Why Fair Housing Month Matters to Me

Article by Judi Barrett

My husband and I have lived in the same home since March 1977. We were kids with no money when we bought this place, but even though he’s the older, much smarter, and more worldly partner in our relationship, my husband didn’t know what I learned the day I stopped here to get the keys from the real estate agent.

The head of a Cape Verdean family of cranberry farmers built our home “between the wars.” It has a small kitchen wing off the back of the house and a small, detached garage. His initials and “1942” are etched into the garage floor and the cement that holds together a fragile stone wall along one side of the driveway. The house is modest by today’s standards, with 1,600 sq. ft. of living space tucked into two stories. A long time ago, the neighborhood had several homes a lot like ours, most of them built by members of the same Cape Verdean family: small, wood-frame ranch houses or Cape-style buildings with shed dormer additions to create a little more space, all on generous lots lined up along the road. Back then, gardens and landscaping equipment could be seen out back because many people who settled here ran small businesses on the side. Ocean Spray by day; entrepreneurs by night.

The day I picked up the keys, I knew nothing about the neighborhood. My husband had chosen the house. (I confess: I was wimpy back then.) Oddly enough, the realtor had already stopped by, left the keys in the front door, and moved on to her next appointment. The woman who lived across the street in an even smaller house stepped outside to meet her new neighbor. She was funny and sociable and a bit gossipy. Within a few hours, I had met almost everyone who lived nearby. My neighbors were Cape Verdean, Black, White, and Japanese. My mother called me mid-afternoon to check in. I said I hated the house (true confession), but I told her about our neighbors and how nice they had been. Dead silence on the other end of the call. In so many words, my mother said the realtor sold us a house in the ghetto. White kids with no money had just moved into a minority-majority neighborhood. At the time, I didn’t know we had joined a movement: the Whitening of “the other side of town.”

Where I live today is nothing like where I landed in 1977. Decades later, I grew to love this place, but no demolition delay bylaw will keep my home standing when I finally have to move. Several homes have been altered, renovated, and expanded beyond recognition to the people who built them almost a century ago. The last member of the original Cape Verdean family that settled here sold the house he grew up in after his father died. He couldn’t afford to keep it. Almost 30 years ago, a young couple bought the nineteenth-century farmhouse across the way and doubled its size. When they sold it in 2023, another young family paid $1.7 million for it, moved in, and built yet another addition. Stories like this abound in Greater Boston suburbs, but this is my neighborhood, my town, and when I moved in, a semblance of diversity existed here – however fragile it was. 

On my street, the loss of homeownership choices for people of color is not accidental. Racial covenants don’t exist on this side of town (I researched it). However, when growth accelerated south of Boston because of busing and discord in the city, it transformed communities here with money, privilege, and attitudes. It catalyzed racial and economic displacement. In towns like mine, the market accomplished what no upstanding Massachusetts politician would have openly condoned: legalized discrimination. Racism in the penumbra.

Unfair housing policies affect me and you, too, even if you’re unaware of it (something you may want to consider). The absence of safe, affordable, well-managed housing for people with severe disabilities means that most of them will not be able to live in their hometown when they reach adulthood. In the suburbs, the official “text” for resistance to multifamily housing is the impact on public schools, but scratch below the surface, and the subtext consists of jumbled angst about race, disability (special education), and class. In one of our communities, the racial makeup of the population and that of the public schools paints a disturbing picture: 29 percent minority population overall, 60.3 percent minority K-12 students. Where have all the White children gone? Gone to private school, every one … when will they ever learn?

I was 14 when James Earl Ray shot and killed Martin Luther King, Jr. Congress mustered the votes to pass the Fair Housing Act a week later. It has taken decades of persistent, difficult, and sometimes dangerous work to make the civil rights of fair housing more than a promise. Our work is not done. Today, laws, regulations, policies, and programs designed to prevent discrimination are under assault by the politics of revenge in Washington. Fair Housing matters to me for personal, professional, and religious reasons. If you hire us, please understand that our work will be guided by the founding principal’s commitment to basic social fairness. That would be me.

Groton Master Plan

The Town of Groton, known for its rich agricultural history, scenic landscapes, and vibrant open spaces, has taken a major step forward in shaping its future. In partnership with Barrett Planning Group, Nitsch Engineering, and FXM Associates, Groton has updated its townwide Master Plan—a blueprint designed to preserve the town’s identity while providing for thoughtful growth and sustainability. This updated Master Plan dives deep into key areas crucial to Groton’s future, including:

✅ Land Use
✅ Natural & Cultural Resources
✅ Open Space & Recreation
✅ Transportation
✅ Housing & Residential Development
✅ Economic Development
✅ Community Facilities & Services
✅ Sustainability & Resilience

What sets this plan apart is its strong community involvement. Over the past year and a half, the town and consulting team worked hand-in-hand with residents, ensuring their voices were heard and their vision was reflected. The Planning Board played a vital role, going above and beyond to make sure the Plan was inclusive, actionable, and forward-thinking. They emphasized that this should be a living document—not just a plan on paper, but a guide that town leaders will regularly review and refine to keep Groton thriving.

