Millbury Board Of Selectmen Put Forth A Second MBTA Communities Act Zoning Amendment
The fate of Millbury’s MBTA Communities Act zoning amendments now rests in the hands of its residents. On March 11, 2025, the Millbury Board of Selectmen approved a zoning amendment covering Route 146 southbound, along with two additional areas on Grafton Road (Route 122) and Westborough Road, placing it on the warrant for the May 6, 2025, town meeting. Ultimately, it will be the registered voters in attendance who decide its outcome. While the board’s process allowed for resident engagement and input, the final decision now shifts to the community—making public participation more crucial than ever.
Previously, on February 24, 2025, the Millbury Planning Board voted 3-2 to submit a town warrant article for the same Route 146 southbound area, along with 50 Howe Avenue (a single parcel).
Neither of these warrant articles signifies an endorsement of the MBTA Communities Act. In fact, several members of both boards have indicated they intend to vote against them. The final outcome will be decided on the town meeting floor.
Public hearings on both town warrant articles will be held in April before the Millbury Planning Board, and residents are encouraged to attend and share their concerns and feedback. While the Planning Board will issue a recommendation—either in support or opposition—this will not affect whether the articles appear on the town warrant, as they will be included regardless.
Planning Board Town Warrant Article
Route 146 southbound (left) and 50 Howe Ave (right) are the areas included in the Millbury Planning Board’s submitted town warrant article. Tap or click the map to view a larger version with zoning amendment details.
| Property Address | Map Parcel ID | Acres | Sq Ft |
|---|---|---|---|
| Worcester Providence Tkpe | 71_18 | 12.1159 | 527,769.72 |
| 124 Worcester Providence Tkpe | 71_19 | 2.2642 | 98,628.36 |
| 134 Worcester Providence Tkpe | 71_20 | 1.1411 | 49,708.43 |
| 138 Worcester Providence Tkpe | 71_21 | 1.7721 | 77,192.91 |
| 140 Worcester Providence Tkpe | 71_21_A | 1.9211 | 83,684.54 |
| 128 Worcester Providence Tkpe | 71_57 | 22.3078 | 971,725.73 |
| 122 Worcester Providence Tkpe | 71_60 | 1.9701 | 85,817.15 |
| 120 Worcester Providence Tkpe | 71_68 | 1.3021 | 56,719.92 |
| 142 Worcester Providence Tkpe | 80_24 | 1.8060 | 78,667.57 |
| 50 Howe Ave | 45_194 | 19.2637 | 839,125.10 |
Source: MassGIS for areas and map parcel and property addresses from the Town of Millbury assessors data (FY24).
50 Howe Avenue is part of Millbury’s Environmental Justice Population (the area highlighted in yellow), home to some of our most vulnerable residents—those with incomes below 65% of the Area Median Income. An increase in rents could place these community members at serious risk of financial hardship, displacement, or even homelessness. As a town that values its residents, we must consider how these changes impact the people who call Millbury home and work together to ensure stability and security for all. 50 Howe Avenue is currently an industrial warehouse, meaning no residents currently live in the building. It is unknown if any of those who resident in the Environmental Justice Population are employed at this property.
Board of Selectmen Town Warrant Article
Route 146 southbound (left) and Grafton Road (Route 122) and Westborough Road (right) are the areas encompassed in the submitted Millbury Board of Selectmen town warrant article. Tap or click the map to view a larger version with zoning amendment details.
| Property Address | Map Parcel ID | Acres | Sq Ft |
|---|---|---|---|
| Worcester Providence Tkpe | 71_18 | 12.1159 | 527,769.72 |
| 124 Worcester Providence Tkpe | 71_19 | 2.2642 | 98,628.36 |
| 134 Worcester Providence Tkpe | 71_20 | 1.1411 | 49,708.43 |
| 138 Worcester Providence Tkpe | 71_21 | 1.7721 | 77,192.91 |
| 140 Worcester Providence Tkpe | 71_21_A | 1.9211 | 83,684.54 |
| 128 Worcester Providence Tkpe | 71_57 | 22.3078 | 971,725.73 |
| 122 Worcester Providence Tkpe | 71_60 | 1.9701 | 85,817.15 |
| 120 Worcester Providence Tkpe | 71_68 | 1.3021 | 56,719.92 |
| 142 Worcester Providence Tkpe | 80_24 | 1.8060 | 78,667.57 |
| Creeper Hill Rd | 3_1 | 2.9592 | 128,904.40 |
| 130 Westborough St | 3_2 | 7.1423 | 311,120.04 |
| Westborough St | 3_4 | 1.9639 | 85,545.99 |
| 1535 Grafton Rd | 7_15 | 6.6867 | 291,272.27 |
| 1529 Grafton Rd | 7_16 | 0.2334 | 10,165.75 |
| 1537 Grafton Rd | 7_17 | 5.6824 | 247,524.06 |
Source: MassGIS for areas and map parcel and property addresses from the Town of Millbury assessors data (FY24).
Many believe that registered voters at the town meeting will once again reject the MBTA Communities Act, as they did on November 9, 2024, citing numerous valid reasons. It is crucial for residents to attend the public hearings and, most importantly, the town meeting to ensure their voices are heard, as this decision could have a lasting impact on our town and future tax burdens.
Legal challenges related to the Act are still making their way through the courts, with more likely to come. The outcomes of these cases, along with the vote on May 6, 2025, could have significant but currently uncertain effects. While some may speculate on potential outcomes, the reality is that no one knows for sure, and such speculation should be taken with caution.
You may hear that this is just a zoning amendment and that nothing will be built. While it’s true that this is a zoning change, don’t be misled—acquisition and construction will likely follow soon after. In communities that have already approved similar amendments, development projects are already being proposed and moving forward. Also, take a look at the bond bill in the Affordable Homes Act—despite its name, the housing it funds is not truly affordable for local residents.
Change in our town is driven by those who actively participate in board and committee meetings and vote at town meetings. Your voice and involvement truly make a difference—be a part of shaping Millbury’s future!
While many residents recognize the need for affordable housing, the Housing Production Plan and Master Plan envision a different path for Millbury than the MBTA Communities Act. The majority of residents prefer moderately sized single-family homes on smaller lots rather than large apartment complexes like Cobblestone Village Apartments, 19 Canal Street Apartments, Spark Millbury (Cordis Mills), and the approved, but not constructed Singletary Arms and Rice Pond Village (under appeal).
Make Your Voice Heard!
Millbury officials need to respect the will of the people, and it's time to take action.
Attend and Speak up at the public hearing when scheduled.
Vote for change in the April town elections.
Reject these zoning amendments at the annual town meeting on Tuesday, May 6, 2025.
Accountability matters—stand up for Millbury!