On August 2, Waltham Inclusive Neighborhoods and Abundant Housing Massachusetts sent out a questionnaire to all 4 candidates for state representative in the 9th Middlesex District. It contains 7 questions relating to the current housing crisis in Waltham. You may click each candidate's photo to view a PDF of their response, or scroll further down to read all of their responses on this page.
Sean Diamond
Independent Candidate |
Heather May
Democratic Candidate |
You may view a copy of the questionnaire sent to the candidates here. Thank you to the following members who contributed to creating and distributing this year's housing questionnaire.
2024 Candidate Questionnaire Committee:
Michelle Phillips
Tim Riley
Tom Benavides
Abundant Housing MA
You may view the full list of candidates for office at walthampolitics.com/2024-elections.
2024 Candidate Questionnaire Committee:
Michelle Phillips
Tim Riley
Tom Benavides
Abundant Housing MA
You may view the full list of candidates for office at walthampolitics.com/2024-elections.
Responses to the housing questionnaire (below)
1- Personal Experience
How have your experiences, prior to or outside of seeking elected office, shaped your views on housing and land use in Waltham?
How have your experiences, prior to or outside of seeking elected office, shaped your views on housing and land use in Waltham?
Sean Diamond
I have been fortunate throughout my life to have never experienced homelessness or housing insecurity myself. However, having spent over a decade of my life as a renter, I understand the financial and psychological stresses that come along with annual rent increases and never feeling fully in control of the space where you live. I empathize with anyone dealing with those insecurities while also attempting to raise a family, struggling to earn a steady paycheck, or dealing with substance abuse issues (either personally or vicariously with a family member).
Introspectively, I’ve also noticed that in different parts of my life, the prospect of a small apartment in a dynamic neighborhood can be very appealing but under different circumstances individuals and families might prefer a quieter neighborhood with room to spread out. Fortunately, Waltham already has both of these options (and a spectrum of housing choices in between) for those that can afford it.
Beyond my direct experiences, I have listened to podcasts, read books, and watched documentaries about the real world challenges, attempted solutions, and unintended consequences that can occur when good intentions meet poor design (planning- or policy-wise) in the housing market.
In my opinion, the challenge before the city is to remain “Waltham” while also seeking to accommodate residents who truly cannot afford an ever-escalating increase in rents. We need to make some difficult choices around where to allow the free market in real estate to provide flexibility for property owners and where we need to de-couple housing from inflationary market forces to ensure the dignity of current and future residents. We also need to recognize that these market pressures (like traffic) won’t stop (or start) at the municipal boundaries of the city.
Introspectively, I’ve also noticed that in different parts of my life, the prospect of a small apartment in a dynamic neighborhood can be very appealing but under different circumstances individuals and families might prefer a quieter neighborhood with room to spread out. Fortunately, Waltham already has both of these options (and a spectrum of housing choices in between) for those that can afford it.
Beyond my direct experiences, I have listened to podcasts, read books, and watched documentaries about the real world challenges, attempted solutions, and unintended consequences that can occur when good intentions meet poor design (planning- or policy-wise) in the housing market.
In my opinion, the challenge before the city is to remain “Waltham” while also seeking to accommodate residents who truly cannot afford an ever-escalating increase in rents. We need to make some difficult choices around where to allow the free market in real estate to provide flexibility for property owners and where we need to de-couple housing from inflationary market forces to ensure the dignity of current and future residents. We also need to recognize that these market pressures (like traffic) won’t stop (or start) at the municipal boundaries of the city.
Heather may
Having grown up in a small town in Nebraska and spending most summers on my grandparents farm in Kansas my initial experiences with the idea of housing were very much that of rural America, single family homes - big yards - lots of space. In college lived in dorms, sorority houses, and multi unit apartments. In 1997 I moved to Cambridge Massachusetts. That was both a culture shock as well as a sticker shock moment in my life. I was suddenly paying the same amount, for a small bedroom in an apartment that I shared with two other people, that I had paid in Nebraska for a very large one bedroom apartment by myself. But I loved my Cambridge apartment so I was very sad when a few years after the repeal of rent control our landlord decided to increase our rent by almost 50% - which none of us could afford. This was the first time that I had ever experienced having to change residences purely for financial reasons.
Now 20 some years later, my husband, stepdaughter and son live here in Waltham. My husband and I purchased a less than 800 square-foot bungalow in the Lakeview area and leveraged his talents as an architect and builder to add a second floor so that we had enough bedrooms for the people in the house. But for five years, our kids had their own room and my husband and I slept on the pullout couch.
