There’s a lot going on this season, including the state-mandated consideration in November of a zoning change to encourage added housing in Manchester, what’s going on this year with the Wobblin’ Goblin, chipping in $250K in CPC funds for Greenbelt’s expansion of open space, and a public event to celebrate our own Ron Mastrogiacomo later this month.
First Up: Mandated Public Hearing on MBTA Zoning Proposal
As one drives around Cape Ann, it’s clear the vote on whether to adopt new zoning to accommodate “MBTA Zoning,” the state’s by-right multifamily requirement, is finally here. There are yard signs, websites, and forums, all designed to sway Town Meeting voters one way or another. Manchester’s Special Town Meeting is Nov. 18.
The MBTA Zoning Task Force, formed last year, has worked with a zoning consultant to finalize three proposed MBTA Overlay Districts that include a 20% affordable housing component. The plan has been approved by the state with minor stipulations. The requirement is an effort by the state to force a liberalization of zoning to expand housing stocks, especially smaller dwellings that are more affordable and better suited for people who don’t need or want single family homes (read: those downsizing, or those just starting out).
Lurking behind this vote are the consequences of non-compliance. Towns that vote down the zoning will be ineligible for lucrative town grants. Also, the state’s Attorney General’s office will sue non-compliant towns, as is the case with the town of Milton, which is currently in court defending against AG litigation.
Those supporting passage at November’s STM have nearly grown hoarse after 18 months of outreach, hearings, and public education. They say the MBTA zoning doesn’t require multifamily housing be built, just that it be allowed as a right. They say Manchester already has many examples of developments that already comply with the mandate (of 15 units/acre). They say Manchester’s proposed MBTA zoning was specifically designed by the task force to make development very, very hard. They say it’s the only way to combat the “NIMBYism” behind specialized local bylaws and excessive regulations that intimidate and stop new construction.
Those fighting MBTA Zoning say it’s a massive overreach of state power that violates elements of municipal “home rule” designed to ensure a town’s independence. They say increased density, if it happens, will threaten the town’s “character” and “charm,” both of which, unfortunately, fall into the “I’ll know it when I see it” category. They also say it will stretch town resources (water, schools, public safety, traffic infrastructure). And they say that a change in zoning that allows new density—especially in a town like Manchester where 30% of its total land is under conservation protection—will spike the values of property even further, ironically exacerbating affordability.
Between now and Nov. 18, the Planning Board will hold a state-mandated public hearing on the MBTA Zoning, and the first is scheduled for 7 p.m., Monday, Oct. 28.
