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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.
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.
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).
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.
Millbury Board Of Appeals Approved Chapter 40B Rice Pond Village Project
On Wednesday, August 14, 2024, the Millbury Board of Appeals approved the proposed Chapter 40B Rice Pond Village project, largely granting developers Steven Venincasa and James Venincasa their project as submitted with some conditions. The Millbury Board of Appeals largely dismissed the neighborhood's legitimate public safety concerns, suggesting that residents could appeal in superior court.
MBTA Communities Act Is Not Just Zoning
Anyone who thinks the MBTA Communities Act is merely about zoning without resulting in the demolition and construction of much denser housing is mistaken. If developers spot profit potential, they will move in and build. In fact, one developer is already targeting property owners in Millbury, seeking to buy properties with the aim of maximizing profits through increased density and monopolizing the town's rental market with market-rate units. This poses a serious concern for those living in the Business 1 Zoning District, the Environmental Justice Population zone, and those with incomes at 65 percent or less of the statewide median household income. Many Millbury residents find the current rents neither reasonable nor affordable.