All of this background is to say that unlike many representatives - such as the incumbent- who have spent most of, if not their entire lives in the Boston area, I have experienced a variety of different living situations. I have experienced living in everything from trailers, to single families homes, multifamily houses, to large apartment complexes. I think what is important about my experiences and what really informs my ideas around housing in general is that everyone has a different idea and indeed a different dream, about what their home will look like. We need to build for a variety of lifestyles, income levels and cultural aspects that are unique to both individuals and the cities that they live in (proximity to fresh foods, public transit, jobs etc…) I feel that it’s important to look at housing both from this, “big picture”, perspective and also from more detailed perspective that must include everything from how we are using building codes to facilitate additional housing units - while at the same time making sure that they are sustainably built and not contributing to the climate crisis . And additionally looking at things like access to adequate outdoor spaces. We know through studies on the social determinants of health that having easy and adequate access to safe green space is a significant indicator of health for people of all backgrounds. Therefore we also need to integrate parks with trees AND grassy areas, and communal areas that provide for a variety of activities, into our housing planning. And finally something that my grandparents and parents , instilled in me when I was younger was that everyone should have a roof over their head. This value is and will always be my guiding principal in thinking about housing. Regardless of income, race, religion, education, gender identity, sexual orientation, or age everyone deserves a place to call home.
Now 20 some years later, my husband, stepdaughter and son live here in Waltham. My husband and I purchased a less than 800 square-foot bungalow in the Lakeview area and leveraged his talents as an architect and builder to add a second floor so that we had enough bedrooms for the people in the house. But for five years, our kids had their own room and my husband and I slept on the pullout couch.
All of this background is to say that unlike many representatives - such as the incumbent- who have spent most of, if not their entire lives in the Boston area, I have experienced a variety of different living situations. I have experienced living in everything from trailers, to single families homes, multifamily houses, to large apartment complexes. I think what is important about my experiences and what really informs my ideas around housing in general is that everyone has a different idea and indeed a different dream, about what their home will look like. We need to build for a variety of lifestyles, income levels and cultural aspects that are unique to both individuals and the cities that they live in (proximity to fresh foods, public transit, jobs etc…) I feel that it’s important to look at housing both from this, “big picture”, perspective and also from more detailed perspective that must include everything from how we are using building codes to facilitate additional housing units - while at the same time making sure that they are sustainably built and not contributing to the climate crisis . And additionally looking at things like access to adequate outdoor spaces. We know through studies on the social determinants of health that having easy and adequate access to safe green space is a significant indicator of health for people of all backgrounds. Therefore we also need to integrate parks with trees AND grassy areas, and communal areas that provide for a variety of activities, into our housing planning. And finally something that my grandparents and parents , instilled in me when I was younger was that everyone should have a roof over their head. This value is and will always be my guiding principal in thinking about housing. Regardless of income, race, religion, education, gender identity, sexual orientation, or age everyone deserves a place to call home.
2- Supporting the Unhoused Population
According to a report prepared by the City of Newton & West Metro HOME Consortium in Association with Barrett Planning Group LLC, Waltham has the highest number of unsheltered homeless among WestMetro communities. Furthermore, staff from the Community Day Center of Waltham report that more than 20% of the clients they house leave their new apartments because homelessness is easier when they lack an adequate support network. How will you use your position as a state representative to support unhoused residents, both to guarantee temporary shelter and as they transition to permanent housing?
According to a report prepared by the City of Newton & West Metro HOME Consortium in Association with Barrett Planning Group LLC, Waltham has the highest number of unsheltered homeless among WestMetro communities. Furthermore, staff from the Community Day Center of Waltham report that more than 20% of the clients they house leave their new apartments because homelessness is easier when they lack an adequate support network. How will you use your position as a state representative to support unhoused residents, both to guarantee temporary shelter and as they transition to permanent housing?
Sean diamond
Admittedly, as someone who is not a zoning or housing expert, I will be relying on reports — like the one you referenced — as well as the inputs of informed organizations such as the Waltham Inclusive Neighborhoods and the Community Day Center when it comes to finding solutions to that will truly make a difference in the lives of people who need temporary and transitional shelter.
As I was reviewing the informational links that you provided, I was struck by how much of an outlier Waltham is with regard to the number of homeless and housing insecure residents, which prompted me to wonder how many shelter beds are available in Waltham. I was surprised to learn how few shelter beds we have (less than 75 as best as I can determine online) compared to the number of residents that might need help on a cold winter night.
That said, I would hope to identify, develop, and propose policies that — to the extent possible — would divert people from needing temporary shelter in the first place.
As I was reviewing the informational links that you provided, I was struck by how much of an outlier Waltham is with regard to the number of homeless and housing insecure residents, which prompted me to wonder how many shelter beds are available in Waltham. I was surprised to learn how few shelter beds we have (less than 75 as best as I can determine online) compared to the number of residents that might need help on a cold winter night.
