HANSON - September 11 - Town Administrator Lisa Green and Planning Board Chairman Joe Campbell made a case for adopting state-mandated multifamily housing zoning at an informational forum Wednesday night, citing over $1.1 million in lost grant funding and warning that the Attorney General's Office has indicated lawsuits against non-compliant communities are imminent.
The Full Story
The September 11 forum at Town Hall drew residents seeking clarity on the MBTA Communities Act, which requires municipalities with commuter rail stations to create zones allowing multifamily housing "by right" at a minimum density of 15 units per acre. Hanson's proposed 50-acre zone, located in an underutilized area near the MBTA station along Main Street and East Washington Street, would theoretically allow up to 750 housing units, though town officials emphasized that wetlands and site constraints make that maximum highly unlikely.
Green opened the presentation by addressing what she called "myths" surrounding the mandate, emphasizing that the law requires only zoning changes, not actual construction. "The law requires that the town adopt zoning that allows multifamily housing by right. The law does not require mandatory construction of housing by the town or by any individual or company," she explained.
The financial pressure on Hanson has intensified significantly since residents voted down the MBTA zoning proposal at town meeting in May 2023. Green detailed how the town has received over 40 grants totaling more than $2.5 million from 2020 to 2024, but is now losing eligibility for state funding programs. A particularly painful loss was a Green Communities grant for HVAC upgrades at the police station, which officials said was desperately needed due to undersized equipment installed when the building was constructed.
Select Board Chairman Laura FitzGerald-Kemmett revealed that her board recently had a direct conversation with the Attorney General's Office, which was more explicit than previous communications. "They were pretty clear that this is the path that they will be taking. They will sue. And if they are successful in suing the town, they will then be appointing masters," FitzGerald-Kemmett said, referring to court-appointed officials who would designate the housing zone location if the state prevails in litigation.
Town Planner Tony De Frias explained the methodical process behind selecting the proposed zone location. Working with consultants funded by $40,000 in state technical assistance grants, the planning team used state software to analyze potential areas within the required half-mile radius of the commuter rail station. The chosen area, largely privately owned and heavily wooded with significant wetlands, was selected to minimize impact on established neighborhoods while meeting state requirements.
Several property owners within the proposed zone have already indicated they have no plans to sell or develop their land, according to officials. De Frias noted that one landowner who owns nearly half the proposed zone area attended a planning board meeting specifically to ask whether he would be forced to build housing. Officials assured him there was no such requirement.
The forum revealed some surprising statistics about existing housing in Hanson. De Frias told attendees that the town currently has 299 multifamily housing units - a number that shocked even longtime residents like FitzGerald-Kemmett, who had estimated only three such properties existed.
Addressing concerns about infrastructure costs, officials emphasized that developers would bear the expense of necessary improvements. Since Hanson lacks municipal sewer service, any multifamily development would require private septic systems or developer-funded sewer connections, potentially deterring some projects due to high costs.
The proposed zoning bylaw, crafted by town officials rather than the state, includes local design controls, height restrictions of 40 feet, parking requirements, and site plan review authority for the Planning Board. Mixed-use development combining residential and commercial space would be permitted, potentially supporting the town's economic development goals along Main Street.
Planning Board Chairman Campbell delivered an impassioned plea for residents to focus on facts rather than misinformation. "We are in very dangerous waters," he said, warning that Hanson risks becoming an example for other communities if it continues to resist compliance. Campbell emphasized that the real fight should move to the legislative level, praising State Representative Ken Sweezey's efforts to introduce bills that would modify or eliminate the MBTA Communities Act requirements.
The forum addressed several resident concerns, including confusion about "as of right" development, which means multifamily housing would be permitted without special permits, though projects would still require site plan review and compliance with all existing environmental and health regulations. Officials clarified that there is no requirement for affordable housing units in the zone, though the proposed bylaw includes optional language allowing up to 10% affordable units or payment into a housing trust fund.
Town officials announced two additional informational sessions on September 29 and October 2, both at 6 p.m., before the October 6 town meeting where residents will vote on adopting the MBTA zoning. The warrant will also include an article appropriating legal funding to fight the mandate if voters reject the zoning proposal.
Why It Matters
Hanson residents face a critical decision that will determine whether their town maintains local control over where multifamily housing zones are located, or whether state officials will designate those areas through expected legal action. The immediate loss of over $1.1 million in grant funding affects infrastructure improvements, public safety equipment, and other municipal services that residents rely on, with additional funding losses likely if non-compliance continues past the December 31, 2025 deadline.
Public Comment
Residents raised questions about infrastructure costs, the definition of "as of right" development, mixed-use development possibilities, and whether property owners would be forced to sell or develop land within the proposed zone. Some expressed concerns about building density and state control, while others questioned the timing given upcoming elections.
What's Next
Two additional informational forums are scheduled for September 29 and October 2, both at 6 p.m. at Town Hall. The October 6 special town meeting will include articles on adopting MBTA Communities zoning and funding legal opposition if the zoning is rejected. The state compliance deadline is December 31, 2025.