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Writer's pictureJonathan Berk

New Report Looks At Impact Of "Single-Stair" Reform in Massachusetts

Last month I wrote a bit about the wave of "single-stair" reforms sweeping across North America. This reform would allow something called 'point-access-block' buildings, or buildings with a single means of egress up to a certain height. It does away with the need for double loaded corridor buildings which result in those inhospitable, cold, 'Shining' like hallways and enables a more livable building form, one that already exists across much of the World, and even in our own backyards.


"Legalizing Mid Rise Single Stair Housing In Massachusetts"

I'm excited to announce the official start of a statewide conversation here in Massachusetts to reintroduce the point-access-block building to Massachusetts. It kicked off this morning following the release of a report from The Boston Indicators, the research arm of The Boston Foundation, alongside The Joint Center For Housing at Harvard and Utile. As we look at new ways to unlock infill housing production in the region, the point access block (PAB) is a great way to bring infill, mid-rise density to our neighborhoods while also developing a product that 'fits' in the context of urban, exurban and suburban neighborhoods and provides the opportunity to design units that allow more light, large floorplates and, the ever important, cross breeze that the double loaded corridor works to prevent.

The report looks at the median lot size in Greater Boston, 4,600sf and shows the increases in efficiencies one can realize when requiring a double loaded corridor building vs. PABs. On this lot size, a 10% increase in efficiency is realized in the usable floor area for living units.


Limitations of Double Loaded Corridor Buildings

We talk a lot about 'right-sizing' our housing supply to match demand. One major piece of our regional housing crisis is the lack of options. While we're in short supply of housing of all types relative to demand, today's supply fits a housing paradigm designed for a 1970s Massachusetts, not a 2020s Massachusetts. Our biggest issue in Massachusetts is the need, and ability, to create options for the first time home buyer, the aging couple looking to downsize, the divorce looking to live close to family or the medical emergency necessitating a life change that requires a different type of housing.



With many of our communities providing little in the way of options, and what does exist largely existing because it was built prior to modern more restrictive zoning codes, PABs, paired with zoning reform efforts, can provide an opportunity to build a more 'financeable' housing product, one that fits within the context of a mid-rise neighborhood and provides a superior quality of life to it's inhabitants.


The Benefits of Point-Access-Block Buildings

With construction costs of double loaded corridor buildings leading to, in some cases, 15-25% cost increases, the savings PABs would bring to a project may allow some small lot developers to 'pencil' that don't in today's double loaded corridor environment. In addition, through cost savings and increased dimensional flexbility, PABs enable the creation of a variety of new housing units, ones designed not just for a variety of resident types, but also create a more conducive community within the narrow confines of a single flight of stairs and egress.

In addition to cost savings, the physical health and livability of units in a PAB can transform life for residents. Having lived in both a double loaded corridor building and a PAB, I can attest that the ability to enjoy a cross breeze in the cool New England spring and fall is not just a luxury, but a necessity that improves air quality of a living unit as well as reducing the need to rely on artificial cooling on dozens of cooler days each year.

As was pointed out in a presentation by Sam Naylor, lead Architect from Utile on the report, single stair buildings are common the world over. They create an environment that's more conducive to meeting your neighbors to building connectivity to your community and trust among residents.


The Opportunity In Metro Boston

With Boston's need to produce housing comes a need to rethink how and where we build in Massachusetts. We need to move away from our sprawl-oriented development patterns of the past and begin to unlock infill development opportunities that tend to be smaller lots in more walkable, transit-oriented areas. In order to do this effectively, we'll need to continue to pursue numerous zoning reforms as well as building code reform, like single stair, to unlock these opportunities.

According to an analysis produced by this report looking at infill opportunities within a 15-minute walk of transit in the Boston Metro area, nearly 5,000 small and midsized lots could be unlocked for development by PAB reforms. If every such lot was developed, it could unlock over 100,000 units of new housing all within dense walkable neighborhoods, serving our housing, climate and mobility needs.


Will single-stair reform alone solve Massachusetts' housing supply shortage? No. It's very important to remember within these conversations around zoning and policy reforms that no one single reform alone will solve our shortage. We've spent the better part of 70-years creating a paradigm in Massachusetts that blocks new housing of all types and price points through multiple mechanisms. Our work today is to begin to relax these restrictions and, essentially, to allow the neighborhoods and buildings that built New England to be built again in various forms today. To make it easier to build modest scale infill development across the region while supporting stronger communities with an abundance of housing options, ensuring we never again find ourselves in the housing shortage we find ourselves in today. That will take time, and it will take an open mind to reforms of multiple types, including single-stair reform as presented by this report.


 

Jonathan Berk is an urbanist and advocate who’s focused his career on building and advocating for walkable communities with vibrant public spaces, abundant housing choices and robust local small business communities. As the Founder of re:MAIN, he's working to accelerate the growth and expansion of walkable neighborhoods, with abundant housing options, through innovative, action-oriented programs.

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