No Empirical Evidence Of A Housing Crisis
The Massachusetts Executive Office of Housing and Livable Communities’ (EOHLC) “A Home For Everyone, A Comprehensive Housing Plan for Massachusetts 2025-2029” (their “plan”) does not contain direct citations to external, peer-reviewed studies or reports from independent sources outside of these partners. Instead, much of the data is based on EOHLC’s own analysis and projections, supplemented by input from stakeholders and advisory groups.
The organizations cited in their “plan”—the University of Massachusetts Donahue Institute (UMDI), the Metropolitan Area Planning Council (MAPC), and Dain Research. Here's an overview of each:
University of Massachusetts Donahue Institute (UMDI):
Nature and Funding: UMDI is a public service, research, and economic development arm of the University of Massachusetts. Established in 1971, it serves clients in the public, nonprofit, and private sectors. Its funding sources include federal grants, such as a $32.5 million award from the Office of Head Start, and state contracts.
Metropolitan Area Planning Council (MAPC):
Nature and Funding: MAPC is the regional planning agency serving the 101 cities and towns of Metropolitan Boston. Its mission is to promote smart growth and regional collaboration. MAPC receives funding from various sources, including federal grants, state programs, and municipal assessments. For instance, it has been awarded federal grants to support regional planning initiatives.
Dain Research:
Nature and Funding: Dain Research is a consulting firm specializing in housing policy and data analysis. It operates as a private entity and is not primarily funded by the state.
"The State of Zoning for Multi-Family Housing in Greater Boston" (2019): This comprehensive study examined zoning regulations, planning practices, and permitting processes across 100 cities and towns surrounding Boston. The research highlighted how local zoning laws influence housing availability and affordability, providing valuable insights for policymakers and advocates.
"Exclusionary by Design" (2023): This report delved into the history of exclusionary zoning practices over the past century in Greater Boston, illustrating how such practices have contributed to racial and economic segregation. The findings underscore the need for zoning reforms to promote inclusivity and equity in housing.
In summary, while UMDI and MAPC are public entities that receive state funding, they function as research and planning organizations rather than housing advocacy groups. Dain Research is a private consulting firm.
Housing Advisory Council
According to their “plan” the Housing Advisory Council members, along with thousands of residents and stakeholders who attended listening sessions, joined focus groups, or responded to surveys, helped shape the findings and conclusions of *A Home For Everyone, A Comprehensive Housing Plan for Massachusetts 2025-2029*. Yet, many seem unaware of the Housing Advisory Council, these listening sessions, focus groups, or the surveys themselves. Many are questioning the origin of the mandate for 222,000 new housing units across 177 communities and the relationship to the proximity of the MBTA and MBCR (commuter rail) systems.
| Name | Organization |
|---|---|
| Lieutenant Governor Kim Driscoll (Chair) | Healey-Driscoll Administration |
| Secretary Edward M. Augustus Jr. (Vice Chair) | Executive Office of Housing and Livable Communities (EOHLC) |
| Bran Shim | Executive Office of Administration and Finance |
| Chrystal Kornegay | MassHousing |
| Joseph Byrne | North Atlantic States Regional Council of Carpenters |
| Symone Crawford | Massachusetts Affordable Homeownership Alliance |
| Stephen Davis | The Davis Companies |
| Keith Fairey | Way Finders |
| Rachel Heller | Citizens’ Housing and Planning Association |
| Amy Schectman | 2Life Communities |
| Angie Liou | Asian Community Development Corporation |
| Moddie Turay | Massachusetts Housing Investment Corporation |
| Kenan Bigby | Trinity Financial |
| City Manager Eric Batista | City of Worcester |
| Mayor Jared Nicholson | City of Lynn |
| Adam Chapdelaine | Mass Municipal Association |
| Renee Spencer | Wellesley Housing Authority |
| Brad Gordon | UpSide413 |
| Colin Killick | Disability Policy Consortium |
| Nicole Obi | Black Economic Council of Massachusetts |
| Justin Davidson | Massachusetts Association of Realtors |
| John Yazwinski | Father Bill's & MainSpring |
Here’s a brief description of each organization representing the Housing Advisory Council:
1. MassHousing – A state agency that provides affordable housing financing and loan programs, specializing in homeownership and multifamily rental housing.
2. North Atlantic States Regional Council of Carpenters – Represents union carpenters, advocating for fair wages, workforce training, and quality construction, including in housing development.
