Why is the Approved Northland Project going back to the City Council?

After years of study, community engagement and debate before the City Council, the plans for Northland were approved in 2019. Voters then decisively upheld the decision in mid-March 2020.  So why are there still no units available at the Northland site?

Impact of the pandemic

The impact of the pandemic on construction projects throughout Newton is still being felt. Construction material and labor shortages led to whopping cost increases 40% since 2020. The construction industry shook to its foundations and still struggles to recover. Investors balked.

The market for new office space and life sciences dried up; as of 2025, vacancies stand at 23%  for offices and 27% for life sciences in suburban Boston.

Why would any investor put up the financing for new office space now? Like many other developers, the Northland Company is having to rethink how it can proceed with its project in a very different economic reality.  

To bring the investors back in play their solution is to reduce the scope, size, and scale of the project. They also need to switch out the office space for residential space which is in high demand.

What’s happened so far?

While Northland was able to self-finance pre-construction work, they need investors to fully build out the site. 

So far, they have spent $78 million to complete demolition, restore South Meadow Brook, rehabilitate the massive city drainage culvert, install and underground utilities, and build internal roadways. They have also passed all required design development reviews thus far and have prepared the documents needed to apply for construction permits.  

What’s their proposed plan?

80% of the project remains unchanged. They had planned to put office space in the historic Pettee Mill Building. Instead, they plan to restore and adapt the mill to create 100 apartments. The total number of apartments will go from 800 to 822 with the number of affordable units increasing from 140 to 144.  

They plan to reduce the size of two larger buildings and not construct five of the smaller ones.  Open space will be increased which was already at 40% of the site. The open space includes 7 public park areas, more than 700 new trees and a Splash Park that is already under construction.

There will continue to be ground floor stores and restaurants but parking for those will be switched from underground to ground level. And the free shuttle service, available to all in the area, will continue to serve the residents at peak hours of the day.

Why does Northland need City Council approval to build a smaller project?

Substantive changes to any special permit require approval by the Council. The permit needs to be amended, even though, in this case, all of the best elements of the previous plan remain in place. Plus, as there is much less traffic related to apartments than offices concern about traffic and parking are sharply reduced

This should be an easy decision for the City Council.

Yet, when the City Council opened its hearing on the proposed amendments in March, several councilors had many questions for the developer.

Financial Impact Across the City

Some councilors hope to retain the office use which would generate more property tax revenue than equivalent space devoted to residences. However, the property tax would only be higher if the offices were actually occupied.

With the focus on residential and retail uses property tax income for the city would be lower. However, Northland will still be contributing $1.5 million to the Countryside School and another $7.8 million for other traffic and infrastructure mitigation.

Financially, another key factor in a development this size is the many households who will be living their lives and doing their business in Newton. This brings new business to local stores and restaurants along with more demand for local services such as personal care, childcare and dog care.

There will be no tax benefits for the city nor a boost for local business if the project does not go forward.

Need for a diversity of homes

We all know that the pandemic not only claimed over a million US lives, but also wreaked havoc on the economy. We’ve seen the commercial office market tank, resulting in high vacancies everywhere.

Newton’s need for more diverse housing opportunities continues unabated. Housing costs continue to be out of reach for the current and next generations. Northland is a step in the right direction.

What you can do

Newton for Everyone supports swift approval of the revised plan as necessary to contribute to the wellbeing of our community.  

Please join us to tell the Council that the voters have already voted to support this project – and that you continue to support this visionary project for Newton.

The public hearing before the Land Use Committee continues March 25. Go in person or join online to express your support. (The weekend before go to the Friday Packet that will have agenda and a link for those who want to zoom in.) 

You can also write to the City Council at citycouncil@newtonma.gov. Your email will be forwarded to all the Councilors.