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1-31-2022 1:22am
Public Input Opportunity on Multi-Family, Solar, Obed Baker Zoning Changes at Tuesday's Public Hearing
Darlene Cancell
Editor
Below is an overview of proposed amendments to the Town of Westwood's Bylaws that are up for discussion in a public input hearing this Tuesday, February 1, 2022, at 7:00 p.m. Westwood's Planning Board is holding a public hearing via Zoom to consider the proposed zoning amendments and changes to the Official Zoning Map. The proposed amendments are available to view here. For information about how to join the public hearing, click here.
Establishing New Multi-Family Residential and Mixed Use Overlay Districts
Planning Board’s Article 1 proposes a new Section 9.9 to Westwood’s Zoning Bylaw, to create a new Mixed-Use & Multi-Family Residential Overlap District (MUMFROD). The overlay district is an attempt to comply with state law requiring MBTA communities, like Westwood, to allow multi-family housing by-right, within half a mile of a train or bus station.
Up to this point, Planning Board has embarked on a thoughtful, deliberative process which has resulted in proposing a new district that not only could include multi-family housing, but “would promote a village-style mix of retail, restaurants, offices, civic uses and multi-family in select commercial areas.” Article 1 sets forth planning standards, which if met by an applicant, would obligate Planning Board to approve a MUMFROD application. Planning Board could, however, impose reasonable conditions.
The MUMFROD is proposed to be sited in several locations, not necessarily contiguous, at the following five parcels of land: 22 Everett Street and Everett Street, 85 – 91 University Avenue, 95 University Avenue, and 120 & 130 University Avenue. However, these locations are subject to change during the course of the public hearing.
The maximum residential density allowed in MUMFROD would be 15 units per acre, as-of-right. Greater density than this would require Planning Board approval. Buildings are proposed to be no higher than 45 feet tall and lots must be at least 10,000 square feet in area with a minimum lot width of 50 feet. Surface parking would be required to be located at the rear or side of buildings.
With a goal of promoting development that is designed for families with children, any MUMFROD development that includes 50 or more residential units would be required to have an outdoor play area or common space. It would be required to include a playground, tables, and chairs or benches.
For MUMFROD projects which contain at least 8 residential dwelling units, a minimum number of affordable units must be supplied. Additionally, “[a]ll affordable units shall be indistinguishable from market rate units within the same development and shall be scattered throughout a project.”
Similarly, any new structures on Washington Street would be required to be street-facing and would be required to be “harmoniously related" in color, texture, scale and design aspects to nearby, existing structures.
Zoning Amendments to Encourage Solar and Renewable Energy
Planning Board’s Article 2 sets forth proposed amendments to the permitting and approval of solar energy facilities. Among other changes, it would add new definitional terms.
“Large Scale Solar" would be a term applying to any solar energy system which is not roof-mounted, and which occupies over 10,000 square feet of surface area or has a capacity greater than 250 kW DC. If a system is Large Scale Solar, it would trigger a design review and need approval by the Planning Board.
Solar energy systems which do not meet the definition of “Roof-mounted Solar” or “Large Scale Solar” would be termed, “Other Solar.” "Other Solar" would also be subject to Planning Board design review. In contrast, Roof-mounted Solar facilities would not be subject to the board’s scrutiny.
In previous meetings, Planning Board had discussed that such definitional distinctions would allow it to comply with the state’s broad mandate to encourage the installation and building of solar energy systems or structures, without unreasonable regulation. As a category, Roof-top Solar installations would not be subject to Planning Board’s review, but could be directly installed after simply obtaining building and electrical permits.
Rezoning Historic Obed Baker House and Westwood Plaza
Planning Board’s Article 3 proposes to change the zoning of the historic Obed Baker House at 909 High Street. It would be rezoned from Single Residence C to Local Business A and be included in the Flexible Multiple Use Overlay District (FMUOD7/High Street Business District overlay district).
Also included in an expanded FMUOD7/High Street Business District overlay district would be Westwood Plaza (911-929 High Street) and parcels containing Dunkin’ Donuts (915 High Street) and a portion of an adjacent municipal lot.
For more details about this proposed rezoning and redevelopment, see Westwood Minute’s reporting on the Obed Baker House here.
Empowering the Building Commissioner with Additional Discretion
In Planning Board’s Article 4, the board would give the Building Commissioner discretion to decide whether a new or expanded nonconformity should require a variance, or whether it should proceed under the procedure for a special permit.
Variances generally require a more stringent standard of review than special permits. According to Zoning Bylaw Section 10.3.3, a special permit must be granted where “adverse effects of the proposed use will not outweigh its beneficial impacts to the Town or the neighborhood.” In contrast, under Zoning Bylaw Section 10.4.3, a variance is only granted from the Board of Appeals when enforcing the Zoning Bylaw would involve substantial hardship to the Applicant and the Zoning Board of Appeals has determined that “substantial detriment to the public good” will not accompany a grant of the variance.
Changing Zoning Designation of 394 & 396 Providence Highway
Planning Board’s Article 5 proposes changing the zoning of 394 Providence Highway (location of Shell Gas) and the adjacent property at 396 Providence Highway. The parcels would be rezoned from Industrial Office to Highway Business in order to redevelop the existing vehicle service station and allow for the expansion of motor vehicle light service.
