We Have Maps!

This map is not to scale but it’s approximated as visual language for taxpayers! It's a mash-up we designed. It's two different maps with each of our town's borders abutting the other in the real world. Each town's map for this graphic study was sourced from the wenhamma.gov and hamiltonma.gov websites. Specifically, from PDF documents created by UTILE Consulting hired by Hamilton’s Town Manager, and The Hamilton Development Corporation, and from the Wenham Planning Board’s public presentation. No, we did not make these maps up!

Why did we do this map graphic study? Well, our two towns are uniquely connected and at the same time separately governed. Our schools are managed by the Hamilton Wenham Regional School District (HWRSD). And we benefit from the Hamilton Wenham Public Library and the terrific nonprofit Hamilton Wenham Community House. We enjoy different aspects of both towns including open land, retail, neighborhoods and, yes, growth. 

Here’s what to think about when you look at the map:

· Currently both of our towns await the ruling from the Massachusetts Supreme Judicial Court in the State’s lawsuit against the Town of Milton for voting not to accept a 3A district overlay. Oral arguments were heard on October 7, 2024. It’s anybody’s guess what the result may be: uphold the law, reject it on the unconstitutionality of its mandate or send it back to the State Legislature. The decision may be as long as 130 days in coming.

· Hamilton and Wenham are very special. So special that instead of splitting our individual town burden since we share only one MBTA Rail Station, the state gave each of our towns the full aggregate of units as though each town contained an entire station within its separate borders. We are the only towns of the 177 that are in this situation with the most per unit/acre mandate. 

· Now let’s take a quick look at what the Guidelines have done to the 0.5 mi radius overlay district. Somewhere along the line (no pun intended) this requirement evolved into a 20/80 plan with 20% of the units near the train station and 80% “somewhere else.” Please keep in mind that nowhere in the actual 3A law does it allow for housing outside of the 0.5mi radius. Both of our Planning Boards, however, have decided to propose districts using this 20/80 plan. When both towns submit these overlay plans there is no guarantee the State will accept them. Areas now included in the 3A plans are the Hamilton Transfer Land off Chebacco Road, (the retired landfill dump!), Gordon-Conwell Seminary, and in Wenham, a lot abutting The Shoppes at Hamilton Crossing and Boulder Lane off Grapevine Road. We think the 20% leeway was offered in the late spring after the State continued changing its fuzzy guidelines after some towns pushed back on overlays designed for MBTA Rail station proximity. 

· Know this: whatever happens with the above, everyone who lives within the red circle if 3A passes is living under Massachusetts 3A zoning law. Not local town zoning law. The State could continue 5, 10, 15 years out to expand in any way deemed necessary inside the red circle. Locally we would have no opportunity to modify the first 3A developments, but the State will be able to evolve guidelines and mandates where we live in any way it needs. Inside the red circle a neighbor may decide to sell to a developer who then might convert that home by-right into a multi-unit condo. As local taxpayers we will have very little control if any. FOREVER.

· Everyone in Hamilton Wenham inside and outside the red circle will be left to manage a future with population growth that will need more taxes from all of us. When it comes to 3A, we are all abutters.

· How about that map? It’s your map, whether you oppose 3A or want to support it, PLEASE VOTE! So much of what we want tomake better, can be IF we govern ourselves and that can include growth and diversity. 

Also known as MBTA Multi-family zoning. An MBTA Community shall create at least one zoning district in which high-density, multi-family housing is permitted “as of right” within a 0.5 mile radius of each side of the Hamilton Wenham MBTA Rail train station.

Brief context:

• Economic Bond Bill (House 5250) An act Enabling Partnerships for Growth passed the Legislature in December 2020. 
• Signed into law by Gov. Baker January 2021 
• This Bill was enacted to address the housing crisis in Massachusetts. “Between 2020 and 2030, the state needs at least 200,000 new homes to accommodate growth and achieve a healthy vacancy rate.” 
• Law included many housing provisions
  • Section 18 of the law became MBTA Communities 
• DHCD, now known as Executive Office of Housing and Livable Communities, published guidelines for compliance in December 2021, Revised in August 2023 
• Requires all 177 MBTA Communities to create a district “of reasonable size” to allow for some multi-family housing by right. 

Wenham will have to decide if one of these scenarios is right for the community or offer alternative locations if the State rejects the 3A district overlays.   

Or voters could decide to reject of all 3A at the 2025 Annual Town Meeting. Wenham receives $0 state grants

Remember the big red circle map on this page... 3A passing is just the beginning, not the end.

Hamilton will have to decide if one of these scenarios is right for the community or offer alternative locations if the State rejects as 3A. Or voters could decide to reject 3A at the 2025 Annual Town Meeting. These speculative downtown areas as Hamilton Development Corporation (HDC) / Hamilton Master Plan revitalization proposed by UTILE Consulting and for 3A also include the possibility of the Hamilton Transfer Station (Hamilton Landfill Dump, yes a dump) off Chebacco Road and units at Gordon-Conwell Seminary to meet 3A mandates outside of the half mile radius of the Hamilton side of the MBTA Rail station.

Remember the big red circle map on this page... 3A passing is just the beginning, not the end.

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This architectural concept rendering is a sample of an MBTA 3A potential building design that was presented early in the process for Gloucester. Four Stories, wood construction, and 200 apartment units. No limit to bedroom count per unit. It is not representative of a specific design proposed for Hamilton or Wenham but helps visualize the possible design direction relevant to 3A zoning development after a form based code (FBC) is developed.

UTILE has been educating the Hamilton public per the Town Manager about Form Based Code (FBC). The simplest way to define this zoning law methodology for any town is its both institutionalized architecture design aesthetics, and commercialization opportunities. All of which can accommodate 3A development with the same design and physical footprint in a designated 3A zone and envisioned by the Hamilton Development Corporation (HDC) / Hamilton Master Plan. 

Remember the big red circle map on this page... 3A passing is just the beginning, not the end.