Build something new is a long and complicated process. To outsider it seems simple: one day there’s a hole in the ground, then there’s a construction site, then there’s a building. But there’s a lot more behind the scenes.
It all starts with zoning, the rules that determine what kinds of buildings we allow in which places. How tall can it be? What can happen inside it? How many homes per building? How much open space is required? How far must each building be from the next one? What kind of wiring and roofing and stormwater management and utility connections will we require? These parameters define the scale of a project. Zoning is the first and most important gate, and if it is not passed, nothing can happen.
The next step is ownership: does the current owner of the land want to do something new? Usually, they don’t. Most homeowners and landlords like their buildings the way they are. Even if they don’t, changing things is a risky and expensive process, so there’s a major incentive to keep things the same.
If the zoning allows it, and the owner wants change, they can apply for permits. The permitting process is its own onion, and peeling it back can take a long time. The first hurdle is whether permits are discretionary or not. In Somerville, an apartment building can be built “by right” in our Urban Residential district, but requires a Special Permit in the Mid-Rise districts. That means that owners in Urban Residential zones can expect to get permits if they apply for them correctly, while in Mid-Rise districts, they’ll need to persuade the Planning Board that it’s a good idea. For larger projects, additional discretionary steps come into play: master plans, site plan approvals, transportation demand management, landscaping plant selection, pest management systems, stormwater control, surface permeability, paint color, building materials, soffit styles, and roof pitch come into play.
In Somerville, everything that involves demolition or significant change to a building over 75 years old also requires historical review. This can take up to 18 months, and because nearly every building in this city was built prior to 1951, it’s required for almost everything.
Once a project has passed those checkpoints, the city verifies that the plans meet environmental, building, and fire standards. These standards are absolutely necessary, but the process could be done faster with some reasonable reforms. Few projects completely fail at this layer, but poor work by builders or inspectors still adds delay and cost to the delivery of new housing.
Finally, we can begin construction. However, we are not done with permits! Throughout the building process, the city requires additional inspections and permits at key steps like pouring a foundation or connecting a building to the sewer and water service. Even when everything goes smoothly, inspections can take up a lot of time. If there’s poor communication or an error on anyone’s part, it creates expensive delays or re-work. The whole construction layer typically takes at least two years, even for small projects.
The final layer is another inspection: the Certificate of Occupancy. This finally says that the building is complete, complaint, and habitable. If all the prior inspections were done correctly, this last check is a mere formality, but it’s not terribly uncommon to find serious errors. In other cases, minor errors create expensive delays and unnecessary re-work.
Each of these many layers requires successful completion of the previous one. Without the right zoning, an owner cannot even consider more housing. Without passing discretionary reviews, a home builder can’t dig a foundation. Without a timely inspection, the foundation will fill with water and have to be rebuilt. Every layer is a do-or-die moment for housing.
If that sounds dramatic, remember that this kind of failure is not just a business problem for a homebuilder, but a life problem for someone who needs a roof over their head.
This is why we focus so much on zoning reform at Somerville YIMBY. It is the first layer, and it blocks everything else. Without zoning that allows more housing, it doesn’t matter how good our special permit processes are, or how long the review process takes, or what construction methods we allow, or how good the financial markets are. First, we must first allow more housing.