The primary focus of the meeting was the public hearing on Townsend’s compliance with the MBTA Communities Act, a law that requires certain municipalities to create zoning districts allowing for multifamily housing. The Board is tasked with adopting a zoning district that permits a density of 15 units per acre. The proposal includes a multifamily overlay district aimed at facilitating a mix of housing types, such as multifamily, two-family, and single-family homes, to be built by right.

A representative from the Monachus Regional Planning Commission explained the zoning amendments, noting that the designated area along Route 13 was selected due to its favorable site conditions and access. The Board aims to encourage developments that do not require extensive infrastructure, such as sewer systems, given the lack of sewer capacity in the region. This approach would allow for developments that could utilize septic systems, thereby reducing the need for large multifamily complexes.

Public comments during the meeting revealed a mixed reception to the proposed changes. Some residents expressed concern over increased housing density and its potential to alter the town’s character. One resident argued that the development would “change the face of town greatly.” Another concern centered on the lack of affordability requirements in the proposed bylaw, with residents criticizing this as a missed opportunity given the high cost of living in the Boston metropolitan area.

The meeting also addressed the implications of non-compliance with the MBTA Communities Act. A significant consequence is the potential loss of eligibility for state grants, which are vital for the town’s operations. Compliance is necessary to qualify for these grants, and non-compliance could result in legal consequences for discriminatory practices under state and federal law. A speaker emphasized that while adopting the zoning changes does not obligate immediate construction, it grants developers the right to seek permits, potentially changing the town’s landscape over time.

The discussion also touched on the town’s current standing with affordable housing mandates. Townsend is currently below the 10% threshold for affordable housing, a situation that leaves it vulnerable to 40B developments. These developments allow builders to bypass local zoning regulations to increase affordable housing stock. The Board clarified that compliance with the MBTA Communities Act would not alter this risk, as Townsend already faces the potential for such developments.

The meeting also featured a presentation on potential funding opportunities tied to the zoning changes, emphasizing the financial implications of rejecting the MBTA compliance. The potential loss of nearly $2 million in grant funding, including the annual $200,000 Green Communities Grant, was highlighted as a critical factor for residents to consider.

Additionally, the meeting included discussions on other agenda items such as the appointment of a new planning board member, Brett King, who is set to fill a vacancy pending approval by the select board. The Board also deliberated on various strategies for public outreach to ensure residents are informed about the zoning changes and their implications.

As the meeting concluded, the Board reiterated the importance of complying with state mandates to secure funding and avoid legal challenges. The special town meeting scheduled for September 25th will include a vote on the proposed zoning changes.