Planning Board – March 2, 2026

Planning Board reviews Kimball Farm arcade, other projects

WESTFORD CENTER – The Planning Board reviewed updates to a proposed arcade and restaurant building at Kimball Farm, continued several subdivision hearings, and discussed revisions to the proposed Multi-Family Overlay District mixed-use development at 219 Littleton Road, all at its March 2 meeting

Before getting to the issues, the board reminded attendees that the Annual Town Meeting will be held on Saturday, March 28 at Westford Academy beginning at 9 a.m., and that the League of Women Voters will host its annual Town Meeting Informational Session, online, from 7 to 8:30 p.m..

Board chair Michael Bonenfant emphasized transparency, noting that all meeting materials are available online in advance, and residents with questions can email town staff for review and discussion at board meetings.

Kimball Farm arcade and restaurant proposal

The board opened a public hearing on a site plan review application for a new arcade building and restaurant at Kimball Farm on Littleton Road.

Since its appearance, the Hancock Associates team reported productive progress: the Conservation Commission completed hearings and a site walk, and is expected to issue an order of conditions soon. Brian Geaudreau of Hancock Associates reported that revised plans addressed engineering concerns, with the latest review letter resolving outstanding issues and recommending conditions related to site development, stormwater, and related matters.

When asked how trash would be handled without onsite dumpsters, Geaudreau said that the building would have a full basement where trash would be stored and then transported by staff to a central dumpster location already used elsewhere on the Kimball Farm property.

Traffic impacts were another focus of discussion. Engineers estimated the restaurant could generate some 19 additional vehicle trips per hour on busy weekends – just below the threshold that would require a formal traffic impact study.

Board members expressed concerns about potential peak-season congestion on Littleton Road (Route 110), referencing a past corporate event that caused backups due to pedestrian crossings and parking spillovers.

The applicant noted flexibility to direct large-event traffic via alternate unpaved access from Great Road in Littleton if issues arise. Hancock committed to monitoring and returning to the board if unforeseen problems occur, potentially including police details for pedestrian / vehicular management rather than a full traffic study.

Board members suggested documenting that option as a potential mitigation measure if future traffic issues arise.

The board voted to close the public hearing and scheduled a decision for the March 16 meeting. 

Multi-Family Overlay District development proposal at 219 Littleton Road

The board reviewed the proposed Multi-Family Overlay District mixed-use residential development at 219 Littleton Road.

Attorney Melissa Robbins, representing the applicant, said the project team has been working to address feedback from the board and town staff.

The team outlined several design revisions, including:

• Converting some head-in parking spaces into parallel parking between buildings
• Adjusting building entrances to create a stronger sense of arrival
• Shortening an amenity building and improving courtyard space
• Adding landscaping and screening along Littleton Road

The developers also reported that the project layout has been reviewed multiple times with the Fire Department with positive feedback. Updated plans include truck turning paths, ladder access, roof hatches, automatic gates, and hose-length compliance after multiple meetings and refinements.

Landscaping improvements along Littleton Road were also presented. The proposal includes a stone wall, layered plantings, and street trees intended to screen parking areas while maintaining views of a historic house on the property.

The historic structure would be retained and repurposed as part of the development, potentially housing bicycle storage and other amenities.

Board members discussed several requested zoning waivers related to setbacks, parking location, and lighting height.

The consultant noted that the site is highly constrained due to wetlands, wastewater infrastructure, and the location of the historic house, limiting design options without reducing the number of units.

The board also discussed bicycle parking. The proposal includes indoor storage within the historic barn and additional outdoor racks across the site near amenities such as a playground and pickleball courts.

The applicant said renderings requested by the board – including views from Littleton Road and Interstate 495 – are still being prepared and will be presented at the next Planning Board meeting on Monday, March 16.