Why the Boston suburbs make it past Question 7’s built-in barrier

Like all the statewide ballot questions, the one supporters cast as a bid to “legalize starter homes” proposes a policy change that would have, well, statewide impacts.

But the actual language of the question means large chunks of the state wouldn’t see changes in practice, even those communities with ample land. Instead, Boston’s suburbs may prove to be the spot to watch if the measure passes.

Question 7 would allow single-family homes to be built on lots as small as 5,000 square feet — a plot of land, to borrow some sports analogies that have come up in the debate, a little larger than an NBA basketball court or the end zone of a football field. At least 50 feet of the property would need to border the road, and it would need to have access to public sewer and water. 

The water and sewer requirement is the basis for some criticisms of the ballot measure — just because the infrastructure exists doesn’t mean the systems have capacity to serve more houses, the Massachusetts Municipal Association told lawmakers earlier this year. And it’s also a limit on where the new homes proponents hope for could actually be built. 

The Yes on 7 campaign expects about 120 municipalities would be unaffected by the ballot measure because they don’t have the infrastructure, according to campaign chair Andrew Mikula. At a March legislative hearing, Mikula called the water and sewer access provision “the biggest kind of built-in barrier to actually building these homes.”

A Department of Environmental Protection map of estimated sewer service area boundaries shows large swaths of the state uncovered, including much of Western Mass. and Cape Cod, some small towns on the North Shore and many communities between Worcester and Springfield. 

Boston, which has its own zoning rules, wouldn’t be touched by the ballot question. Mikula says there are also a handful of cities like Everett, Chelsea and Somerville where lots are already so small that potential impacts would be limited. 

A review by the Center for State Policy Analysis at Tufts University found that, if Question 7 passes, its impact would be felt most in mid-size towns and suburbs, especially in the Boston area, where sewer service is common. 

The center estimated 850,000 parcels statewide would meet the ballot question's criteria. Many already allow single-family homes or additional development, leaving 200,000 — some vacant lots and many other large ones that could be subdivided — that would get new options if the measure passes.

The cSPA analysis, which projects the ballot question would generate 750 new homes per year over the first decade, raises the specter of other potential limits that wouldn’t be written into statute. 

Like with the fights over the MBTA Communities Act pushing aside local zoning rules, the report flags the possibility for noncompliance from cities and towns to become a problem.

Election Day is four weeks away as of today. As you’re digging in on the nine ballot initiatives, what questions do you still want answered? Let me know at [email protected].

8:30 | FCC Commissioner Anna Gomez participates in a conversation about the First Amendment alongside Dartmouth College professor Brendan Nyhan. The event is hosted by the New England First Amendment Coalition and the Nackey S. Loeb School of Communications | New Hampshire Institute of Politics at Saint Anselm College | Register

9:00 | Black Economic Council of Massachusetts hosts the Mass Black Expo, which showcases businesses, organizations and "allies committed to building a more equitable economy." Attorney General Campbell gives the keynote address, and U.S. Sen. Markey speaks. | Omni Boston Hotel, 450 Summer St., Boston, Seaport | Register

9:00 | Deadline to submit written testimony to Joint Committee on Public Safety and Homeland Security on a Rep. Moakley bill (H 5588) that would designate the regional lockup operated by the Dukes County sheriff as part of the jail | More Info

9:30 | Massachusetts Gaming Commission holds a hearing on proposed regulations dealing with public or private transfers of interests in gaming licenses and sports wagering licenses | More Info

10:30 | Sen. Driscoll and the American Red Cross of Massachusetts host blood drive through 3:30 p.m. People can make an appointment or drop in | Great Hall | Register

12:00 | MIRA, Massachusetts Advocates for Children, the Justice Center of Southeast Massachusetts and the Health & Law Immigrant Solidarity Network host a conversation on the PROTECT Act’s new protections for immigrant communities in schools, child care centers and health care settings, as well as protections for victims of crime and trafficking. The discussion will cover what the law does and doesn’t do and what it means in practice | Register

