Four states will soon let voters decide on ballot measures targeting affordable housing strategies. These measures, present in California, Hawaii, Massachusetts, and Rhode Island, mark the largest number of housing-related measures in a single election year in over 20 years, according to Ballotpedia. The initiatives involve approving substantial bonds for housing development, modifying zoning regulations, expediting environmental assessments, and funding essential infrastructure for new projects.
“Voters are being asked to choose among very different theories of how you make housing more affordable,” said Caroline Welles, executive director of The First Ask. Each approach uniquely impacts different demographics and timelines. A Massachusetts proposal would permit single-family homes on lots of 5,000 square feet minimum, significantly reducing the current local zoning requirements. Jesse Kanson-Benanav of Abundant Housing Massachusetts noted the current large lot sizes impede the construction of single-family homes.
Opponents, like the Massachusetts Municipal Association, argue land use should remain a local decision, warning that infrastructure may not support increased development. Tufts University analysis suggests the measure could yield 750 new homes annually, though its overall impact on production would be modest.
Environmental reviews
California’s Proposition 45 aims to streamline permitting for housing and other projects, potentially reducing housing costs by $75,000 per unit. The measure would accelerate environmental reviews and modify agency processes under California’s Environmental Quality Act. Robert Rivinius of the Family Business Association of California describes CEQA as a barrier to necessary housing in the state.
Environmental and housing advocates express concerns that a 2025 state law already aims to expedite urban project construction by exempting them from CEQA. Democrat Sen. Catherine Blakespear emphasizes the importance of CEQA exemptions for infill housing to prevent incentivizing sprawl development.
Bond issues
Rhode Island voters will decide on a measure authorizing $120 million in bonds for affordable housing, with a portion for homeownership and public housing. Previous bonds have faced criticism for high costs and limited housing impact. Jeffrey S. Hamill of the Rhode Island Public Expenditure Council suggests pairing further borrowing with cost controls and streamlined funding.
California’s other ballot issues
California’s Proposition 1 proposes issuing $11.25 billion in bonds for housing, targeting 40,000 rental units. Repayment costs could reach $600 million annually over 25 years. Critics question the efficacy of borrowing without addressing high construction costs. Proposition 37 would allow up to $25 billion in bonds for down payment assistance, aiding homebuyers while ensuring bond repayment through generated mortgages.
Hawaii constitutional amendment
Voters in Hawaii will decide on a constitutional amendment permitting counties to use special bonds for infrastructure funding, repaid through growth in property tax revenue. This could facilitate housing development along the Honolulu rail project. The Tax Foundation of Hawaiʻi argues such bonds are already legal, while the attorney general insists an amendment is necessary.
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