The Townsend Planning Board has a meeting scheduled for Monday April 14, 2025 at 6:30PM. There is a Public Hearing scheduled as part of that meeting at 7:10PM. There are Zoning By-Law amendments being discussed. One of them has garnered some debate amongst the public and some public officials. The Planning Board is proposing that minimum size of a residential lot be reduced from 2-acres to 1-acre. The hearing is a step in the process for the final approval of the voters at the Annual Town Meeting on May 6th.
Housing Shortage
The change in lot size is needed to provide an opportunity to respond to a severe housing shortage in Townsend, Massachusetts, and the country. The change would also make a big dent in housing costs. The average cost of building a new home in Massachusetts is skyrocketing to well over $600,000. Part of that cost is the cost of land. Building a home on a 1-acre lot is much more affordable than a 2-acre lot.
Septic and Water Questions
Some opponents express concern that a 1-acre lot creates a problem for placing septic tanks and water quality. Townsend is 100% septic with no wastewater treatment plant. Supporters report that there is no public health issue on either point. There are many older homes along Main St. including in the Historic Districts and in the center that are less than half an acre and many less than a quarter acre. There are no concerns about septic on these properties. The Nashoba Board of Health and the Townsend Board of Health routinely work with property owners to design systems to take in consideration of many issues including conservation restrictions. Those involved with these issues on a daily basis also explain that passing this change would continue to protect both septic issues and aquifer concerns as building permits would not be approved with adequate protections. The laws already exist for these issues.
Need for Affordable Housing
Affordable housing is another issue that would be improved with a smaller lot size. Due to the high cost of building a house, affordable housing remains unavailable. Developers are asked to build home to fit into the state's Affordable Housing guidelines. They are not coming forward to build homes that the current Townsend demographics need due to the cost. A 1-acre lot provides an incentive to build affordable homes for the residents of Townsend.
Townsend Character or Snob Zoning
Some people express concerns about changing the character of the town. Going back to the many homes and properties along Main St., the town is seen by those traveling through it from an historic lens with many older homes on smaller lots.
During the 1970’s and 1980’s many communities, including Townsend, enacted strict zoning laws to discourage development. Timberlee Park gave rise to scorn by many long-term Townsend residents leading to limited building in the decades that followed. Those communities that enacted these policies are paying the price today by experiencing housing shortages and prices that force many of those who fought for restricted development to leave the communities they loved. They can no longer afford to live there.
Theories and Myths
There were also theories that increasing development would put a burden on budgets, especially regarding schools and public safety. These have been proven to be myths. More development has been proven to reduce the burdens on existing taxpayers by adding to the tax base. Townsend’s population and new building has been stagnant for several years but still demonstrating pressure on the town’s budget.
Good for the Town
Amending the Zoning By-Law to reduce the building lot size to 1-acre would be good for Townsend in multiple ways. Attend the Public Hearing on April 14th and vote at the Annual Town Meeting for this important zoning change to bring Townsend into the future.
