Newsletter
Speculation Won't Suffice: SJC Draws a Firm Line on Zoning Standing
January 16, 2026
Authors
Joel E. Antwi
Associate, Washington, D.C.
jantwi@goulstonstorrs.com+1 617 574 0585
Sydney Cramer
Associate, Boston
scramer@goulstonstorrs.com+1 617 574 0504
Mariana Korsunsky
Director, Boston
mkorsunsky@goulstonstorrs.com+1 617 574 3584
Kevin P. O'Flaherty
Of Counsel, Boston
koflaherty@goulstonstorrs.com+1 617 574 6413
Gary M. Ronan
Director, Boston
gronan@goulstonstorrs.com+1 617 574 3593
Salome Salia
Associate, Boston
ssalia@goulstonstorrs.com+1 617 574 0598
John F. White III
Associate, Boston
jwhite@goulstonstorrs.com+1 617 574 0576Related Expertise
In Stone v. Zoning Board of Appeals of Northborough (“Stone”), plaintiffs residing across the street from a proposed 20,000 square foot warehouse appealed a decision by the Northborough Zoning Board of Appeals (the “Board”) that granted a use variance to allow construction of the warehouse. The plaintiffs alleged that the property was situated in a groundwater overlay district, which did not permit such use. The Supreme Judicial Court (“SJC”) ultimately held that the plaintiffs lacked standing to challenge the variance and affirmed the dismissal of the action.
The plaintiffs initially appealed the Board’s decision to the Superior Court, claiming that the project would expose them to excessive noise during construction, post-construction noise from trucking and loading operations, unnatural light, vibration, concussion, offensive odors and loss of open space. One plaintiff submitted an affidavit describing these potential harms. However, the plaintiffs relied solely on their own assessment of the impacts that the project would have on their property and themselves; they did not submit any expert analysis on the issues. The Superior Court granted summary judgment for the developer, but the Appeals Court vacated the judgment on the basis that the developer’s proposed use of the warehouse appeared “unusually light,” and, therefore, the Superior Court judge should have also considered the (more robust) use to which an ordinary 20,000 square foot warehouse might be put in the future.
The SJC disagreed with the Appeals Court and reinstated the judgment of dismissal, holding that the plaintiffs lacked standing to challenge the variance. The SJC explained that under Massachusetts law, only a “person aggrieved” by a zoning decision has standing to seek judicial review. To be “aggrieved,” the plaintiff must show a specific and non-speculative injury to an interest that the zoning laws are designed to protect. The SJC further explained that even though the plaintiffs enjoyed a presumption of standing as abutters, the developer had successfully rebutted the presumption by submitting expert evidence, including a traffic report, showing that noise, traffic, and lighting impacts would be minimal.
Because the developed had rebutted the presumption of standing, the plaintiffs were required to present evidence of a credible, particularized injury—not merely speculative or generalized harm. The plaintiffs failed to do so. They offered no expert testimony or credible data regarding impacts from the warehouse’s construction or operations. As a consequence, the SJC concluded that each of the plaintiffs’ claimed adverse effects were either not supported by the summary judgment record, not protectable interests pursuant to G.L. c. 40A, § 17 or the local bylaws, or based solely on personal opinion. Absent expert support, the asserted injuries were too speculative to establish aggrievement and therefore insufficient to confer standing.
Finally, the SJC disagreed with the Appeals Court’s ruling that the trial court should have considered hypothetical future uses of the warehouse in assessing the plaintiffs’ standing. The SJC instructed that judges should not consider hypothetical future uses unsupported by the actual record.Courts, the SJC explained, must base standing determinations on the actual record, not speculation about future operations that might never occur.
This case reinforces the high evidentiary threshold for standing in Massachusetts zoning appeals. It emphasizes that generalized concern about development is insufficient; plaintiffs must show a real and specific injury tied to zoning interests, and they often must support this showing with expert evidence. The case also clarifies that courts should not engage in conjecture about potential future uses of a development not supported by the record.
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