the history of various federal programs, as well as the potential benefits, legal issues, and general challenges behind these different plans. You can read his white paper here and view his LinkedIn profile here.

Cole Lewis joined A Better City through the Forest Foundation Summer Fellowship. Originally from the San . . .

MORE

Event Recap: Built to Lead: Lessons in Building Decarbonization New Technologies and Opportunities
December 17, 2025

On Wednesday, December 17th, A Better City convened a captivating third panel in the "Built to Lead: Lessons in Building Decarbonization and Resilience" series, a showcase of the climate leadership of A Better City member companies and institutions. This panel event focused on inspiring new technologies and opportunities.

We explored a wide variety of projects with lots of overlapping and intersecting potential—AI building envelope evaluation, thermal energy potential of water sources, hybrid electrification and the rightsizing of geothermal projects. Thank you to our panelists for sharing their time and expertise:

  • John E. Fernández, Massachusetts Institute of Technology & Lamarr.AI
  • Zeyneb Magavi, HEET
  • Colin Schless, LEED, CPHC, Turner Construction Company
  • John Kastrinos, Haley & Aldrich
  • Jacob Knowles, BR+A Consulting Engineers

    You can check out their slides: here.

    Please save the date: Tuesday, February 3, 2026, for our next installment of the "Built to Lead" series with a focus on deconstruction and embodied carbon. Registration will open . . .

    MORE

Boston's Climate Ready Workforce Action Plan
December 12, 2025

On December 3, 2025, the City of Boston released the Boston Climate Ready Workforce Action Plan (the Plan), an analysis of the workforce needed to achieve the City’s climate goals in four priority areas (building decarbonization, transportation electrification, clean energy, and resilience and nature-based solutions), and a list of recommended strategies to achieve a just transition to a clean energy economy.

The Plan provides data on the number of jobs that will be supported by Boston’s strategies to decarbonize its buildings, provide clean energy to residents, electrify transportation, and make Boston more resilient to the impacts of climate change. Over the next 25 years, the plan estimates that these four priority areas will need 67,000 workers in 45 different occupations – half in trades - each year, 10% of these in net new jobs which would not exist without Boston’s climate policies and strategies. For example, BERDO is estimated to drive $4.41 billion to $8.15 billion in new spending between 2025 and 2030 that will support upwards of 29,000 jobs per year during that timeframe.

The plan also makes a number of recommendations to advance policies and programs in three key areas:

  • Removing barriers preventing many Bostonians from accessing training opportunities that could lead to good green jobs by:
    • Continuing and expanding ESOL instruction
    • Communicating good green jobs opportunities
    • Easing access to childcare
  • Developing and supporting quality training in Boston, with measures including:
    • Funding wraparound services at high-performing training programs
    • Engaging employers more directly in training programs
    • Developing Boston Public Schools programs that provide pathways to good green . . .

      MORE

PowerCorps Boston Building Operations Cohort #4
November 20, 2025

The fourth cohort of the PowerCorpsBOS Building Operations program is underway with 16 trainees for the technical and in-service learning training that runs from September 2025-March 2026.

The in-service learning will take place in 5 A Better City member company buildings – BXP managed by C&W Services, Equity Residential, Related Beal, and Trinity Management – as well as 11 external partners.

In addition, A Better City hosted PowerCorpsBOS Building Operations staff and trainees as well as building partners for their annual meet and greet/cultural competency training on October 17.

PowerCorpsBOS Building Operations staff and trainees have also been in attendance at A Better City’s Built to Lead: Lessons in Building Decarbonization and Resilience panel series.

For any questions, please contact Yve . . .

MORE

Comment Letter: MWRA Proposed Charles River Reclassification
November 14, 2025

On November 13, 2025, A Better City submitted comments on the Massachusetts Water Resources Authority (MWRA) proposal to reclassify the Charles, Mystic, and Neponset Rivers, tallowing for releases of sewage overflows. In the letter, A Better City expressed surprise and disappointment and urged MWRA to reconsider the proposal and to more broadly redouble their long-standing commitment to improve the water quality of these rivers, which are vital to our region’s environmental and economic vitality alike. The MWRA Board tabled a vote planned for November 19, 20205, allowing time for further discussion of a potentially revised approached to managing the issue. Please read the full letter here and contact Isabella Gambill with any . . .

MORE

Comment Letter: Streamlining MEPA Regulations
November 10, 2025

On November 7, 2025, A Better City submitted comments on the draft 301 CMR 11.00 amendments to Massachusetts Environmental Policy Act (MEPA) regulations. Overall, A Better City supports for the overarching goal of streamlining the MEPA review process to expedite crucial housing and mixed-use development, strategic downtown revitalization efforts, and vital ecological restoration and resilience projects, without compromising the intent of the MEPA process. Additionally, A Better City encourages the MEPA Office to look beyond the amendments proposed in 301 CMR 11.00 and consider additional changes to expedite the development of both public and private projects to expand, modernize, and protect our critical transportation, utilities, and flood resilience infrastructure. The letter also details more granular suggestions for strengthening the current proposal. Please read the full letter here and contact Isabella Gambill with any . . .

MORE

Recent Posts

Archives