That said, I would hope to identify, develop, and propose policies that — to the extent possible — would divert people from needing temporary shelter in the first place.
heather may
Waltham has some great programs/organizations that work with the unhoused to provide temporary shelter and to help with resources for finding and transitioning into housing - In talking to and volunteering with many of these organizations however I've become very aware that they are under-resourced, under-staffed, and often face hurdles that are placed in their paths by the city itself. I would like to work with organizations, municipal leaders and state programs to ensure that we are funding and if needed expanding our shelter networks, and bringing in new sources for that funding through grants and state programs.
3- Funding Affordable Housing
Cities and towns often struggle to raise funding for local subsidized housing developments. For example, Waltham has $0 set aside for housing in its CPA account. What other tools, mechanisms, or policies do you support that would fund affordable housing development in Waltham?
Cities and towns often struggle to raise funding for local subsidized housing developments. For example, Waltham has $0 set aside for housing in its CPA account. What other tools, mechanisms, or policies do you support that would fund affordable housing development in Waltham?
Sean diamond
Aside from finding legislative opportunities to propose grant funding that Waltham could apply to, I don’t currently have any specific, new proposals for funding affordable housing development in Waltham. However, I would intend to work with city officials, local non-profits, and passionate residents to identify opportunities to address housing affordability.
heather may
I think at this point in time, it's worth taking a look at any funding mechanisms before us - but in particular, I fully support the Real Estate Transfer fee. This legislation is very popular across the state when explained correctly and I believe it is a fair mechanism by which a city like Waltham can support funding for affordable housing. With the influx of non-local developers coming in and in essence "Flipping" homes in our city, a fee such as this could be a significant source of funding for years to come for both building and maintaining affordable housing development.
4- State-owned Public Housing
Public housing in Massachusetts and across the country has been chronically underfunded for decades. The Affordable Homes Act authorizes record borrowing to support the capital needs of the state's supply of public housing. However, the annual operating budgets of local public housing authorities are still underfunded. How will you ensure that state-run public housing gets all of the resources it needs to support its residents and maintain operational stability?
Public housing in Massachusetts and across the country has been chronically underfunded for decades. The Affordable Homes Act authorizes record borrowing to support the capital needs of the state's supply of public housing. However, the annual operating budgets of local public housing authorities are still underfunded. How will you ensure that state-run public housing gets all of the resources it needs to support its residents and maintain operational stability?
Sean diamond
At this time, I cannot commit to specific changes to “state-run public housing” until I am clear about what the most effective solutions available for addressing the affordable housing needs of Waltham under the recently passed legislation. I understand that new legislation to support affordable housing was passed on the last day of the most recent legislative session, and we — residents and city staff — need to see how the “theory” in the new law is implemented in practice before attempting to make any major adjustments. That said, if there are major gaps in funding, I would work with the city staff to identify opportunities to ensure continuity (or improvement) in services.
heather may
We must ensure that increased revenues designated for affordable housing are directed to state-run housing as well. Budgets are moral documents - they tell us what we care about - to me there are very few things as important as sheltering people and therefore it should be a TOP priority in our state budget, not an after thought. Oversight and follow through should be built into this funding. Massachusetts has a long history of nepotism and corruption in public housing administration and as a state representative I would advocate for programs to ensure that we are taking care of our state-run housing buildings and the people and families who live in them.
5- Financial Barriers to Housing Creation
A major barrier to new housing development is accessing affordable financing. One of the primary challenges to increasing housing production is that financing options and resources to support new development are limited. Given high interest rates and increasing labor and material costs, how can the state better provide financial resources to support new housing development?
A major barrier to new housing development is accessing affordable financing. One of the primary challenges to increasing housing production is that financing options and resources to support new development are limited. Given high interest rates and increasing labor and material costs, how can the state better provide financial resources to support new housing development?
sean diamond
I do not have an immediate, short-term solution to the reality of high interest rates. Instead, I believe we need to recognize that interest rates and other market forces fluctuate. After the 2008 recession many housing developers (and financiers and legislators) became complacent about the fact that low interest rates would not last forever. Similarly, we should not assume that the current high interest rates will last forever either.
Instead, the state should look to setup financial mechanisms for the future, so that we are ready to take advantage of low interest rates when they occur and maximize the amount of quality housing that can be built or renovated at the least possible cost. In the meantime, we should seek to maximize the safe and dignified usage of existing housing stock — ensuring that where beds (or space) is available zoning restrictions and other regulations do not arbitrarily prevent its use.
