STOP MBTA (3A) ZONING VOTE NO!
SPECIAL Town Meeting
November 18, 2024
MERSD HIGH SCHOOL
6:30 PM
Welcome to Save MBTS!
Manchester by-the-Sea is a small seaside town, established in 1645. MBTS is best known for its beautiful beaches, scenic coastline, harbors, and quaint downtown. Our current population is approximately 5,400 residents. The history and character are what make MBTS the unique and special place it is.
Save MBTS Mission
Our goal is to heighten awareness of a critical zoning issue facing the town and to inform residents by providing balanced information, urging citizens to participate and make their voices heard.
Manchester-by-the- Sea is facing one of the biggest challenges in its 379 year history, in the form of unprecedented zoning changes that will forever change the character of our town. The MBTA 40 A (3A) zoning is a drastic change in our current LOCAL zoning and by-laws. Many residents share in the concern to preserve our small Town, its original character, quaint seaside charm and current building scale. This zoning Mandate is not a one size fits all.
These zoning changes are being "mandated"by the State to 177 towns and cities served by the MBTA. Not all of these towns and cities agree with this unilateral "mandate", for the simple reason that "one size does not fit all', and many towns are challenging the State. MBTS has the right to challenge the State and we encourage voters to ask our elected officials to act on our behalf and challenge the State as well.
CONCERNS AND IMPACTS
- Our population will raise by 20% with this zoning at full build out.- no maximimum number of occupants.
- How will MBTS cover the costs of the increases and the taxing of our outdated and inadequate infrastructure by adding such large scale development?
- Building heights are zoned for 45 feet in 3 districts
- 3 -story parking garages are also zoned for 3 districts ( Elm Street, Newport Park and the LCD.)
- This is NOT AN AFFORDABLE HOUSING mandate this is MARKET RATE HOUSING.
- A moratorium was in place for expanding septic for current residents, what changed to accommodate hundreds of new units?
- Schools, police, fire, water, sewer, traffic congestion, parking, roads etc.
- Where will excess funds come from for this unfunded mandate...TAX $$$
We Support
The needs of all MBTS residents, including elderly housing, TRULY affordable housing, clean, safe, water and open spaces.
What is MBTA 40A (3A)?
Also known as MBTA Multi-family zoning. An MBTA Community (MBTS has an MBTA commuter rail) shall create at least one zoning district in which high-density, multi-family housing is permitted “as of right” within a .5 mile radius of our
train station.
Manchester by the Sea is proposing 4 of these zoned districts. These districts are zoned over 39.7 acres of land averaging 15 units per acre.
MBTA 3A STATE ZONING IMPACTS
Below are some of the challenges that residents of MBTS will face if the MBTA (3A) zoning is adopted.
This is NOT affordable housing this is MARKET RATE HOUSING.
Where is the financial analysis?
Where are the impact studies?
MBTA 3A STATE ZONING
IMPACTS
TAXES-SCHOOLS-TRAFFIC-
PARKING-OPEN SPACE- WATER SUPPLY- SEWER CAPACITY-DENSITY-
INFRASTRUCTURE-PUBLIC SAFETY-TOWN SERVICES
SMALL TOWN CHARACTER
TAXATION CHALLENGES!
COST? PRIORITIES?
Democracy in a small New England town still matters! It's your government to govern. The impending timing has created an urgent need to manage the transparency of town elected officials and boards.
Small Town, BIG changes
Increased BUILDING HEIGHTS
REDUCED setbacks
INCREASED DENSITY
parking DEFICIT
NO SPECIAL PERMITS REQUIRED
What are the requirements within a 3A Zoning District?
▪ Minimum gross density of 15 units per acre; No maximum density.
▪ Located not more than 0.5 miles from an MBTA station.
▪ Not required to be affordable housing.
▪ No age restrictions.
▪ Must be suitable for families with children.
▪ No limit on number of bedrooms.
▪ No limit on number of occupants.
YOUR VOTE IS IMPORTANT!
Manchester-by-the-Sea
You have a voice and a choice! Vote NO on the MBTA (3A) zoning mandate.
Every vote counts at the Special Town meeting on November 18!
This is a simple majority vote, one vote can change the outcome.
Show up for our Town and our future!
Save Manchesterby-the-Sea!
We support the needs of all MBTS residents, including elderly housing, truly affordable housing, clean, safe, drinking water, and open spaces
It is important to recognize these zoning changes
DO NOT require what we need.