Westford MBTA Communities Act

Westford MBTA Housing Zoning Compliance

In 2020, Massachusetts amended its General Laws to add a new Section 3A to Chapter 40A, "MBTA Communities Zoning Law.”

This section requires that MBTA Communities have at least one zoning district where multi-family housing is allowed as-of-right. "As-of-right" means development of a particular use may proceed under a zoning bylaw without the need for a special permit, variance, zoning amendment, waiver, or other discretionary zoning approval.

Westford is an MBTA Adjacent Community (due to the Commuter Rail stops in Acton and Littleton) and is subject to the new state law. The deadline to adopt compliant zoning is December 31, 2024. If Westford does not adopt compliant zoning the town will be in violation of the law, will potentially be subject to civil enforcement, may be in violation of state federal housing law, and will no longer qualify for some significant state funding opportunities.

The MBTA Communities Act specifies that each city or town must have one or more multi-family Zoning Districts that allow a minimum density of 15 units per acre. Multi-family zoning districts in Westford must have a minimum land area of 50 acres and the development potential for 924 housing units. This number varies by town or city and is based on 2020 Census data and the existing number of year-round housing units, and proximity to the MBTA system. Given that Westford does not benefit from a municipal sewer system, the district will likely need to be substantially larger than 50 acres to provide realistic development potential for 924 units.

A potential MBTA Communities Act District cannot have age restrictions (for example it cannot be limited to senior housing only). It generally cannot require more than 10% of the units within a development be deed-restricted as affordable housing. The degree to which it can require mixed-use development is limited.

It is important to note that the zoning must allow for the potential of at least 924 units, but it does not mean 924 new units will necessarily be built. Housing would only be built where property owners have the interest, the means, and capability to develop housing.

Please see https://www.mass.gov/info-details/multi-family-zoning-requirement-for-mbta-communities for more information.

If you have questions about the MBTA Communities Law, please contact the Land Use Management Department at planningboardstaff@westfordma.gov.

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* 1. How long have you been a Resident of Westford?

Less than 5 years

5-10 years

11-20 years

Over 20 years

I am not a resident of Westford but own property in Westford

I am not a resident of Westford but I work in Westford

I am not a resident of Westford but own property and work in Westford

I am not a resident of Westford and do not own property in Westford or work in Westford

I prefer not to say

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* 2. How old are you?

Under 18

18-30

31-45

46-65

Over 65

I prefer not to say

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* 3. Do you currently rent or own a home in Westford?

I rent a home

I own a home

Neither

I prefer not to say

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* 4. Do you support zoning changes that would enable more diverse housing types, including multi-family housing in Westford?

Yes

Undecided

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* 5. How concerned are you about the following potential impacts of multi-family housing in Westford?

	Not at all concerned	A little concerned	Moderately concerned	Very concerned
Impact on the school system	Impact on the school system Not at all concerned	Impact on the school system A little concerned	Impact on the school system Moderately concerned	Impact on the school system Very concerned
Impacts on water and other resources	Impacts on water and other resources Not at all concerned	Impacts on water and other resources A little concerned	Impacts on water and other resources Moderately concerned	Impacts on water and other resources Very concerned
Increased traffic	Increased traffic Not at all concerned	Increased traffic A little concerned	Increased traffic Moderately concerned	Increased traffic Very concerned
Unattractive aesthetics of more and larger buildings	Unattractive aesthetics of more and larger buildings Not at all concerned	Unattractive aesthetics of more and larger buildings A little concerned	Unattractive aesthetics of more and larger buildings Moderately concerned	Unattractive aesthetics of more and larger buildings Very concerned
Impacts on undeveloped space	Impacts on undeveloped space Not at all concerned	Impacts on undeveloped space A little concerned	Impacts on undeveloped space Moderately concerned	Impacts on undeveloped space Very concerned

Other (Please write in an answer below):

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* 6. How hopeful are you about the following potential benefits from multi-family housing in Westford?

