Zoning regulates how many homes or condos are allowed on an acre of land [“residential build out”]. The proposed changes would be the most significant changes to zoning in Acton history. Zoning changes being proposed for passage at the May 2024 Town Meeting include:
1. MBTA zoning 2. PowderMill zoning 3. South Acton Village zoning
Impact studies analyze and report on what the maximum and expected impact would be if we vote "yes".
Below see common types of impact study topics, as they relate to Acton.
(If you want to see completed studies, please email us)
If you want BASIC zoming impact information like that described below BEFORE YOUR VOTE on the Town's plan,
please tell your officials at [email protected], and of course VOTE YES FOR IMPACT STUDIES on April 17~
Water Quantity/quality/Cost? The Acton Water District has not told us how the zoning changes would impact the quantity/quality/cost of our water. It is our understanding that water impact estimates can not be made without knowing the number of condos that could be built under the proposed zoning. And the Town has not declared how many condos could be created under the proposed zoning.
Affordability? While the MBTA zoning proposal would require 10% of new/additional condos to be "affordable", it appears that no “affordable” units would be reserved for people making less than $80,000/year. According the Acton's Housing Production Plan, the greatest need for affordability is for people making less than $50,000/year. Will a developer be able to build less than 10 homes in a project, so that zero affordable units would be created [they can’t create 0.9 homes]? What are the min/max number of affordable units that would be required under various scenarios?
Loss of Income Diversity Risk? When 15 or 25 condos are allowed on an acre, as proposed, the economics appear to encourage a land owner to raze existing affordable apartments and modest sized homes to make millions of dollars. How will adding thousands of market rate condos [probably not affordable] impact Acton's existing income diversity in the town and in the neighborhoods?
Tenant Displacement Risk? Significant changes to l andlord economics could impact low income families at Dover Heights apartment complex as well as tenants in modest sized homes along Central Street, and very affordable apartments in South Acton Village. We estimate that at the Dover Heights property, over 100 market-rate [the highst price that the market will bear] condos [perhaps $1 million each] could be created, in the place of an apartment complex currently valued at less than $10 million. At some point, enough of an economic incentive would be created for the land owner to evict tenants, destroy the buildings and build new luxury condos. How much would the proposed zoning change the value of the land at Dover Heights?
Loss of Existing Modest/Naturally Affordable Homes/Historic Resources? With a change in economic incentives how could the proposed zoning impact existing affordable and/or historic homes? when a single house can be destroyed and 15 million dollar condos built on the site, what is likely to happen?
Increase in carbon footprint? Acton has a strong commitment to reducing its carbon footprint. How will the proposed zoning impact Acton's carbon footprint?
Fiscal/Infrastructure/Roads/Stormwater/Town & School Services impacts? If passed, how will the proposed zoning impact taxes in the coming years?
Traffic/Walkability? How would the increased “build out” impact traffic especially at intersections? As with Kelley’s Corner, will additional lanes and longer crosswalks be required in South Acton?
We recognize the state has “mandated” towns pass MBTA zoning. However, out of the 6 towns which have brought the matter to a vote, as of the date of this printing, 50% of the towns have said “no”. The “penalty” of the loss of a “chance” at grant funding, may or may not impact Acton. While the zoning proposals may bring some commercial benefits, we don’t know at what cost to the residents.
The MBTA mandate from the Governor is meant to solve the housing crisis. That crisis is among the lowest income segments of the population, which means that all or most of the new housing must affordable for the mandate to meet the intent of law, and we need our questions answered if we are to know that our actions meet the intent of the MBTA zoning law.
We hope you urge town leaders to engage in impact studies to understand the impact of the zoning proposals