2:00 | Gov. Healey attends the groundbreaking ceremony for Draper Integrated Microelectronics Production & Advanced Chip Technology Center, an 11,000-square-foot building featuring advanced microelectronic design, production and packing facilities. Other attendees include Lt. Gov. Driscoll, U.S. Rep. Trahan, UMass President Marty Meehan, UMass Lowell Chancellor Julie Chen and Lowell Mayor Erik Gitschier | 350A Dutton St., Lowell

4:00 | Gov. Healey tours the satellite emergency facility in Groton as it reaches the final construction stage before its opening. Healey will be joined by U.S. Rep. Trahan and Secretary of Health and Human Services Mahaniah for a conversation with local officials, fire chiefs and other public safety officials on healthcare access across the Nashoba Valley. Afterwards, anticipated for 4:30 p.m., Healey and Trahan will hold a media availability. Tour and roundtable are closed to press | 490 Main St., Groton

6:00 | MassDOT holds a public hearing about a proposed bridge replacement project in Athol for Main Street over the G&W Railroad | More Info and Register

6:00 | MassDOT holds a public meeting about the Boston and Albany Corridor Service Development Plan, which will study how to operate passenger rail service. Officials say this is a "critical step towards advancing West-East Rail" | Register

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PRESSLEY’S BALLOT: Congresswoman Ayanna Pressley is a "no" on two ballot questions. Pressley today endorsed the No on 8 campaign, opposing the measure that would end recreational marijuana in Massachusetts. "Cannabis legalization and regulation is positive for small businesses, local communities, and restorative justice. And keeping marijuana legal in Massachusetts is both economic justice and racial justice policy," Pressley said in a statement. The Boston Democrat on Monday announced opposition to the all-party primary measure, Question 3, calling it a way "to shut out working class candidates, candidates of color, and first-time candidates in favor of those who have fast access to massive wealth and the biggest ad budgets."

WINTER IS COMING: Gov. Maura Healey is combatting what she calls "a state of energy emergency" by temporarily slashing two residential electric bill charges and expanding eligibility for home heating aid. Energy affordability is a campaign issue and the subject of ongoing legislative negotiations. | State House News Service (gift link)

VOUCHING AGAINST IT: Teachers and education advocates gathered at the State House to call for Gov. Healey to opt Massachusetts out of a new federal tax credit program. The critics call it a "backdoor plan" to a school voucher system. | Boston Herald

MINOGUE ON THE MIC: GOP candidate for governor Mike Minogue talks health care in a podcast interview, suggesting a shared-savings model where the state and federal governments could both benefit from bringing down health care costs. | CommonWealth Beacon

IN RERUNS: State Rep. Nicholas Boldyga put out a campaign video that shows him saying some of the same lines, word-for-word, as Congressman Richard Neal did in an earlier ad for his own campaign. Boldyga, a Southwick Republican facing a challenge from Democrat Thomas Hendrickson, called his ad a parody meant to showcase Democrats' hypocrisy on cost of living issues, and then hung up on a reporter who asked about his own efforts to lower costs. | The Republican

VIEW FROM THE BLUE LINE: Winthrop paramedic Lee Meyer, who unsuccessfully primaried Rep. Jeffrey Turco, says he doesn't want to run again, pointing in part to the way prominent Democrats rallied around Turco. Experts say incumbents stick together and loyalty plays a big role in Massachusetts politics. | Winthrop Pilot

RETURN TO SENDER: Almost seven years after the U.S. Postal Service suspended operations at the Allston post office, local officials are pushing back against a possible permanent closure. Mayor Wu says the city is ready to contest a closure decision legally. | Boston 25

DOWNTOWN SAFETY: Some residents and business owners in downtown Boston say they want to see more police presence after 56% of respondents in an annual neighborhood survey said they feel less safe than they did at the beginning of the year. | GBH News

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