WESTFORD – The Westford Planning Board met on October 6 to vote on multiple planning items and review a new concept plan for redevelopment of the Westford Regency site at 219 Littleton Road. The meeting covered a range of topics from sign permits and zoning amendments to a major housing proposal under the MBTA Communities multifamily zoning bylaw.
37 Powers Road decision approved
The board approved final decisions for 37 Powers Road following weeks of discussion between the applicant and town staff. Minor edits were made to ensure consistency in timing for financial contributions, clarify one $190,000 public benefit condition, and correct formatting issues. Town Counsel reviewed the draft and found no substantive issues.
Attorney Melissa Robbins, representing the applicant, confirmed that updated plans and consultant comments had been incorporated. “We’re satisfied with all the changes and have no substantive comments,” Robbins said.
Board members thanked staff for memorializing prior discussions and confirmed their comments had been addressed. This 530-unit project was approved unanimously, with the board allowing non-substantive edits by Town Counsel.
Sign Permit approved for the Orchard Church
The board next approved a sign permit for The Orchard Church at 130 Littleton Road. The church requested a reduced setback from 20 feet to allow better visibility from Route 110, citing safety concerns about drivers slowing to read the sign.
Board members supported the request, contingent upon confirmation from MassDOT that the sign would not interfere with sight distances. “It’s a tough road to come out on,” said member Bob Shaffer. “We just want it documented that the sign doesn’t affect sight lines.”
The church’s representative agreed to submit the plan to MassDOT and noted there would be no lighting associated with the sign.
Public hearing: Accessory dwelling unit amendments
The board continued its discussion on proposed zoning amendments to Section 3.3 for Accessory Dwelling Units (ADUs). The changes aim to align local bylaws with new state ADU regulations, defining parking requirements and clarifying limits on building numbers and square footage.
Resident Anne Naugler asked several questions about the distinctions between “local” and “protected” ADUs, lot eligibility, and infrastructure connections. Town staff explained that “protected” ADUs—those allowed by right under the state’s new law—are limited to 900 square feet, while “local” ADUs under Westford’s bylaw could reach 1,250 square feet with a special permit.
The Planning Board voted to close the public hearing and recommended to support the article for the October 27 Special Town Meeting.
Other zoning amendments advanced
The board also voted to recommend other zoning changes to Town Meeting, including:
- Tiered Site Plan Review – to create a three-tiered Site Plan Review permitting process (Administrative, Minor, and Major Site Plan Review) to replace the current single-level permitting process.
- Zoning Map Amendment – adjusting the MBTA Communities Multi-family Overlay District for parcels in the Technology Park East area.
- Zoning Bylaw to authorize more uses by Special Permit.
All recommendations passed unanimously.
Regency redevelopment Concept Plan review
The highlight of the meeting was a conceptual presentation for the proposed redevelopment of the Westford Regency property under the town’s MBTA Communities Multi-family Overlay (MCMOD).
Attorney Melissa Robbins and development firm Redgate presented a preliminary plan featuring about 300 residential units in two four-story buildings, plus preservation of the historic Drew House at the site’s entrance. The project aims to create walkable housing with connections to nearby retail, bus stops, and trails.
Architect Amy Korte described the concept as a “modern farmhouse” design with sloped roofs, screened mechanicals, and electric, energy-efficient construction. “We really wanted to keep the Drew House and use the history of the site to inspire the design,” she said.
Board members were largely receptive but raised concerns about:
- Building scale and massing, particularly the length of “Building A”
- Traffic and site circulation along Route 110
- Fire access and the need for two entrances
- Architectural style, balancing modern elements with Westford’s colonial character
- Parking density and snow storage
“I like the sloped roofs, but I’d like to see the large building broken up,” said Chair Mike Bonenfant. Member Dylan O’Connor added, “This site is more walkable than Powers Road. I’d consider fewer parking spaces if it helps reduce the mass.”
Jeff Morrissette, the assistant town manager, suggested that the board should engage planning consultant Dodson & Flinker under a 53G review to examine bylaw compliance and likely waiver needs before the design proceeds. The Fire Chief will also review access and roof safety. The board voted to move forward with the engagement.
Next steps
The board will continue working sessions on the Regency project as it moves toward formal site plan review. Other approved zoning recommendations will go before voters at the October 27 Special Town Meeting.