Thanks to this collaborative effort, Groton now has a dynamic roadmap for the future. And in a resounding vote of confidence, the Town’s Planning Board unanimously approved the Plan—setting the stage for a bright and sustainable future!

Chapter 40B Technical Assistance

Barrett Planning Group has provided Chapter 40B training and technical assistance services, mainly for Massachusetts Housing Partnership (MHP), since 2005. We help Zoning Boards of Appeal through the permitting process, coordinating peer review services, facilitating work session meetings with applicants and municipal staff, providing procedural advice, and drafting comprehensive permit decisions in conjunction with the city solicitor or town attorney. We have also coached developers on how to make the permitting process amicable and productive.

In 2017, Judi Barrett updated the Chapter 40B Handbook for MHP, and she has adapted that training for other municipal boards, commissions, and staff for the Citizen Planner Training Collaborative (CPTC).

Technical Assistance & Training Engagements for Boards of Appeal and Other Local Officials (Representative Sample)

City of Haverhill
City of Medford
City of Newton
City of Waltham
Town of Abington
Town of Acton
Town of Andover
Town of Bellingham
Town of Belmont
Town of Brewster
Town of Brookline
Town of Carver
Town of Chelmsford
Town of Clinton
Town of Cohasset
Town of Dartmouth
Town of Dennis
Town of Dover
Town of Falmouth
Town of Foxborough
Town of Grafton
Town of Holden
Town of Hopkinton

Town of Medfield
Town of Merrimac
Town of Millbury
Town of Milton
Town of Natick
Town of Needham
Town of Norfolk
Town of Northborough
Town of North Reading
Town of Norton
Town of Pelham
Town of Rockland
Town of Salisbury
Town of Sandwich
Town of Shrewsbury
Town of Sturbridge
Town of Walpole
Town of Wellesley
Town of Wellfleet
Town of Wenham
Town of Wilmington
Town of Winchendon
Town of Wrentham

Plymouth Housing and Zoning

In 2023, the Town of Plymouth, NH, hired Barrett to analyze its housing needs and assist with zoning reform to encourage housing development. Funding for the project came from New Hampshire’s Housing Opportunity Grant (HOP) Program, which provides grants to communities interested in updating their land use regulations to increase opportunities for housing production.

The Barrett team was engaged to focus on three core initiatives for Plymouth:

  • Housing needs assessment to review Plymouth’s housing stock, community demographics, economic trends, and other relevant data  
  • Regulatory audit of land use regulations related to housing (zoning, site planning review, subdivision regulations)
  • Zoning amendments consistent with identified community values, housing needs, and regulatory barriers 

Barrett’s research and audit revealed a complex set of issues, particularly in relation to zoning. Land use ordinances that had been modified over time were now inconsistent and unclear. In addition, the long-standing conservative approach to development led to stricter dimensional regulations, substantially limiting opportunities for housing diversity and choice. These gradual changes rendered many properties nonconforming, making even simple building projects (a deck addition, for example) a challenge for many residents.

Led by Judi Barrett, our team proposed significant tactical changes to the Town’s land use regulations – all within the context of a participatory community planning effort co-led by the Town’s Housing Committee. Through interactive public forums, smaller focus groups, surveys, and educational materials, we gained public input and educated the community about the purpose and intent of proposed regulatory amendments.  

The town demonstrated a remarkable show of support for zoning reform. In March 2024, the Planning Board presented a substantial slate of regulatory amendments to the community, and Town Meeting voted to adopt all articles with broad support.

Among the accomplishments achieved, this package of zoning amendments:

  • Reduced the minimum lot size for single family homes, bringing many properties back into conformity with zoning and enabling greater density in future development
  • Created additional categories of housing within the zoning ordinance and reduced barriers to developing smaller multi-unit dwellings in select districts
  • Overhauled the open space residential development ordinance 
  • Provided for the ability to place multiple dwellings on a single lot
  • Reduced permitting barriers for accessory dwelling units
  • Majorly reformed off-street parking requirements

This outstanding feat was made possible by the efforts of the Town’s Housing Committee and Planning Board, Planning Department staff, community, and all involved.

Moving Beyond the Pandemic in the Pioneer Valley

Economic Development Assessment of Small Towns & Rural Communities

In 2022, the Pioneer Valley Planning Commission (PVPC) hired Barrett Planning Group to assess local economic conditions and the state of economic recovery in the 35 small towns and rural communities in Hampshire County and Hampden County. We consulted with local officials, town planners, and regional economic development and community development organizations, and gathered, analyzed, and mapped available market, economic, land use, housing, and labor force data.

From these many sources and others, we created 35 town profiles with maps and economic metrics, and developed recommendations for PVPC and the communities to move forward with economic development activities scaled to the size and character of these small communities:

  • Improving regional communications and coordination
  • Activating strategies for promoting local businesses
  • Addressing the region’s housing affordability and housing supply constraints
  • Holding regional and inter-local economic development roundtables
  • Building recreational, agricultural, and heritage tourism development
  • Zoning reform: aligning local control with twenty-first century zoning
  • Working on local economic development assessments

On December 9, 2022, American Planning Association Massachusetts awarded the Pioneer Valley Planning Commission the 2022 Planning Project Award to this project.

