The Impact of 3A Zoning on Weston’s Schools, Municipal Services, and Quality of Life

This article discusses the far-reaching impacts of the Weston Planning Board’s proposed 3A Zoning plan, and the importance of voting “NO”, to defer action until the Supreme Judicial Court’s decision on the Town of Milton case clarifies compliance requirements and the potential consequences of alternative approaches.

The upcoming 3A zoning mandate vote at Weston’s Special Town Meeting on December 3 is a pivotal decision, carrying the potential to reshape the Town’s character, schools, services, and financial health. The 3A mandate obliges Weston to designate zones for high-density housing that, together with 40B developments already in process and an unknown number of new Accessory Dwelling Units, have the potential to increase Weston’s population by 30-40% in just a few years. As nearby Milton contests the State’s authority to impose these requirements, Weston should exercise caution. Until there is a legal ruling (anticipated in 2025), the Town must avoid irreversible steps that could potentially harm our schools and Town services, constrain options, impact finances, and alter Weston in ways we may later regret.

For a brief background on the MBTA Community Act, Section 3A, the specific Weston Neighborhoods that would be directly affected, and the litigation between Milton and Massachusetts Attorney General, see a previous Focus on Weston article, “Weston Faces a Crucial Vote at Special Town Meeting.”

The proposed new 3A Zoning By-Law is not a theoretical, technical exercise, but an imminent reality with far-reaching impacts. If the proposal passes, Weston would not only permit high-density development, but would witness rapid construction of large high-rise buildings. At the Boston Properties site (the Biogen, or old Mass Broken Stone property), for example, the proposed density is 41 units/acre in a 6.1-acre buildable area.  According to Al Aydelott, the longtime chair of Weston’s Planning Board and an architect who has designed similar projects, that would result in a 250-unit building (or buildings) approximately 700 feet long and 7 stories high, after allowing for mandated parking, access roads, waste treatment infrastructure, and plantings. It would be 8 stories high if parking is provided underneath. Alicia Primer, another past Planning Board chair, concurs in this assessment. Some landowners are already collaborating with the Town Planner, preparing to capitalize on this change. The idea that this zoning shift will not immediately result in any new building is misguided; these developments will soon be ready to break ground.

The anticipated high-rise buildings, coupled with 40B units in progress and future Accessory Dwelling Units, could push Weston’s housing stock up by an estimated 30–40%. This population surge will inevitably strain schools, services, and resources, impacting the very quality of life that Weston residents treasure and which make our town exceptional.

Impact on Schools

Increased enrollment could stretch Weston’s top-rated schools, leading to larger class sizes and reduced resources per student. Individualized attention could diminish, impacting academic performance and overall student experience. The District would likely face difficult choices—hiring additional staff in a teacher shortage, expanding facilities, scaling back METCO, and reallocating funds—all of which may undermine the educational standards Weston families expect and significantly increase the cost of education.

Impact on Infrastructure

A population surge would significantly increase traffic and stress Weston’s infrastructure. The Town’s water system would require expensive additions to water distribution pipelines and water intake capacity, adding significant cost to the  current residents’ water bills. Traffic congestion would worsen, affecting commute times and road safety. Emergency services like police and fire departments would be stretched, possibly impacting response times and public safety.

Impact on Finances, Debt, and Property Taxes

An influx of residents would drive up property taxes as Weston funds expanded schools, infrastructure, and services, without a proportionally large increase in revenue from property taxes from the new multifamily high-rise buildings. This rapid growth would almost certainly increase Town debt substantially, with major projects requiring upfront financing. Higher taxes could make Weston less attractive to buyers, potentially reducing property values over time.

Environmental Impact

The environmental toll of dense developments could be severe, particularly with Weston’s reliance on on-site septic systems. High-density housing could overwhelm soil filtration, risking groundwater contamination. Increased runoff from large buildings and paved surfaces would also strain the environment, heightening erosion and flooding in vulnerable areas. As open spaces diminish, local ecosystems would suffer, reducing resilience to climate challenges.

Impact on Quality of Life and Property Values

High-density housing threatens Weston’s scenic landscape, open spaces, and small-town charm. High-rise buildings would transform the Town’s historic character, diminishing its appeal to those seeking a semi-rural lifestyle close to Boston. All of these factors and forces have the potential to increase the financial burden on residents and drive down property values, profoundly affecting Weston’s identity and economic stability.

Summary

It is essential for residents to attend the Special Town Meeting at Weston High School on December 3 and vote “NO” on the 3A zoning mandate, allowing Weston to await clarity from the Milton litigation. A rushed decision risks irreversible changes that could compromise Weston’s character, jeopardize our schools, burden resources, and reduce quality of life. Voting “NO” preserves Weston’s options, financial stability, and exceptional community essence. Let’s delay action until the legal framework is fully understood to ensure the best path forward for Weston’s future.