Neighbors working together to preserve our neighborhoods and beyond.

MBTA Communities Act Steve Stearns MBTA Communities Act Steve Stearns

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.

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MBTA Communities Act Steve Stearns MBTA Communities Act Steve Stearns

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.

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MBTA Communities Act Steve Stearns MBTA Communities Act Steve Stearns

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.

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MBTA Communities Act Steve Stearns MBTA Communities Act Steve Stearns

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).

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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.

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MBTA Communities Act Steve Stearns MBTA Communities Act Steve Stearns

The Myth of Housing Supply and Demand: A Modern Trickle-Down Fallacy

In contemporary debates about affordable housing, a common argument suggests that increasing the overall supply of housing will naturally lead to more affordable homes for everyone. Proponents claim that by simply building more units, market forces will drive down prices, benefiting even those at the lower end of the income spectrum. This argument parallels the principles of trickle-down economics, which posits that benefits provided to the wealthy will eventually “trickle down” to the less fortunate, improving economic conditions for all. However, just as trickle-down economics has been widely criticized and debunked, the simplistic notion that increasing housing supply alone will solve affordability issues is fundamentally flawed.

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