WESTFORD — The Planning Board endorsed a proposed zoning bylaw for small clean energy infrastructure, supported adoption of the state’s Specialized Energy Code and approved a revised sign for Liquor Junction during its Oct. 5 meeting.
The board also backed two other articles for the Oct. 26 Special Town Meeting: expanding the use of previously appropriated funds to purchase online permitting software and supporting an all-alcohol license associated with a proposed mixed-use development at Tech Park East.
Board endorses clean energy infrastructure bylaw
The board voted unanimously to endorse a proposed zoning bylaw amendment establishing local permitting procedures and development standards for small clean energy infrastructure facilities, including battery energy storage systems.
The proposal, sponsored by the Planning Board, would add a new Section 6.6 to the zoning bylaw and revise several existing sections. It is intended to bring Westford’s regulations into alignment with the state’s 2024 Clean Energy Act.
Planning Board members and town staff reviewed revisions prepared with assistance from the Northern Middlesex Council of Governments (NMCOG). The latest draft included changes to appendices and footnotes clarifying when site plan review would be required.
Staff members also identified inconsistencies in terminology and sought advice from town counsel on provisions concerning abandoned facilities, financial surety and enforcement of violations.
Mike Berlinski, Chair of the Clean Energy and Sustainability Committee, raised questions about references to wellheads and the identification of the Planning Board as the authority responsible for consolidated local permitting.
Assistant Town Manager Jeff Morrissette said they were awaiting guidance from town counsel on whether references to the special permit granting authority could be replaced with references to the Planning Board.
The board closed the public hearing and voted to endorse the bylaw and its accompanying report, subject to non-substantive editorial revisions and clarification from town counsel.
Board members said the presentation at Town Meeting should explain the state requirements behind the proposal and clarify technical terms for voters.
Specialized Energy Code receives board support
The board voted 4-1 to support Article 2, which would adopt the state’s Specialized Energy Code with an implementation date of Jan. 1, 2028.
Andrea Peraner-Sweet and Tom Teller, representing the Clean Energy and Sustainability Committee, asked the board to support the measure. They said adoption could help Westford qualify for state Climate Leader designation, potentially unlocking up to $1.15 million in grant funding for municipal projects.
They cited neighboring communities Acton and Chelmsford, which each received $1 million in state grants, and said 60 Massachusetts communities had adopted the Specialized Energy Code.
The code extends Westford’s existing stretch energy code and applies to new construction rather than ordinary renovations or repairs. Depending on the type and size of a building, it can require pre-wiring for future electrification, solar installations or construction to a high-efficiency Passive House standard.
Presenters said the requirements are intended to reduce energy use and future retrofit costs while helping the town meet its climate goals.
For mixed-fuel homes, the requirements vary according to the building’s size. Larger homes may need sufficient solar generation to achieve net-zero energy, while other projects can meet requirements through pre-wiring and solar installations. All-electric buildings are exempt from the additional requirements described in the presentation.
For multifamily buildings larger than 12,000 square feet, the code requires Passive House construction. Mixed-fuel buildings must also be pre-wired for future electrification.
Peraner-Sweet and Teller estimated that the average upfront cost increase for Passive House construction is about 2% to 3%, before incentives. They said incentives through Mass Save could offset some of the additional expense.
Board members discussed concerns raised by developers of proposed MBTA Communities housing projects, including the cost of modifying plans already underway. Supporters said the proposed 2028 effective date would give developers time to obtain permits before the new requirements take effect.
The presenters also argued that energy-efficient buildings can reduce pressure on the electric grid. Citing information attributed to National Grid, they said Passive House buildings can substantially reduce heating and cooling demand compared with conventional construction.
Board members discussed how Passive House requirements might interact with the town’s MBTA Communities zoning district, particularly architectural design standards intended to break up building facades. Members said they may need to consider design adjustments if the Specialized Energy Code is adopted.
The board’s support will be forwarded to Town Meeting voters for consideration of Article 2.
Liquor Junction sign reduced in size
The board approved a revised sign proposal for Liquor Junction at 174 Littleton Road, allowing a second wall sign measuring 23 square feet.
The applicant, represented by Batten Bros Signs, had initially proposed a larger sign. After receiving feedback and reviewing the existing signage at Westford Valley Marketplace, the applicant reduced the proposal.
The revised sign measures 92 inches wide by 36 inches high and will display “Liquor Junction” without the company’s logo.
The existing sign measures approximately 66.93 square feet. Combined with the proposed 23-square-foot sign, the total would be just under 90 square feet, consistent with the total signage previously installed for Joann Fabrics at the location.
The applicant sought relief from the zoning bylaw’s sign-area limit, which generally allows one square foot of signage for each linear foot of building frontage.
Board members discussed the store’s location at the corner of the shopping plaza, which limits its apparent frontage despite the size of the interior space. Members said the revised proposal was more consistent with surrounding signs and would provide adequate visibility without appearing excessive.
One member abstained from the vote because they had not attended the original hearing in June.
After approving the sign, a board member also raised a safety concern about a “Keep Right of Island” sign near the plaza exit. The member said the main plaza sign obscured the directional sign and described a near collision involving a motorcycle. The property representative was asked to look into relocating the sign.
Board supports online permitting system
The board unanimously supported Article 7, which would allow the town to use a previously approved $100,000 appropriation for additional purposes, including purchasing an online permitting system.
Assistant Town Manager Jeff Morrissette said the funding had originally been associated with digitization efforts, but anticipated revenue from the 37 Powers Road development had been delayed as the project works through state Department of Transportation permitting requirements.
An online permitting system could improve application processing, allow departments to review applications concurrently, make the permitting process more transparent to residents and applicants, and help the town better track development and forecast new growth.
Morrissette also said the system could be paired with a review of the town’s permitting fee schedule.
The board voted unanimously to support the article.
Support for Tech Park East alcohol license
The board also unanimously supported Article 9, which seeks an all-alcohol license associated with a proposed brewpub at Tech Park East.
The board discussed the license in the context of the town’s MBTA Communities development proposals and efforts to encourage mixed-use projects that include commercial space alongside housing.
Board members said supporting the license could help demonstrate the town’s willingness to encourage commercial development, while recognizing that obtaining the necessary state approvals can be a lengthy process.
The board’s vote was a recommendation to Town Meeting rather than a final approval of the proposed development or the license itself.
Proposed CPA surcharge reduction rejected
Among several articles reviewed, primary petitioner Dennis Galvin presented arguments centered on prioritization, proportionality, and stewardship amid projected FY2027 budget pressures. He noted current CPA balances, historical spending allocations, and the potential return of roughly $900,000 annually to taxpayers or general fund use. He argued that the town’s projected fiscal pressures warranted reducing the surcharge to ease residents’ tax burden.
Board members questioned whether the proposed tax relief would achieve its intended effect, pointing out that reducing the CPA surcharge would mean losing approximately $200,000 in associated state aid, further reducing the net financial benefit to the town.
The board then voted unanimously, 5-0, not to support the proposed surcharge reduction.
