Newton Zoning Committee Discusses Residential Standards in Business Zones, Backs VCOD Updates

The committee debated how to handle residential housing in business-zoned areas and supported twice-yearly updates on proposed projects.

Published on Feb. 15, 2026

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Newton's Zoning and Planning Committee (ZAP) met to discuss building size and spacing rules for housing built on business-zoned land, as well as the potential implementation of twice-per-year updates on proposed projects under the Village Center Overlay District (VCOD). The committee debated whether residential standards should apply to housing in business zones, particularly near residential neighborhoods. They also backed a proposal to provide periodic updates on VCOD-related development proposals.

Why it matters

This discussion highlights the challenges Newton faces in balancing residential and commercial development, especially in areas where the two overlap. The outcome could impact property values, zoning enforcement, and the city's overall development policies.

The details

ZAP discussed whether the business-oriented housing and spacing rules for residential housing built on business-zoned land are appropriate, particularly when those properties are close to residential neighborhoods. The committee also considered the potential impact on property values if residential standards were applied to business-zoned lots. Additionally, they debated whether the city would have the authority to enforce residential standards in a business zone.

  • The ZAP committee met on Monday, February 15, 2026 to discuss these issues.
  • The proposal for twice-yearly VCOD updates was passed unanimously.

The players

John Oliver

Ward 1 Councilor-at-Large

Nora Masler Colello

Senior planner for Newton's Planning & Development Department

Susan Albright

Ward 2 Councilor-at-Large

Lisle Baker

Ward 7 Councilor and ZAP Chair

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What they’re saying

“In tackling part of the challenge, there are lots not adjacent to residential, but if they are to be used for residential, the residential controls should be required.”

— John Oliver, Ward 1 Councilor-at-Large (bcheights.com)

“If there were to be a rezoning, my only priority would be ensuring there was significant engagement with the impacted owners. By reducing the potential development capacity on their lot, we would be reducing their potential property value.”

— Nora Masler Colello, Senior planner for Newton's Planning & Development Department (bcheights.com)

“These houses look to me like they're typical residential properties that would meet the residential requirements. If one of those gets bought, they tear it down, and they want to put something else up—does the land use committee have the authority to say 'You're in a business zone, but we want you to meet residential standards?'”

— Susan Albright, Ward 2 Councilor-at-Large (bcheights.com)

“We want to make sure the people who are affected understand what they are doing, but we also want them to understand that zoning should be rational and reflect the underlying policies that the city feels are wise.”

— Lisle Baker, Ward 7 Councilor and ZAP Chair (bcheights.com)

What’s next

The ZAP committee decided to hold the item on residential standards in business zones and readdress it at a later date.

The takeaway

Newton's zoning committee is grappling with the challenges of balancing residential and commercial development, particularly in areas where the two overlap. Their discussions highlight the need to carefully consider property values, zoning enforcement, and the city's overall development policies when making decisions about residential housing in business-zoned areas.