	Not at all hopeful	A little hopeful	Moderately hopeful	Very hopeful
More diverse housing that meets Westford’s needs	More diverse housing that meets Westford’s needs Not at all hopeful	More diverse housing that meets Westford’s needs A little hopeful	More diverse housing that meets Westford’s needs Moderately hopeful	More diverse housing that meets Westford’s needs Very hopeful
Support for local businesses by increasing the number of consumers and available employees	Support for local businesses by increasing the number of consumers and available employees Not at all hopeful	Support for local businesses by increasing the number of consumers and available employees A little hopeful	Support for local businesses by increasing the number of consumers and available employees Moderately hopeful	Support for local businesses by increasing the number of consumers and available employees Very hopeful
More energy efficient housing options	More energy efficient housing options Not at all hopeful	More energy efficient housing options A little hopeful	More energy efficient housing options Moderately hopeful	More energy efficient housing options Very hopeful
More housing in walkable locations	More housing in walkable locations Not at all hopeful	More housing in walkable locations A little hopeful	More housing in walkable locations Moderately hopeful	More housing in walkable locations Very hopeful
Increased tax revenue for the town	Increased tax revenue for the town Not at all hopeful	Increased tax revenue for the town A little hopeful	Increased tax revenue for the town Moderately hopeful	Increased tax revenue for the town Very hopeful
Public benefits from development like infrastructure improvements	Public benefits from development like infrastructure improvements Not at all hopeful	Public benefits from development like infrastructure improvements A little hopeful	Public benefits from development like infrastructure improvements Moderately hopeful	Public benefits from development like infrastructure improvements Very hopeful
More options for vacant properties and/or redevelopment of underutilized properties	More options for vacant properties and/or redevelopment of underutilized properties Not at all hopeful	More options for vacant properties and/or redevelopment of underutilized properties A little hopeful	More options for vacant properties and/or redevelopment of underutilized properties Moderately hopeful	More options for vacant properties and/or redevelopment of underutilized properties Very hopeful

Other (Please write in an answer below):

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* 7. What topics should the town prioritize in creating design standards for multi-family housing? Please rank the following factors in terms of importance (with 1 being the most important).

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* 8. Ideally, where should multi-family housing be located? Please rank the following factors in terms of importance (with 1 being the most important).

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* 9. Which of the following locations do you think is well suited for a multi-family zoning district (see map below)? Select one or more.

For detailed maps of each of the proposed sites click here.

Nashoba Ski Area

Powers Road and Robbins Road

Littleton Road North

Littleton Road South

Westford Valley Marketplace and Plaza

Balsam Circle & Carlisle Road

Technology Park Drive

Other location: Please write.

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* 10. Which of the following approaches should Westford take to meeting the MBTA Communities Law (select one):

Rezone only the minimum required area to meet the requirements of the law (i.e., capacity for 924 units)

Rezone an area that may be larger than is required by the law but that provides the town with a better chance of gaining the benefits of additional development and redevelopment.

Do not rezone any areas to allow multi-family housing; do not comply with the MBTA Communities Law.

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Westford MBTA Communities Act

Westford MBTA Housing Zoning Compliance

Question Title

* 1. How long have you been a Resident of Westford?

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* 2. How old are you?

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* 3. Do you currently rent or own a home in Westford?

Question Title

* 4. Do you support zoning changes that would enable more diverse housing types, including multi-family housing in Westford?

Question Title

* 5. How concerned are you about the following potential impacts of multi-family housing in Westford?

Question Title

* 6. How hopeful are you about the following potential benefits from multi-family housing in Westford?

Question Title

* 7. What topics should the town prioritize in creating design standards for multi-family housing? Please rank the following factors in terms of importance (with 1 being the most important).

Question Title

* 8. Ideally, where should multi-family housing be located? Please rank the following factors in terms of importance (with 1 being the most important).

Question Title

* 9. Which of the following locations do you think is well suited for a multi-family zoning district (see map below)? Select one or more.For detailed maps of each of the proposed sites click here.

Question Title

* 10. Which of the following approaches should Westford take to meeting the MBTA Communities Law (select one):

* 9. Which of the following locations do you think is well suited for a multi-family zoning district (see map below)? Select one or more.

For detailed maps of each of the proposed sites click here.