Clamsplainer 2025: Gloucester’s April Special Election and why Tracy O’Neil will cost the City at least $30,000, but if you don’t vote Yes, millions more and it’ll come out of our pockets because do you think for one minute we can rely on the Fed to do anything now?
Editor’s Note: Greeting, Clam Nation. Josh here, retired politician (from elsewhere) and more or less Clam web administrator, bringing you our collective’s latest bit of analysis and snark. This was researched and assembled by our crew because Google Docs are a great way to collaborate. Anyhow, as the token non-Gloucester guy here I get to collect it all, edit slightly, and give you that Clamalysis you’ve all been waiting for.
So there’s a “special election” right now (some of you are already voting early, good for you!) about one thing: Should the plan for modestly increasing “by-right” expansion of multifamily homes in the areas close to MBTA stations that was passed unanimously by the City Council and approved by the Mayor be approved by the voters?
And you’re probably asking “WTF is the point here?”
Okay, flashback time: In January 2021, the Baker administration and the Legislature (you know, that bastion of socialist tyranny also known as bipartisan government) passed a law called the MBTA Communities Act. It’s intended to make a dent in the chronic housing shortage we have in Massachusetts by relaxing standards for multifamily housing in cities and towns that are in or connected to mass transit. It passed, by the way, unanimously in the State Senate and 143-4 in the House. Not exactly an unpopular law. It’s aimed at helping Massachusetts crawl out of its “nobody can afford to live here” housing crisis by gently nudging 177 cities and towns with transit access—like Gloucester—to allow some multifamily housing near train stations. (our buses don’t count: the CATA system isn’t part of the MBTA). There are some oddities to the map as a result – Only Bourne is included on Cape Cod, a few towns in the Route 2 corridor aren’t part of it, and Avon is in a little donut hole on the South Shore, the only town left out. Boston is a special case within zoning and related laws, so it doesn’t apply to them (they have much more open standards already).
And, simply, the law says that we must establish “at least 1 district of reasonable size in which multi-family housing is permitted as of right.” When possible, it must be within half a mile of a public transit terminal (like a commuter rail station or ferry dock).
But how did we get here? Enter: Tracy O’Neil, conspiracy theorist-in-chief and former City Councilor, who spent her term introducing the kind of laws that make InfoWars look moderate. She failed, ran for Mayor, got crushed, and now is spending her time whipping up hatred of government as best she can. She and her merry band of “Just Asking Questions” folks managed to collect enough signatures to force this perfectly rational zoning plan onto the ballot. Because why trust expert planners when you’ve got vibes and a Facebook group?
Speaking of vibes, here’s Tracy’s latest reason why we should vote No:
The Oracle of Fish Speaketh
In an April 14 Gloucester Times article, the main reason we’re all here insists she can foresee the “unintended consequences” of the implementation of this law. Thanks, Tracy, what a relief to have you! Screw all the planning experts, let’s stick with the lady who can totally see what’s coming, everyone, because reasons. If this thing doesn’t pass, Tracy, I am forwarding you my real estate tax bills FOREVER.
So what happens after this election? Nothing. No, seriously: nothing. Life goes on. People in multifamily zones can finally expand their homes without jumping through flaming hoops at the Zoning Board of Appeals. Zoning sanity is preserved. State compliance is maintained. We don’t lose funding. We don’t pay more in interest. No frogs fall from the sky. The end.
3A compliance is, whether or not we like it, required. The state passed it (under the Baker administration), the courts have upheld it (which hasn’t prevented more lawsuits that’ll waste money and fail), and here in the reality-based world we understand that it’s not a sacrifice to handle it. Frankly, most communities that have implemented it have done so in a way that minimizes the additional housing possible. Gloucester included.
What Happens If We Say No? Then we go on a three-month, tax-funded quest to re-pass basically the exact same plan, but with a slightly different ribbon on top so it’s legally distinct. If we fail? The state slaps the zoning on us anyway, and we lose access to all kinds of state money. Spoiler alert: The money doesn’t disappear—it just goes to other towns that aren’t throwing zoning tantrums.
Oh, and that sweet discounted interest rate Gloucester scored on a wastewater treatment loan? Gone. Looking to the future, we might even lose our “Housing Choice” designation if we’re still out of compliance in 2026. Then, we’d be on the hook for about $13 million in extra interest over the life of the loan. (But hey, at least we stuck it to… someone?)
One of the turds being flung at the wall by Tracy and the Howler Monkeys (that would be a great name for a bad thrash metal band, by the way) is that the state doesn’t have the right to dictate what communities do. Except that’s completely incorrect.
Communities exist because the state government allows it. Now realistically, nobody’s going to dissolve Gloucester over 3A, but there’s a hierarchy to law and what answers to what – and more importantly there’s a way to resolve those conflicts when they happen. A city or town can pass most any laws they want, but if they want to exceed the parameters set by the state (for instance, regulating condo conversions, rents, or liquor licenses above the state-established cap) they must get the approval of the state government. It’s called a “home rule petition” and a lot of local changes do happen that way. Outside of that, all local laws are subordinate to the state. If you have something on your books in conflict with the state, the state wins and your law is null and void.
For that matter, there’s many places in which the state in turn yields to the federal government (note: this is considered a problem right now by a majority of MA voters who didn’t vote for Herr Trump). Massachusetts does not enforce federal laws, they enforce state laws. We’re unfortunately seeing this right now in the immigration arena – being hopelessly fucked up by Congress, immigration policy has mainly been set by executive orders for the last five or so administrations. And when power shifts, policy is reversed and federal authorities follow that new policy.
Just like federal immigration law doesn’t mean Massachusetts cops go rounding up undocumented immigrants, state law doesn’t mean the Gloucester ZBA can pretend 3A doesn’t exist. Law. Hierarchy. Structure. That’s how it works.
“Thanks, The Clam!” you say. “That’s a perfectly rational explanation, although it’s certainly a lot of words!”
Well, if you don’t like words or voting Yes or, like, anything, the “Don’t Boston My Cape Ann” Facebook page recently posted what they thought about some Yes for Gloucester supporters by modifying their election mailer.
Such sophistication.
We’re 17% sure Kathryn Goodick is responsible for these doodles. What an articulate and compelling argument. At least Eileen and Melissa escaped the might of the pen. Whew.
In Conclusion
So, Clam Nation, what we’re saying is: Vote YES for Gloucester, or this $30,000 Special Election is going to cost the City – YOU – untold millions of dollars. The money comes from somewhere, kids, and that somewhere is the taxpayers’ pockets. Those are the foreseen consequences.