3. Massachusetts Affordable Homeownership Alliance (MAHA) – Focuses on increasing affordable homeownership opportunities through education, advocacy, and mortgage programs.
4. The Davis Companies – A real estate investment, development, and management firm with expertise in housing and mixed-use developments.
5. Way Finders – A nonprofit specializing in affordable housing, rental assistance, and homebuyer education, primarily in Western Massachusetts.
6. Citizens’ Housing and Planning Association (CHAPA) – Advocates for housing policies, affordable development, and community planning across Massachusetts.
7. 2Life Communities – Develops and operates affordable senior housing communities with a focus on aging in place.
8. Asian Community Development Corporation (ACDC) – A nonprofit organization dedicated to creating and preserving affordable housing in Asian American communities, particularly in Greater Boston.
9. Massachusetts Housing Investment Corporation (MHIC) – Provides financing and investment solutions for affordable housing and community development projects.
10. Trinity Financial – A real estate development firm specializing in mixed-income and affordable housing projects.
11. City of Worcester – Engages in housing policies, zoning, and affordable housing initiatives as part of municipal planning.
12. City of Lynn – Manages local housing policies and initiatives, including affordable housing and community development programs.
13. Mass Municipal Association (MMA) – Represents cities and towns in Massachusetts, providing expertise on housing policies, zoning, and municipal development.
14. Wellesley Housing Authority – Manages public and affordable housing programs within Wellesley.
15. UpSide413 – Focuses on housing and economic development initiatives in Western Massachusetts.
16. Disability Policy Consortium (DPC) – Advocates for accessible and inclusive housing policies for individuals with disabilities.
17. Black Economic Council of Massachusetts (BECMA) – Promotes economic equity, including access to housing and real estate opportunities for Black communities.
18. Massachusetts Association of Realtors (MAR) – Represents real estate professionals and provides expertise on housing markets, homeownership trends, and policy advocacy.
19. Father Bill's & MainSpring – A nonprofit organization focused on preventing and ending homelessness through emergency shelter, housing assistance, and supportive services.
“Business as Usual” demographic trends indicate that Massachusetts may see no population growth from 2025 – 2035. Over that time, half a million Millennials and Gen Z residents will be forming households. Not as many homes will be freed up by Baby Boomer and Silent Generation households that are dissolving or moving away. Even with no population growth, Massachusetts needs 73,000 additional homes to accommodate that demographic demand.”
This statement presents a contradiction. If Massachusetts is projected to have no population growth from 2025–2035, it raises the question of why 73,000 additional homes would be needed. The argument hinges on demographic shifts—Millennials and Gen Z forming households while older generations are not vacating homes at expected rates. However, if the overall population remains the same, this suggests more of a redistribution of housing rather than a net need for new units. It does not justify the much larger mandate of 222,000 new housing units across 177 communities, not the 351 communities in Massachusetts. This discrepancy warrants further scrutiny. An explanation of why the housing crisis is concentrated in areas loosely connected to MBTA and MBCR services, while the rest of the state remains unaffected—an inconsistency that defies logic.
This chart, based on data from the University of Massachusetts Donahue Institute, illustrates births, deaths, international migration, and domestic out-migration. However, the data does not seem to support their housing need projections. Tap or click to download a .pdf version of this chart.
Metro-Boston v. The Suburbs
Housing needs in Greater Boston and Worcester County suburbs differ significantly due to population density, economic drivers, and local zoning policies. Here’s how they contrast:
1. Demand vs. Population Growth
Greater Boston: Faces higher population growth due to job concentration in tech, biotech, and finance. This drives demand for multi-family housing near transit.
Worcester County Suburbs: Growth is slower, and housing demand is driven by families seeking space, affordability, and quality of life rather than proximity to jobs.
2. Housing Stock & Type of Needed Development
Greater Boston: Needs multi-family, transit-oriented housing to accommodate a dense workforce. Many zoning laws have historically restricted this, creating shortages.
Worcester County Suburbs: Typically have single-family zoning and don’t need the same density. The priority is preserving community character while allowing reasonable, incremental growth through ADUs or townhome developments.
3. Affordability & Market Pressures
Greater Boston: High land costs and restrictive zoning drive up prices. Rent and home prices have skyrocketed, forcing middle-income residents out.
Worcester County Suburbs: More affordable, though prices have risen due to Boston’s housing spillover effect. The challenge here isn’t necessarily supply—it’s ensuring housing remains accessible to middle-class families.
