About Rehoboth Against MTBA Communities Zoning Law
About
The End of our Right to Farm Community?
Our town as we know it may never be the same. A current law poses an imminent threat to each and every citizen of our town and to future generations residing in Rehoboth.
The MBTA Communities Zoning Law, passed in 2021 and now starting to take effect, poses a significant threat to our town as we know it. The law requires 177 Massachusetts municipalities to create zoning that expands housing units in dense areas. It’s meant to change the rules, so developers are more likely to create multi-family housing across the state, according to the law and official state guidance.
There are a growing number of Rehoboth townspeople that support a greater fight against compliance with this law. Even if 231 multi-family units are deemed unfeasible, freeing restrictions of zoning law to areas of the town for unchecked development poses a significant risk to the town’s infrastructure, way of life and town as we know it. Think of the already stretched police and fire departments, EMT, schools, roads, etc. with the sudden influx of building and population. Existing and in progress developments in town have shown the feasibility of water sources simply does not exist, especially in densely populated spots. “Right to Farm” may soon become a relic of the past if unchecked development becomes codified in zoning changes required by the MBTA Communities Zoning Law. This will impact each and every citizen of our wonderful town in ways that will be irreversible.
Mission
Our movement aims to safeguard the essence of Rehoboth against the imminent threat posed by the MBTA Communities Zoning Law. We stand to protect the town's infrastructure, way of life, and the fundamental right to farm that defines our community.
Cause
Our cause is to resist the zoning changes mandated by the MBTA Communities Zoning Law that threaten the core fabric of Rehoboth. We advocate for sustainable development that respects the town's history, resources, and community well-being.
Unchecked Development
A Threat to Rehoboth
Unchecked development risks overwhelming our town's infrastructure and resources, impacting essential services and the quality of life for all residents.
Resource Depletion - Protecting Water Sources
The feasibility of water sources in densely populated areas is a concern. Unrestricted development could lead to resource depletion and environmental challenges.
Preserving Tradition Upholding 'Right to Farm'
Join the Movement Support our Cause Raise Your Voice
Act Now Join the Movement and Make a Difference
The 'Right to Farm' is at risk as zoning changes could pave the way for unchecked development, threatening the agricultural heritage and community values of Rehoboth.
Act Now Join the Movement and Make a Difference
Join the Movement Support our Cause Raise Your Voice
Act Now Join the Movement and Make a Difference
Take action today to protect Rehoboth's future. Your involvement can help safeguard our town's heritage, infrastructure, and quality of life.
Join the Movement Support our Cause Raise Your Voice
Join the Movement Support our Cause Raise Your Voice
Join the Movement Support our Cause Raise Your Voice
- Join our cause to resist the zoning changes and advocate for responsible development that respects Rehoboth's unique character and community needs.
- Support our movement by standing united against unchecked development. Together, we can ensure that Rehoboth's future is shaped by responsible growth and community well-being.
- Your voice ma
- Join our cause to resist the zoning changes and advocate for responsible development that respects Rehoboth's unique character and community needs.
- Support our movement by standing united against unchecked development. Together, we can ensure that Rehoboth's future is shaped by responsible growth and community well-being.
- Your voice matters. Speak up for Rehoboth and advocate for sustainable development practices that preserve our town's identity and values.
Quick Facts
What is the Law
The requirement is codified as Section 3A of MGL c. 40A:
Section 3A. (a)(1)An MBTA community shall have a zoning ordinance or by-law that provides for at least 1 district of reasonable size in which multi-family housing is permitted as of right; provided, however, that such multi-family housing shall be without age restrictions and shall be suitable for families with children. For the purposes of this section, a district of reasonable size shall: (i) have a minimum gross density of 15 units per acre, subject to any further limitations imposed by section 40 of chapter 131 and title 5 of the state environmental code established pursuant to section 13 of chapter 21A; and (ii) be located not more than 0.5 miles from a commuter rail station, subway station, ferry terminal or bus station, if applicable.
(b) An MBTA community that fails to comply with this section shall not be eligible for funds from: (i) the Housing Choice Initiative as described by the governor in a message to the general court dated December 11, 2017; (ii) the Local Capital Projects Fund established in section 2EEEE of chapter 29; (iii) the MassWorks infrastructure program established in section 63 of chapter 23A, or (iv) the HousingWorks infrastructure program established in section 27½ of chapter 23B.
What is an MBTA Community?
“MBTA community” is defined by reference to Section 1 of MGL c. 161A:
- one of the “14 cities and towns” that initially hosted MBTA service;
- one of the “51 cities and towns” that also host MBTA service but joined later;
- other “served communities” that abut a city or town that hosts MBTA service; or
- a municipality that has been added to the MBTA under G.L. c. 161A, sec. 6 or in accordance with any special law relative to the area constituting the authority.
In total, 177 MBTA communities are subject to the new requirements of Section 3A of the Zoning Act. While served by the MBTA, Boston is exempted from the Zoning Act, including section 3A. This is illustrated in the map below.
"As of Right" Zoning
One of the major points of 3A zoning changes is to allow "as of right" zoning in pre-selected "districts" to fulfilling building quotas.
“As of right” means development may proceed in a district under a zoning ordinance or by-law without the need for a discretionary process such as a special permit, variance, zoning amendment or other discretionary zoning approval.
This means very little restrictions for building multi-unit properties.
MA Supreme Court Hearing
On October 7, 2024, Massachusetts' highest court heard arguments about the Attorney General's lawsuit attempting to force Milton to comply with the state's MBTA zoning law.
Milton initially approved a plan to build more housing, but a majority of residents voted the plan down, setting off a showdown with the state. Attorney General Andrea Campbell filed a lawsuit in February.
The state has been threatening grant money withholding for any town that refuses to comply with 3A, even taking it so far as to put a compliance checkbox on all grant applications with the state. The overreach and addition of multiple grants beyond the initial 4 listed in the law points to the state's fear towns will continue to vote against compliance with the law, knowing this does not solve any supposed housing crises and threatens to overwhelm and unfairly burden towns complying with the law.
Rehoboth's Concern
We are a "right to farm" community. Our rural, picturesque town has existed for centuries with little change. Progress is inevitable. However, a sudden influx of residents because of 231+ multi-family units could be a disaster to our town.
Water is our most important resource. Members of the town's water commission have voiced their concerns over the ramifications of adopting 3A zoning. Current developments have been causing water issues for existing residents. Add to that the burden on infrastructure, police, fire, EMS and the already overburdened schools - we have a disaster in the making. The financial burden to the town in light of all of this will far exceed any grants the state threatens to withhold.
The beauty, simplicity, and history of our town is at stake. So many move here, and to the suburbs in general, to escape the hustle and bustle of cities. We live in towns like Rehoboth for privacy, nature, and a peaceful way of life. 3A threatens all of that. Politicians in our state have said essentially they do not care about our town, about our history, and what we're about. It is time we fight back and not allow those on Beacon Hill to dictate what happens in our community. It is our right to zone and dictate our future - not some politicians in Boston that have no idea about Rehoboth, who we are and what we represent. It is time to speak up and fight for our beautiful town, fight for Rehoboth and our future.
What is at Stake: Views and Beauty That Could Be Lost
Contact Us
Rehoboth Against MTBA Communities Zoning Law
Rehoboth MA 02769
