Neighbors working together to preserve our neighborhoods and beyond.

MBTA Communities Act Steve Stearns MBTA Communities Act Steve Stearns

The Real Impact Of The MBTA Communities Act Revealed

On November 9, 2024, Millbury residents overwhelmingly rejected the MBTA Communities Act zoning amendments, preserving local control over downtown development. The Act’s burdensome compliance requirements would have imposed state oversight while exacerbating local resource challenges, including limited water, wastewater capacity, and an outdated power grid. By opposing the Act, Millbury reaffirmed its commitment to thoughtful, sustainable growth and community-driven solutions that balance housing needs with local priorities.

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MBTA Communities Act Steve Stearns MBTA Communities Act Steve Stearns

Millbury Rejects MBTA Zoning Amendments, Sends Clear Message

At Millbury's special town meeting, the majority of registered voters rejected the zoning amendments required by the MBTA Communities Act, effectively placing the town in non-compliance with the Commonwealth of Massachusetts as of January 1, 2025. With the threat of legal action looming, the Massachusetts Attorney General may need to seek a compromise with municipalities or reconsider the law. Millbury's proposed zoning overlay district, which allows defeated proposals to be reintroduced every 60 days, was seen as a strategy to push through unpopular decisions—a tactic that has sparked backlash in other towns.

The overwhelming vote against the zoning amendments sends a clear message that Millbury residents prefer smart, sustainable growth, not large-scale apartment developments. It’s time for the town to halt questionable waivers and variances and ensure that the Planning and Development Department, the Planning Board, and elected officials respect the will of the people. Civic engagement is critical for ensuring that Millbury remains a small town focused on its residents’ needs, not developer interests. Millbury’s residents must remain active in town meetings and hold officials accountable to secure meaningful, long-term change.

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MBTA Communities Act Steve Stearns MBTA Communities Act Steve Stearns

MBTA Communities Act Defeated By Millbury

Steve Stearns, a vocal opponent of the MBTA Communities Act, provided the most detailed remarks on the implications of the zoning amendments. He highlighted concerns over the town planner's alleged "bait-and-switch" tactics on the warrant article, raised issues about Home Rule, discussed ongoing lawsuits against the MBTA Communities Act, and addressed misinformation regarding grants. Steve Stearns urged registered voters to reject the warrant article, receiving a round of applause for his statements.

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Article 8 - A Threat To Millbury’s Future

Voters must reject Article 8 at Millbury’s special town meeting on Saturday, November 9, 2024. This is not merely a zoning issue—it’s about protecting our town’s identity and integrity. Far from creating housing stock, the MBTA Communities Act may drive up rents, displace vulnerable residents, increase taxes, and strain schools, emergency services, and infrastructure. If fully implemented, Millbury as we know it may cease to exist, transforming into a high-density zone catering more to developers’ profits than residents’ needs. Milton and Wenham studies indicate that each unit could bring in up to 0.8 children for market-rate units and 1.4 children for affordable units, potentially adding 645 new students to Millbury’s schools—an annual cost of over $10 million.

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State Should Follow Its Own Law Before Enforcing Compliance By Others

The New England Legal Foundation (NELF) has filed an amicus brief in the Massachusetts Supreme Judicial Court, supporting the Town of Milton in the case Attorney General v. Town of Milton, SJC-13580. This case addresses the enforceability of zoning “guidelines” issued by the Executive Office of Housing and Livable Communities (EOHLC) under the Massachusetts Bay Transportation Authority (MBTA) Communities Act. NELF argues that these guidelines are not legally binding because they were not promulgated through the proper regulatory process required by the state’s Administrative Procedures Act (APA).

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Rice Pond Village Project Appeal Filed

An appeal challenging the Millbury Board of Appeals' decision to grant a Comprehensive Permit for the proposed Chapter 40B Rice Pond Village project at 17 Rice Road in Millbury, Massachusetts, was filed in Worcester Superior Court this afternoon, Friday, August 30, 2024. The appeal will be served to all members of the Millbury Board of Appeals on Tuesday, September 3, 2024.

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