4. Transportation & Infrastructure
Greater Boston: Needs housing near public transit (MBTA, commuter rail, buses) to reduce congestion and increase accessibility.
Worcester County Suburbs: More car-dependent, meaning new housing must consider road capacity, parking, and infrastructure strain.
5. Zoning & Local Control
Greater Boston: Zoning laws historically limited multi-family housing, creating supply shortages. Recent reforms (MBTA Communities Act) aim to fix this.
Worcester County Suburbs: More resistant to high-density mandates, preferring controlled growth that aligns with existing infrastructure and community character.
A one-size-fits-all housing policy doesn’t work. Boston needs high-density, transit-oriented housing (or so they think, but many disagree), while suburbs require thoughtful expansion that balances affordability with suburban character.
Several communities in the Worcester area and throughout the Commonwealth have expressed resistance to the MBTA Communities Act, which mandates zoning for multifamily housing near transit areas. Resident groups in these towns have voiced concerns about potential impacts on local character, infrastructure, and governance.
Holden: Legal Challenges and Community Pushback
Holden, adjacent to Worcester, has publicly stated its intention not to comply with the MBTA Communities Act. The town faced a lawsuit from the Central Massachusetts Housing Alliance (CMHA) over non-compliance, but the case was dismissed in December 2023 due to lack of specific harm. Residents have voiced concerns about the Act's potential impact on local governance, expressing that it infringes on their ability to manage zoning and planning decisions independently.
Millbury: Town Meeting Rejection
In November 2024, Millbury voters at a Town Meeting rejected proposed zoning changes required by the MBTA Communities Act. This decision positioned Millbury as the second town bordering Worcester to resist the law aimed at encouraging multifamily housing near transit areas.
Southborough: Narrow Approval Amidst Debate
Southborough, which has a stop on the Framingham/Worcester commuter rail line, narrowly approved its multifamily zoning plan. This decision came after significant community deliberation, reflecting a divide among residents regarding the law's implications. Some residents expressed concerns about the impact on the town's character and infrastructure, while others supported the plan to address housing shortages.
Worcester: Commitment Amidst Statewide Debate
Worcester has committed to complying with the MBTA Communities Act. The city's Housing Authority has affirmed this stance, with CEO Alex Corrales stating, "I know the city of Worcester complies with the Act." This commitment comes despite statewide debates and legal challenges concerning the Act's mandates.
These examples illustrate the varied responses of Worcester area communities to the MBTA Communities Act, highlighting concerns about local control, infrastructure capacity, and community character.
The assumptions made by EOHLC that the needs and concerns of Greater Boston are the same as those of the 177 communities in the MBTA Communities Act overlooks the fact that a one-size-fits-all approach does not work in the suburbs. This flawed premise leads to misguided assumptions and findings that cannot be trusted when creating affordable housing. Such policies risk benefiting displaced Greater Boston residents, who were forced to relocate due to failed economic policies in the Metro-Boston area, rather than addressing the needs of existing suburban residents.
Existing Development
Let’s explore some community development heat maps, which paint an interesting picture—highlighting that not every community is the same and that a one-size-fits-all approach is not practical.
Winthrop borders Boston and is highly densified with development and only has one road in and out of the town.
Millbury is a small town with dense development in its core. In contrast, West Millbury, located west of Route 146, has minimal access to town water and sewer services.
Sutton, which Millbury was once a part of, has limited infrastructure. Its very limited sewer system is connected to Millbury’s, and most of the town requires a minimum lot size of two acres to accommodate private wells and septic systems.
Shrewsbury is highly developed, resembling Framingham in its urban character, giving it more of a small city feel despite being a town.
Worcester, Massachusetts, the state's second-largest city, is already highly dense and continues to grow even more. Neither Worcester nor Boston serve as growth models that surrounding towns aspire to follow.
Each of these heat maps was created using data from individual communities, visually representing the density of development within each area.
Action Required
The MBTA Communities Act should be rejected and halted. A complete reset is needed, with a new, comprehensive plan developed to effectively address housing affordability. Opponents of the MBTA Communities Act should be included as key stakeholders in a new strategic group tasked with creating a roadmap and plan to address housing affordability moving forward individualized plans for each community and their unique constraints.
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!
The same applies to every community. Check with your community’s website and with local officials to stay informed about key dates and actively engage, as the MBTA Communities Act affects us all.