Planning Board backs highway-business tradeoff framework, continues inclusionary zoning hearing to Oct. 1

Westborough d t a public hearing on Sept. 17, the Planning Board advanced two zoning proposals that the town will consider at the fall town meeting: (1) a recommendation to support Article 17, which would replace the current Highway Business multifamily provisions with a new Highway Business Zoning District Development bylaw offering a points-based tradeoff for open-space reductions, and (2) a continuation of the inclusionary-zoning Article 16 public hearing to Oct. 1 so staff can refine AMI tiers and payment-in-lieu mechanics.

Jenny Ingris, the town planner, described Article 17 as a tool to reduce the Highway Business district's current 60% minimum open-space requirement to as low as 30% through an exchange of public benefits. Projects could earn up to 12 points for sustainable-design options (for example, LEED certification, solar or energy efficiency measures), land donation or payments to a green-revenue account. "Projects can earn up to 12 points and the open space requirement cannot be reduced below 30% of the total lot size," Ingris said.

The board voted to recommend Article 17 to town meeting and discussed next steps for the planning-board regulations that will implement the bylaw's point system if the article passes.

On inclusionary zoning (Article 16), Ingris proposed consolidating several affordability triggers and standards into a single bylaw, raising the development threshold that triggers an affordability obligation to 10 units and splitting affordability targets into tiers to capture 50% and 80% AMI ranges and a workforce tier at 110% AMI. Board members debated whether the minimum trigger should be higher than 10 units, whether AMI tiers should be modified (110% to 120% was discussed), and whether payment-in-lieu formulas and fund-destination details should sit in regulations rather than the bylaw. The board voted to continue the inclusionary-zoning hearing to Oct. 1 to allow staff to incorporate feedback and to finalize regulatory language.

Why it matters: Article 17 would give the town a negotiable path to denser development on Route 9 while tying concessions to public benefits such as sustainability measures, pedestrian connections and contributions to a green revenue account. Article 16 would standardize how Westborough requires and credits affordable units across zoning sections and could change which projects are required to provide on-site affordable units or payments in lieu.

Next steps: The planning board will finalize its recommended report and decide who will present the articles at town meeting. Staff will prepare the implementing regulations for Article 17 if residents approve it at town meeting and will rework Article 16 language for the Oct. 1 hearing.