Millbury Planning Board Decision On MBTA Communities Act Town Warrant Article
After much indecision and without a clear strategy, the Millbury Planning Board, under pressure from the Millbury Board of Selectmen, narrowly voted 3 to 2 to propose another town warrant article for the MBTA Communities Act at the annual town meeting. This decision disregards the overwhelming majority of registered voters who participated at the special town meeting on November 9, 2024, decisively rejected the MBTA Communities Act zoning amendments. Despite this clear message from residents, the Board of Selectmen chose to discount the vote, driven by fear of repercussions from the Commonwealth of Massachusetts. It was clear that most Millbury Planning Board members were not in favor of reintroducing the MBTA Communities Act zoning amendments and do not support the Act itself, as they acknowledged the strong opposition from residents. However, despite this, they moved forward, bringing the matter back before registered voters.
It will be interesting to see whether the Millbury Board of Selectmen take any action at their meeting on Tuesday, February 25, 2025, beyond simply deciding whether to approve the Planning Board’s town warrant article for inclusion on the town warrant.
Planning Board members Paul Piktelis, Bruce DeVault, and Tony Ngo voted in favor of the town warrant article, while Richard Gosselin and Francis DeSimone opposed it.
MBTA Communities Act Area 1 — Route 146 southbound near the Sutton town line.
MBTA Communities Act Area 2 — 50 Howe Avenue containing a gross acreage of 19.2637 acres.
The town warrant proposed by the Millbury Planning Board exceeds the actual requirements of the MBTA Communities Act. While the Act mandates a minimum of 50 acres, the warrant article designates approximately 65.9 gross acres, with an estimated 58.6± net developable acres according to the state-funded consultant.
| Route 146 | Howe Ave | Total | |
|---|---|---|---|
| Gross Acres | 46.6 | 19.3 | 65.9 |
| Net Acres | 39.3± | 19.3± | 58.6± |
| Modeled Unit Capacity | 701 | TBD | TBD |
| Density (Units/Acre) | 17.9 | TBD | TBD |
This is the result of failing to put in the necessary effort—demonstrating a lack of diligence, planning, and commitment to achieving a better outcome. The responsibility for this falls squarely on the town planner and others involved. Based on his statements in meetings, it appears he essentially delegated the entire MBTA Communities Act process to the state-funded consultant, rather than taking an active role in shaping a plan that best serves the community. His inability to discuss the details of the proposals clearly reveals this to many.
The following properties are included in the town warrant article and, if approved at the annual town meeting, would fall under the MBTA Communities Act zoning overlay district upon development or redevelopment. Alternatively, developers could choose to build according to the existing Business 1 zoning bylaw. The choice would be the developers or property owners.
| Map Parcel ID | Street Address | Lot Size (Acres) |
|---|---|---|
| 80_24 | 142 Worc-Prov Tpke | 1.3500 |
| 71_21_A | 140 Worc-Prov Tpke | 1.9274 |
| 71_21 | 138 Worc-Prov Tpke | 1.7300 |
| 71_20 | 134 Worc-Prov Tpke | 1.1000 |
| 71_57 | 128 Worc-Prov Tpke | 24.0000 |
| 71_19 | 124 Worc-Prov Tpke | 1.3000 |
| 71_60 | 122 Worc-Prov Tpke | 1.9774 |
| 71_68 | 120 Worc-Prov Tpke | 1.2700 |
| 71_18 | Worc-Prov Tpke | 13.4074 |
| 45_194 | 50 Howe Ave | 18.1024 |
| 54_136 | 55 Canal St | 19.2430 |
Make Your Voice Heard!
Millbury officials have ignored the will of the people, and it's time to take action.
Attend the Millbury Board of Selectmen meeting on Tuesday, February 25, 2025, at 6:00 PM at Town Hall (127 Elm Street) or via Zoom (Meeting ID: 863 3656 8264).
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!