A large residential project is proposed in your town; how do you understand whether the project will be a drain on financial resources or a net gain? Hear tips from experienced practitioners: how are fiscal impacts quantified during the review process, how such analysis leads to appropriate mitigation measures, and how projects are monitored over time. Following the presentation, attendees will participate in roundtable conversations to further explore the topic and share other experiences.

1. MULTI-FAMILY MITIGATION:
WESTFORD, MA EXPERIENCE
June 16, 2017 – Massachusetts Association of Planning
Directors
By Chris Kluchman, FAICP
Director of Land Use Management, Town of Westford
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2. OVERVIEW
• Westford in context
• Two experiences:
• Pro-active planning project considering addition
of add Multi-Family zoning to a commercial
corridor
• Mitigation and School enrollment from a 200 unit
40B project
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3. WESTFORD OVERVIEW
• Located on I-495, High Tech
business cluster
• Approximately 24,000
population (2016)
• High performing School
district – consistently ranked in
top 20 in state
• Residential real estate market
very strong
• Zoned and built out mostly
large lot (40,000 sf) single
family homes
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4. • 2009 Master Plan direction
• “Allow vertical and horizontal mixed-use developments in
the Commercial Highway District.”
• “Provide more ways to develop both affordable units and
market-rate units that meet the needs of a variety of
households.”
• Land donations
• Cottages in the Woods: 20 for sale “cottage” units – 100%
affordable
• StonyBrook Village – 51 units in 2 phases 100% affordable
• Institutional Support
• Housing Production Plans (2 in my 6.5 year tenure)
• Affordable Housing Committee and Affordable Housing
Trust
• Community Preservation Committee allocated $1.89
million from 2011 to 2016
WESTFORD SUPPORTS
AFFORDABLE HOUSING
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5. • Local need for less expensive housing documented
in Town’s 2017-2021 Housing Production Plan
• Affordable Housing Committee began work to
investigate Multi-Family zoning for Route 110
(major commercial area in Westford) in 2015.
• Phase 1 funded by DLTA from our Regional
Planning Agency (NMCOG)
• Study area map
• Zoning mechanisms to add Multi Family
• Phase 2 – “Community Conversation” about Multi
Family with Massachusetts Housing Partnership’s
assistance/grant funding.
HOUSING PRODUCTION PLAN
AND REGIONAL / STATE NEED
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6. MULTI-FAMILY ZONING ALONG ROUTE 110
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7. MULTI-FAMILY ZONING CONCEPTS
ALONG ROUTE 110
• Generally, to allow multi-family units in the CH/IH areas
along the 110 Corridor
• Zoning bylaw currently does not define nor explicitly allow
for multi family (> 3 units) developments
• If zoning pursued, possible changes for CH/IH areas along
110:
• Allow mixed use projects (e.g. housing above stores) would
be allowed
• Careful review of specific areas along 110 Corridor where
multi- family would be appropriate
• Density (units/acre) or Floor Area Ratio (FAR) would be less
than proposed large 40B projects 7

8. MULTI-FAMILY ZONING ALONG ROUTE 110
COMMUNITY CONVERSATION
• Phase 2 - Grant from MassHousing
Partnership
• May 2016 meeting to introduce the
project and get input on design
• Contact with property owners
• Meetings with key boards and
commissions including School
Committee
• November 2016 meeting and fiscal
impact analysis
• Judi Barrett’s report (January 2017)
• Not all projects have same impact
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9. JANUARY 2017 FISCAL IMPACT REPORT
• Not all projects are the same
• Marketing and amenities make
a difference
• Abbot Mill & Princeton
Westford apartment Homes 200
units (80% market 20% at or
below 50% AMI)
• Playground/bucolic
• Mill Conversion - hardscape
• School enrollment – same or
different?
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11. NEGOTIATING WITH 40B PROJECTS
200 Unit Princeton Westford Apartment Homes
• 2011- 2012 ZBA Review
• FIA showed revenue positive to town
• Estimated 25 - 36 kids/year
• Actual is 67 – 76
• Pro Forma review showed the project would
be profitable
• Nearby intersection had high accident rate
and another 40B project provided funding for
design work, town was seeking inclusion on
TIP
• Negotiated $382,200 for intersection
improvements and $120,000 worth of
design/construction of off site sidewalk
connection
• Applicant received a $150,000 grant from
Town’s Affordable Housing Trust
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12. NEGOTIATING WITH 40B PROJECTS
40B projects currently under review by the Zoning Board of
Appeals:
• 240 rental units at Residences at Westford West (prior
approvals for 300,000 sf of class A office)
• 180 rental units at Two Robbins Road (redevelopment
of 1980s class A office building)
• 28 for sale townhouse units at Sugar Maple Lane
• Negotiating mitigation now with the large apartment
complexes.
• Based on impacts identified in Fiscal Impact Analyses
(FIA), although net impact is projected to be revenue
positive
• Current focus is off-site sidewalk connections and
transportation related project designs
• Considering require a 30 unit subdivision to complete a FIA
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