In June 2004, Massachusetts enacted the Smart Growth Zoning and Housing Production Act (“Chapter 40R”). Chapter 40R encourages cities and towns to zone for compact residential and mixed-use development in “smart growth” locations by offering financial incentives and control over design. Proponents see it as a way to increase housing production and ultimately bring down housing costs in Massachusetts by creating zones pre-approved for higher density development that will attract developers. It is designed to address municipal fiscal and design concerns, as well as developer concerns. This report examines how communities have used Chapter 40R in the four-plus years since program regulations were issued in March 2005.