Manchester does not need more market rate housing such as Elm Street. Those pushing Manchester’s proposed MBTA Zoning say it includes affordable housing for 20% of units, but just look at the MBTA Task Force’s plan. Small lots were chosen to discourage large development by using modeling software from the state.
The model Manchester pursued is based on a 6,000-s.f. lot (a single family can be razed or converted to a three family.) The problem is, under this scenario, no affordable units are required. This type of development will in fact put us further behind on the SHI. Another fact: different housing does not mean affordable housing.
The original law is three paragraphs. Our elected officials voted on three paragraphs. They did not vote on the guidelines. Everyone should understand how our elected officials stand on the guidelines and hold them accountable to their position. Additionally, the guidelines did not follow the proper statutory notice and hearing requirements.
This was a point that the Massachusetts State Judicial Court (SJC) made during oral arguments in its lawsuit against the Town of Milton after Milton voted to opt out of participating in the MBTA Zoning requirement.
Why would we not wait and hear the decision before voting at Town Meeting? Once we accept the forced zoning, we will not be able to reverse it. Once zoning changes are made at the town level, they need to be approved by the State. Assuming that we get that far and vote on a reversal; the State would never approve the reversal. The district is now under state control and any change must be approved by the ELHOC and the Attorney General, the same woman who is suing Milton. Remember we are being asked to vote, if we vote yes, we are doing so at our own risk, and accept what is written now and what could be written in the future. Because of the lack of clarity and detail in the original law, there have already been several changes to the guidelines. I want to know the decision of the SJC before I vote on constantly changing guidelines that is ultimately Manchester zoning
One hundred seventy-seven communities should not be required to build housing for all. The communities on the MBTA are already some of the densest in the country. Why not share the burden with the entire State? We also need to acknowledge that no family can live in Manchester without multiple automobiles. Each Manchester residence averages two cars. Automobiles are not going away. The MBTA is a red herring for economic development.
Many of us moved from denser areas. If I wanted to live in a denser area I would have stayed there. Two questions that continually arose for me as a previous member of the Planning Board for nine years. One, what is the capacity of Manchester? And, two, what types and what percentages of housing types make a healthy community? How many single-family homes, townhouses, condos, or apartments? Manchester already has a significant percentage of rentals. Nothing in this law promotes homeownership. It is about creating apartments and income streams for developers.
Perhaps instead of urbanizing communities, the State should address short term rentals, which have repeatedly been cited to adding fuel to the “housing crisis.” A brief review of available units on Cape Ann will indicate that there are units available today. The Halyard at Gloucester Crossing has 12 units available as I write this. Therefore, in my opinion Cape Ann does not have a housing crisis. If you increase density to reduce cost, you are also reducing the value of my home. I cannot support this and is another reason I will be voting NO.
I moved to Manchester after falling in love with the small town after visiting many 4th of July parades. Children riding bicycles in packs and no traffic lights are contributing factors to my love of our small town. That is already changing with the probability that Cell Signaling Technologies (CST) will secure approval of a large corporate campus in the Limited Commercial District (LCD), and the prospect of the 137-unit 40B residential development by Strategic Land Ventures, also in the LCD. Manchester and Cape Ann can only take so much development until the quality of life as we know it changes forever.
We have already seen significant changes that have impacted our well-being including the toxic levels of PFAS in our drinking water, parking shortages and significant traffic increases. What is the capacity of Manchester? At a minimum, the residents of Manchester should take pause and wait until the SJC rules and the Planning Board has the proper time and resources it needs to complete an independent Financial Impact Analysis and the residents have adequate time to digest and review the final documents.
I urge a pause until the SJC rules or vote NO to the government overreach of power.
Christina Deliseo is a former member of the Manchester Planning Board and an administrator of a Facebook community group opposing the 3A MBTA Zoning mandate.
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