Learn more about other award recipients here:
https://www.apa-ma.org/wp-content/uploads/2022/12/2022-APA-MA-Awards-1.pptx.pdf

Brewster Housing Production Plan

Town of Brewster Massachusetts 2022-2027 Housing Production Plan

The Town of Brewster hired Barrett Planning Group LLC to update their 2017 Housing Production Plan (HPP) in January 2022. Over a six-month period, our team collaborated closely with Town staff and the Brewster Housing Partnership to develop a plan that outlined realistic strategies for addressing Brewster’s unique housing challenges as a coastal community with an increasing demand for seasonal and short-term rentals, sensitive environmental concerns, and a seemingly growing household income gap.

We grounded the plan’s development by centering our community engagement around:

  • The state’s required framework for HPPs under Chapter 40B
  • Progress the Town made in implementing the 2017 HPP
  • Changes in demographic and market trends — and resulting housing needs — at the local and regional level
  • Feedback from the community, including those experiencing housing instability themselves and those who work directly with households requiring assistance
  • The HPP’s relationship to other local and regional planning efforts, most notably the Town’s Local Comprehensive Plan and the Cape Cod Commission’s Regional Policy Plan

After drafting the plan’s strategies, we engaged various community partners instrumental to the HPP’s implementation — including Town staff, members from various Town bodies, realtors, developers, housing and service providers, and others — to ensure the solutions we proposed were feasible and actionable. The Town’s Planning Board and Select Board were presented with the draft HPP in June 2022 and given opportunity to provide feedback before they unanimously approved the plan in July 2022. The MA Department of Housing and Community Development approved the plan in August 2022.

Berkshire Housing Development Corp

Berkshire Housing Development Corporation (BHDC) asked Barrett Planning Group LLC to assist with program design for a Housing Resource Center focused on homelessness in downtown Pittsfield. Well known for its many years of work as an affordable housing developer and provider of regional housing services, BHDC decided to take on a project specifically focused on homelessness by filling a gap in the existing network of services in Berkshire County.

Our work followed an agreement between BHDC and the City to develop a housing resource center alongside affordable housing, thereby co-locating services to better serve people experiencing homelessness and housing instability in Pittsfield.

We led an extensive consultation process with other Berkshire County groups working to address homelessness, including emergency shelter, mental health, substance abuse, family services, domestic violence, health care professionals, faith communities, and others, along with City staff. In addition, we met with people experiencing homelessness in order to learn from them how the Housing Resource Center could be most beneficial to them.

These conversations influenced our program design recommendations and the Request for Proposals (RFP) we prepared for BHDC to find an organization to manage the Housing Resource Center.

BHDC is using our work to obtain funding from the Massachusetts Housing & Shelter Alliance (MHSA) and other agencies.

From the client: “Berkshire Housing needed a consultant to undertake a non-traditional project that would engage community partners and people with lived experience as well as research national best practices. Barrett Planning Group enthusiastically stepped up to the challenge.

With their strong technical skills, adaptability and committed team, we not only had a lot of fun working together, but we also got just what we needed! The technical report was well researched and well written, and will serve to effectively guide our community in future decisions.”

Town of Bridgewater Comprehensive Master Plan

Town of Bridgewater MA Comprehensive Master Plan

Bridgewater, Massachusetts

Barrett Planning Group began working with the Town of Bridgewater in 2018 to develop Phase I of a master plan. Our initial scope of work included developing a plan vision, overarching goals, and existing conditions reports for the master plan elements described in G.L. c. 41, § 81D, with our partners at McMahon Associates crafting the transportation element. Home to several state institutions including Bridgewater State University, an MBTA Commuter Rail station, and the Old Colony Correctional Center, the Town has unique opportunities and challenges that shape conversations about land use and comprehensive planning that we considered from the outset of our work.

We began the process working with an appointed Comprehensive Master Plan Committee (CMPC) and conducting focus groups with staff, Town officials, business owners, and other stakeholders. We launched the public face of the project with a community visioning session for citizens to share their aspirations for Bridgewater’s future. This event was closely followed by a workshop for residents to discuss the continued relevance of the Town’s 2002 master plan goals. When the COVID-19 pandemic hit, we shifted to virtual engagement opportunities, including an online survey of draft goals and strategies developed with the CMPC to ensure our understanding of the community’s priorities was on target.

At this time, the Town approached us about continuing the project beyond Phase I to develop an implementation program. After addressing CMPC and staff comments on draft existing conditions reports, we finalized our work with the CMPC and began developing implementation program with Town staff. We held a public implementation workshop to allow the community to provide additional input on draft recommendations.

Final recommendations and an accompanying implementation program were paired with our Phase I work to create a complete master plan. In the early months of 2022, we worked with the Planning Board to refine the final plan, which the Board unanimously approved in May 2022.