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The Motivations Of Massachusetts Housing Policies
Gordon Gekko’s infamous declaration, “Greed, for lack of a better word, is good,” epitomizes the mindset that has seeped into housing policy, where profit takes precedence over people. This ideology, embraced by profit-driven developers and supported by policymakers who prioritize economic metrics over human needs, has transformed a housing crisis into a lucrative opportunity for exploitation. Instead of creating genuine solutions that ensure safe, affordable homes for working families, these policies encourage the construction of market-rate units masked as “affordable,” catering to investors rather than communities. The result is a system that exacerbates inequality and displacement, perpetuating the illusion of progress while leaving the most vulnerable further behind.
The Massachusetts Housing Market: Not A Shortage But An Affordability Crisis
The narrative surrounding the Massachusetts housing market has often been dominated by the notion of a housing shortage. However, a closer examination reveals a more nuanced reality: the issue is not so much about the number of available units, but rather, the affordability and accessibility of these homes, and implementing the MBTA Communities Act will likely exacerbate the housing affordability crisis.
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state oversight while exacerbating local resource challenges, including limited water, wastewater capacity, and an outdated power grid.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.
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.
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.