Consultant presents draft update to Woburn housing production plan; public forums set for next week

WOBURN — Jennifer Goldston, owner of JM Goldston, presented a partially completed update to Woburn’s 2017 Housing Production Plan at the Planning Board meeting, explained the remaining steps in the process and announced two public engagement forums next week: an in-person open house Wednesday at 6:30 p.m. at the fire department headquarters and a virtual forum Thursday at 6:30 p.m. via Zoom. Goldston said the project was paid for with a state grant and that the finished draft will return to the board on Nov. 12 before going to the City Council.

The plan update focuses first on “discovery and understanding” and two chapters: Chapter 3, which analyzes current housing needs and affordability, and Chapter 4, which assesses development constraints and opportunities including zoning, environmental factors, infrastructure capacity and transportation, Goldston said. She said the team conducted mapping, data collection and site visits around the city and will use next week’s forums, focus groups and interviews to develop goals and strategies.

“This is a partially finished housing production plan. We really focused on two pieces of it that we do right away,” Goldston said. “Then we’ll go into ideating and proposing — bringing community members, board and committee members, city officials…to help determine what policies and strategies you want to implement.”

Why it matters: The update is required under state housing law and affects Woburn’s standing under Chapter 40B, the state statute that ties municipal affordable-housing inventories to development approvals. Board members and residents pressed for clarity on whether the city is meeting the 10% threshold and on how future zoning or state policy changes might alter Woburn’s obligations.

Goldston and Planning Staff: Goldston said the city contracted with her firm and that her main contacts on the project are John and Casey in the planning office. She described the update as funded by a state grant and noted the last plan was completed in February 2017.

Key next steps and timeline: Goldston said two public forums will be held next week (Wednesday in person; Thursday virtual) with identical content. An online survey will mirror the virtual forum for those unable to attend. Focus groups and interviews are planned, and a draft of goals and strategies will be presented to the City Council on Oct. 21. Goldston said a fuller draft plan will be returned to the Planning Board on Nov. 12, with a finalized plan to follow after City Council review and state approval.

Data gaps and follow-up topics: Board members and attendees raised several data questions Goldston said were not yet filled in the draft. Those included precise counts of school-age children living in recent developments; household-size breakdowns to match unit types to demand; and a clearer accounting of Woburn’s current affordable-housing percentage. Goldston said some data exist in the consultant team’s files and can be added if requested.

Board concerns raised at the meeting: Participants asked about how Woburn’s inclusionary zoning and other local rules interact with state requirements. One board member noted that Woburn’s inclusionary rules require different percentages in different districts and asked whether those changes help preserve the city’s 10% affordable inventory. Another concern focused on parking ratios; board members observed that the city currently uses roughly 1.5 parking spaces per unit in some regulations and that increased multifamily or ADU development could increase on-street parking.

ADUs and parking: The presentation and subsequent discussion cited the state ADU statute. Goldston summarized provisions discussed in the meeting: an ADU is allowed by right within a half-mile of a bus route stop and, under the statute, municipalities may not require an on-site parking space for that by-right ADU (a second ADU can be allowed by special permit). Goldston noted that while ADUs are permitted, actual construction can be costlier than anticipated when utilities and site work are added.

Affordability calculations and Chapter 40B: Planning staff reminded the board that the housing plan update is important for monitoring compliance with Chapter 40B. At the meeting a member said Woburn’s current calculation was about 10.7% affordable housing; Goldston said she had “no official news” about any change to the 10% statutory threshold but acknowledged state-level discussion about increasing targets.

Quotes from the meeting: Goldston said, “I haven’t heard anything official about changing that 10% — I’ve certainly heard rumors — but I have no official news that that is actually happening.” On outreach she said, “We’ll have an in-person open house…and the same content virtually so as many people as possible have the opportunity to participate.”

Public participation options: Goldston said the team will post the recorded presentation, run an online survey replicating the virtual forum, and hold focus groups and interviews. She invited board members to point out zoning or implementation issues the team may have missed in Chapters 3 and 4.

Votes at a glance: During the meeting the board recorded three procedural motions unrelated to the housing plan: the Planning Board voted to allow an applicant to withdraw (without prejudice) an Approval Not Required plan for 28 Van Norden Road (proposed Lots 1A and 2A); the board voted to accept minutes from Aug. 12, 2025; and the board voted to adjourn. The transcript records the 28 Van Norden Road motion passing by voice vote reported as 4–0 and the adjournment recorded as 4–0. (See provenance below for transcript excerpts.)

What’s next: The consultant and planning staff will run the two forums next week, gather survey and focus-group input, draft goals and strategies for board review on Nov. 12, and then present to City Council for adoption and submission to the state.