Two Years of VCOD: Where Are We, and What's Next?
March 2026 Newsletter
Two years ago, Newton passed the Village Center Overlay District (VCOD). Critics warned of a floodgate of oversized development, while advocates hoped for vibrant, car-lite neighborhoods. So, what does the hard data actually say?
On March 19, housing policy expert Amy Dain joined Newton for Everyone to look past the theory and reveal the real-world results of the new zoning. The numbers tell a fascinating story. Instead of an overwhelming surge in development, Newton is seeing some very modest growth. Better, developers are actively using the new rules to preserve existing homes in neighborhoods close to village centers from being torn down, by adding new homes within existing structures, and sometimes smaller buildings in back.
However, the data also highlights quiet commercial districts and raises big questions about what comes next, as this zoning is not yet producing housing opportunities at scale. Dain explored how Newton compares to the rest of the state - and outlined the "big menu" of state-level changes needed to truly solve the regional housing crisis.
Dive into the full breakdown of the data to see exactly how many projects are in the pipeline and what these numbers mean for the future of our walkable village centers!
View the recording and learn more
What can we do to achieve more homes now?
The best way to get more homes and the commercial development we want is to make clear rules (e.g., zoning, building codes, and other local ordinances) and then approve new projects that comply with those rules without further review.
Allow more affordable homes
Expand the areas where housing can be built
Ensure recent zoning changes are working
Help preserve carriage houses
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Discover what we are currently reading
Column: Transit-oriented smart growth and missed opportunities The Newton Beacon ran a sharp column on what we lose when we ignore transit-oriented development. It hits right at the heart of what we advocate for at NfE. Putting compact homes near transit isn't a radical idea; it's just common sense. It supports the businesses in our village centers, cuts down on car trips, and actually lets new neighbors move in.
Where rental costs are falling in America People often ask if building more homes actually brings down costs. The data says yes. Rents are finally dropping in parts of the country that chose to build. It's frustrating to watch other cities figure this out while we stall, but it also shows exactly what we need to do if we want teachers and city workers to actually afford living in Newton.
Reforming Somerville's Demolition Rules Somerville is actively rewriting its outdated demolition rules, trying to figure out how to preserve their older buildings without blocking much-needed new homes. We are having the exact same fight in Newton right now. If we want to save our village centers, we have to let them change, and we can learn a lot from how our neighbors are handling it.
100% affordable housing development is moving forward on Washington Street Some actual good news: the affordable housing project on Washington Street is finally moving forward. We spend so much time fighting over zoning rules that it's easy to forget what we are actually fighting for. This is it. Real homes for the people who serve our community.
Study highlights 3 sites with potential for affordable housing in Newton We often talk about the housing crisis in abstract terms, but this local study proves we have real, physical opportunities to build homes for our neighbors right now. Identifying these specific sites in Newton takes the guesswork out of the equation. It shows that tangible progress is entirely possible if our city leaders actually choose to act on it.
As housing costs rise, Massachusetts voters say build more homes It's easy to feel isolated when fighting loud, hyper-local zoning battles, but this polling from Abundant Housing MA proves we are actually in the majority. Voters across the state understand that the only way out of this cost-of-living crisis is to build more homes. Our job now is to translate that statewide consensus into real local change.