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Section 3A MBTA Communities Zoning

Section 3A MBTA Communities Logo

Using survey data and public input, the Planning Board has developed a zoning district to meet the requirements of Section 3A and keep the Town eligible for grant funding. The proposed “MBTA Communities Multi-family Overlay District (MOD)” has four sub-districts shown on the maps below. The MOD adds an option for developing condos or apartments on parcels within the district. Town Meeting will be held on May 3, 2025, at 9:00am in the High School Auditorium. 

The Presentation slides from the 12/7/2024 Special Town Meeting can be viewed here.

View the proposed MOD zoning text with this link.

View maps of the proposed MOD sub-districts with this link.

Here is an example of what a property owner could do within the districts if the proposed zoning passes.

What is Section 3A? Section 3A of the Zoning Act, enacted by the legislature in 2021, requires that an MBTA community shall have at least one zoning district of reasonable size in which multi-family housing is permitted as of right. The district must be without age restrictions, suitable for families with children, at a minimum gross density of 15 units per acre, and within 1/2 mile of transit. Wilmington is required to create an as-of-right multi-family housing zoning district of at least 50 acres in size that has a capacity for at least 1,248 units. Half of the zoning district must be within 1/2 mile of a commuter rail station. The zoning district must be approved by Town Meeting by July 14, 2025.

Frequently Asked Questions can be found here (updated 3/14/25).

Additional Information:

  • A presentation was made on March 18, 2025 at the Joint Public Hearing with the Planning Board and Finance Committee which includes updates from the State for district compliance as well as general information on the proposed zoning. The presentation slides can be viewed here. 
  • Special Town Meeting was held on December 7, 2024. The recording can be found here. The presentation for the MBTA Communities zoning starts at about 1 hour 17 minutes in.
  • An interview conducted by Austin Styffe from WCTV can be viewed here. Valerie Gingrich and Jayne Wierzbicki from the Planning Department provide additional insight and answer important questions on the proposed zoning. 
  • View the info flyer with this link. 
  • What happens if the proposed zoning for MBTA Communities gets voted down? Find out here.
  • The slides for the presentation made at the October 28, 2024, Select Board meeting can be accessed with this link. The video can be viewed here and the presentation begins at 2 minutes 25 seconds in.
  • A presentation was made on October 22, 2024 at the Joint Public Hearing with the Planning Board and Finance Committee which includes general information on the proposed zoning. The video can be viewed here and the presentation begins at 1 minute 55 seconds in.
  • The Economic Feasibility Analysis (EFA) that shows that a 15% affordable requirement can be supported within the district can be found here.
  • The May 4, 2024 Annual Town Meeting can be viewed here (the presentation on the proposed zoning starts at 4hr 29min in). On May 4, 2024, Town Meeting voted to table the vote to a Special Town Meeting.
  • Spring 2024 Information Posters can be found here.
  • A presentation was made on March 19, 2024 at the Joint Public Hearing with the Planning Board and Finance Committee which includes general information on the proposed zoning. The video can be viewed here and the presentation begins at 2 minutes 48 seconds in.  
  • February 27, 2024 Press Release: Wilmington Making Changes to Proposed MBTA Communities Multi-Family Overlay Zoning District Ahead of May 4th Annual Town Meeting
  • The topic was presented to the Economic Development Committee on October 17, 2023 where they also discussed questions and concerns. You can watch the discussion here. Please note that changes have been made to the proposed zoning as stated in the February 27, 2024 Press Release. 
  • Survey results can be found here.
  • The presentation to the Select Board on October 10, 2023, presented by the Director of Planning & Conservation, can be found here.
  • The presentation made by the Director of Planning & Conservation at the June 26, 2023 Select Board meeting can be viewed here, the PowerPoint presentation PDF can be accessed here.

State Resources:

  • Section 3A Guidelines and other information can be found on the Section 3A website.
  • A Press Release was issued on March 14, 2025, by HLC regarding the filing of Emergency Regulations to support ongoing implementation of the MBTA Communities Law. The Press Release can be found here. 
  • Attorney General Advisory. 
  • The Executive Office of Housing and Livable Communities (HLC) has been the organization leading the efforts of the new zoning. Here is the link to their website. 

Any questions can be directed to Valerie Gingrich, the Director of Planning & Conservation. Email vgingrich@wilmingtonma.gov or 978-658-8238

Below is the video of the interview with WCTV. 

WCTV Interview by Austin Styffe with Valerie Gingrich and Jayne Wierzbicki