Instead, the state should look to setup financial mechanisms for the future, so that we are ready to take advantage of low interest rates when they occur and maximize the amount of quality housing that can be built or renovated at the least possible cost. In the meantime, we should seek to maximize the safe and dignified usage of existing housing stock — ensuring that where beds (or space) is available zoning restrictions and other regulations do not arbitrarily prevent its use.
heather may
The challenges posed by affordable housing development are multi-faceted and it will take a multi-faceted approach to break through them. However, there are some things that we already know need to be done as they have been problematic for a while and are well documented. Something my husband and I have experienced first hand in Waltham is the long and arduous permitting processes - these increase costs to both builders and homeowners as they cause delays and slow construction. On average, it takes nearly 18 months to build an apartment building. Construction delays can happen for a myriad of reasons, weather, supply chain issues, etc... which we have little control over. However, many developers and builders in studies and surveys have revealed that the most common delays they experience are due to permitting issues. Waltham itself does not have online/digital permitting. Our process is slower than many cities and towns around us which makes building in Waltham more expensive for everyone. Streamlining permitting and making sure that it's not causing unnecessary delays is an easy was to keep costs down. Reducing or eliminating minimum parking requirements is another tool that can be used. Minimum parking regulations can not only lower the number of units that can be built but can also significantly increase the cost associated with constructing a multi-unit development. One article I read stated that underground, or structure based parking can cost $25,000 to $65,000 per space in many urban areas like Waltham. The state can work with municipalities to understand and overcome outdated ideas on parking, as well as providing much needed funds for updating permitting systems where needed.
6- Zoning Barriers to Housing Creation
Restrictive and exclusionary zoning is proven to constrain housing production, exacerbate racial segregation and inequality, and increase home prices for everyone. What policies or initiatives would you support at the state level that eliminate or reduce local zoning barriers to new housing?
Restrictive and exclusionary zoning is proven to constrain housing production, exacerbate racial segregation and inequality, and increase home prices for everyone. What policies or initiatives would you support at the state level that eliminate or reduce local zoning barriers to new housing?
sean diamond
Please review my proposals and commentary on my website: https://www.sean.diamonds/platform-details/affordable-housing. Please note that I will continue to add to this page as I encounter new ideas and concepts on the campaign trail (and after I am elected) that I believe will be effective in addressing the root causes of housing insecurity.
heatehr may
The number one thing the state can do to help minimize issues around zoning is to get out of the way and allow municipalities to more easily update and renovate their zoning regulations. Specifically zoning regulations that permit more density and housing types to increase the overall supply of housing for renters and homebuyers should be allowed to pass by a simple majority. We have good examples of other states who have started this work such as Washington which passed legislation that requires cities to increase "middle housing", and permit more density in areas zoned for residential properties. In Montana they passed a comprehensive land-use planning act that offers several housing initiatives municipalities are allowed to select from to increase housing supply and reduce housing costs. Examples include permitting more density and legalizing accessory dwelling units. We see some of these things beginning to take place via the housing bond bill but it doesn't go far enough when it comes to zoning. I would advocate for further progress in these areas.
7- Housing Stability
Waltham has the second highest number of eviction filings among Metrowest communities. What policies and programs do you support that increase and promote housing stability in Waltham and across the state?
Waltham has the second highest number of eviction filings among Metrowest communities. What policies and programs do you support that increase and promote housing stability in Waltham and across the state?
sean diamond
The legislation that was passed at the end of the most recent legislative session already includes a number of provisions that will promote housing stability and introduce protections for residents (such as sealing eviction records). However, I would look to introduce low cost “Security Deposit Insurance” as an opportunity to reduce the financial burden on all renters (and the administrative burden on landlords) and reduce the financial barriers to entry for those seeking to move into (or transfer between) apartments.
Please see additional details on my website: https://www.sean.diamonds/platform-details/affordable-housing, and I encourage anyone with additional proposal or recommendations to let me know using the contact page on my website: https://www.sean.diamonds/contact.
Please see additional details on my website: https://www.sean.diamonds/platform-details/affordable-housing, and I encourage anyone with additional proposal or recommendations to let me know using the contact page on my website: https://www.sean.diamonds/contact.
heather may
I think policy wise we must immediately look at eliminating or significantly reducing parking requirements to allow for more housing units and to encourage construction of multi-unit buildings on smaller lots. Again, we don't have to reinvent the wheel here - there are several states that have found innovative approaches and I'd love to see Massachusetts institute things like the state of Colorado which provides grant funds and other forms of financial assistance to municipalities to encourage innovative affordable housing strategies, including reduced parking requirements. Oregon goes so far as to prohibit municipalities from requiring that driveways, vehicle access, parking or minimum street frontage be included in development applications. For Waltham, we also need to work on a planning process that includes experts in housing to immediately help us put together a cohesive, workable, imaginative plan for our MBTA communities act compliance. As our state representative I would work collaboratively with the city to ensure that we have full access to all the resources that are being made available to municipalities and that we USE THEM. In California they have expanded the state’s low-income housing tax credit program to include eligibility for financing under a multifamily housing program, this offsets building costs and provides an incentive for developers to build multi-unit buildings that are affordable for low-income individuals and middle income individuals as well - I feel a program like this would work nicely with the MBTA communities act to increase our housing inventory quickly while keeping the costs of doing so down for developers.