The MBTA Zoning Law, officially called the “MBTA Communities Act,” is a Massachusetts law passed in 2021 to address the state’s severe housing shortage by requiring cities and towns served by the MBTA to create zoning districts that allow multi-family housing as-of-right. Marshfield, a South Shore community within the MBTA service area, is among the 175 municipalities required to comply with the law. As of November 2024, over 100 MBTA Communities have approved multifamily districts to comply with the law.
According to state officials, the MBTA Communities Act is designed to promote housing development near public transit stations, encouraging walkable neighborhoods and reducing reliance on cars. Although Marshfield does not have an MBTA subway or commuter rail station, it is classified as an “adjacent community” because of its proximity to other transit-served towns like Scituate and Kingston. This means Marshfield must create zoning districts that allow for higher-density housing within specific guidelines:
Density Requirements: At least 15 housing units per acre.
Minimum Housing Units: The town must allow for enough zoning capacity to support multi-family developments based on state formulas.
Transit Access: While Marshfield lacks a rail station, the law still requires the town to designate areas where higher-density housing is feasible.
For Marshfield, the law has sparked significant conversation about balancing state mandates with local priorities. Supporters see the zoning changes as an opportunity to address the region’s housing affordability crisis, provide options for young families and downsizing seniors, and support Marshfield’s vibrant local economy.
Critics, however, worry about the impacts on the town’s infrastructure, including traffic congestion, schools, and water and sewer systems. Some residents are also concerned that higher-density housing could alter the town’s character, which is defined by its coastal charm and suburban feel.
Town officials had explored options to meet the requirements while preserving Marshfield’s unique character. One option was rezoning areas near Route 139 or other central locations where infrastructure is better equipped to handle additional housing. Public forums and town meetings were held to gather community input and ensure residents’ voices are heard. However, the proposal was rejected at December's special town meeting.
Marshfield must submit an action plan to the Department of Housing and Community Development (DHCD) to demonstrate its compliance with the law. Failure to comply could result in the town losing eligibility for critical state funding programs, such as MassWorks infrastructure grants, which have been used in the past to support projects like road improvements and waterfront resilience initiatives.
It remains unclear how the state will respond to Marshfield's non-compliance. Some residents called for joining other towns in challenging the law.