Protect Millbury’s Future
Vote NO on Articles 28 & 29: Protect Millbury’s Future
On May 6, 2025, Millbury residents face a critical decision at the Annual Town Meeting: whether to approve Articles 28 and 29, which propose zoning amendments under the MBTA Communities Act. These articles threaten to impose high-density, predominantly market-rate housing developments without adequate consideration for our town's infrastructure, resources, and character. We must stand together to preserve our community by voting NO on both articles. The decision before us is not an either or decision, we have the right to vote NO on both articles, thus maintaining local control of the development of our town to meet our actual needs.
Unfunded Mandates Strain Local Resources
The MBTA Communities Act requires towns like Millbury to zone for multi-family housing, yet it offers no financial support for the necessary expansion of infrastructure, schools, or public services. Communities such as Hanson have already rejected similar proposals, citing concerns over the financial burdens these mandates impose without corresponding state funding.
Loss of Local Control and Autonomy
Voting in favor of these zoning amendments means voluntarily surrendering Millbury’s local control to state authorities. If adopted, the Executive Office of Housing and Livable Communities (EOHLC) gains the power to enforce compliance and mandate future changes—stripping our town of the right to shape development based on the needs and values of our own residents. This is a direct threat to our Home Rule rights.
A close reading of Articles 28 and 29 reveals that they hand significant control to the state. The language clearly states: “The purpose of the Multi-family Housing Overlay District (MHOD) is to provide for multi-family housing development in accordance with G.L. c. 40A, § 3A and 760 CMR 72.00 promulgated by the Executive Office of Housing and Livable Communities (EOHLC), as may be amended from time to time.” This means future changes by the state could override local input.
Many towns that adopted MBTA Communities Act zoning amendments have received follow-up review letters from the Executive Office of Housing and Livable Communities (EOHLC) requiring further changes. Millbury is no exception—EOHLC has already issued a pre-approval review letter highlighting "defects" it wants addressed, underscoring that compliance is an ongoing, state-driven process where local communities are expected to conform.
Infrastructure and Environmental Concerns
Millbury's current infrastructure is ill-equipped to handle the rapid growth these zoning changes would encourage. Our water supply, wastewater treatment, and power grid are already under stress. Introducing high-density housing without addressing these critical issues could lead to environmental degradation and reduced quality of life for current residents.
Millbury currently lacks the water capacity to support the proposed—but still unbuilt—192-unit Chapter 40B Rice Pond Village project until at least 2026. Yet, if adopted, the MBTA Communities Act would allow up to 750 multifamily units to be built by-right, despite these existing infrastructure limitations.
More Chapter 40B Projects
A YES vote on Articles 28 or 29 all but guarantees more Chapter 40B developments in Millbury. Here's why: under current state rules, every new housing unit built—regardless of whether it’s affordable or market-rate—lowers the percentage of affordable housing in our Subsidized Housing Inventory (SHI) unless it's specifically designated as affordable. This means that even if a few affordable units are added, the overall SHI percentage can drop as more market-rate units are built. Once a town falls below the required 10% SHI threshold, it loses the ability to deny or modify Chapter 40B projects, giving developers far more leverage and bypassing local zoning protections. A YES vote opens the door for this imbalance and puts our zoning control even further at risk. Millbury’s current SHI is less than 4%.
We all witnessed how the Millbury Board of Appeals quickly yielded to the developer of the Chapter 40B Rice Pond Village project, disregarding the legitimate public safety concerns raised by residents of the affected neighborhood. That decision is now under appeal by concerned nearby residents who are actively raising funds to continue their legal challenge—with a critical fundraising deadline of May 8, 2025.
A Call to Action
Millbury voters have previously rejected similar zoning amendments, recognizing the risks they pose to our community. It's imperative that we reaffirm our commitment to thoughtful, locally-driven development.
Here's how you can make a difference:
Attend the Annual Town Meeting on May 6, 2025, and vote NO on Articles 28 and 29, beginning at 7:00 PM at the Millbury Memorial Junior/Senior High School located at 12 Martin Street in Millbury, Massachusetts.
Contact the Board of Selectmen to express your concerns and advocate for local control over zoning decisions.
Engage with your neighbors to raise awareness about the implications of these articles.
By taking these steps, we can ensure that Millbury's development reflects the values and needs of its residents, not external one-size-fits-all mandates.