3 Community Setting

3.1 Regional Context

3.1.1 Location.

The Town of Westborough is located in Worcester County in the east central part of Massachusetts (Figure 3.1). Westborough emerged from a western borough of Marlborough near Lake Chauncy, and became incorporated in the year 1717. Comprising an area of about 21 square miles, the municipality is bordered on the north by Northborough, on the east by Hopkinton and Southborough, on the south by Upton, and on the west by Grafton and Shrewsbury.

Figure 3.1 Regional Context Map

3.1.2 Physical Context.

Westborough's glacial past carved out its characteristic rolling hills and broad expanses of gently sloping wetland areas. Over time, these areas were slowly covered with forest. The highest upland area is Fay Mountain at 707 feet above sea level, and the lowest point is 300 feet above sea level.

Cedar Swamp, Crane Swamp, and the man-made SuAsCo flood control project are the three main wetland habitats in Westborough. Cedar Swamp at the southeast end of Westborough covers approximately 1,500 acres. The Metropolitan District Commission (MDC) owns about one-third of this swamp with the remaining portions owned by the nonprofit group, Sudbury Valley Trustees (SVT) and other private owners. Crane Swamp to the north covers approximately 270 acres and is owned by the MDC and the SVT. The SuAsCo flood control project in the west covers about 550 acres and is managed primarily by the Department of Environmental Management (DEM). This pond not only provides flood control but also a good habitat for wetland wildlife.

The headwaters of the Assabet and Sudbury Rivers originate in Westborough. The northern watershed, where Hocomonco Pond and Lake Chauncy are located, drains into the Assabet River. The southern watershed, where the Westborough Reservoir is located, drains into Cedar Swamp, thus giving rise to the Sudbury River.

3.1.3 Socio-Economic Context.

Once an agricultural community noted for its extensive apple orchards and active dairies, Westborough has undergone a period of rapid growth and transformation during the past four decades. This growth has occurred in several stages that reflect the classic land investment pattern. The pattern is based on the value in land (i.e., "economic rent"), which is created by accessibility (transportation linkages) and access (exposure to traffic), and is made tangible by the investment in real property needed to realize a return on this value. In the years following World War II, the process of residential surburbanization began as a function of the link with Worcester provided by Route 9. With the completion of the Massachusetts Turnpike in the early 1950's, including a Route 9 interchange at Framingham, commuting to Boston became feasible. More importantly, jobs were created along the Route 128 corridor, where commuting from Westborough was practical. As a result, residential growth accelerated. Finally, the completion of Interstate 495 and the interchanges at both Route 9 and the Mass Pike in the late 1960's stimulated an explosion of retail, office, and industrial development which continued into the 1980's. Today, Westborough faces a continuation of its commercial and industrial growth, along with a new wave of residential development attracted by the town's central location and good infrastructure.

3.2 History of the Community

Before recorded time, Westborough was known as a crossroads. As early as 7,000 B.C.,years, before present time, prehistoric people in dugout canoes followed the Sudbury and Assabet Rivers up to their headwaters in search of quartzite for tools and weapons. During the Late Woodland Period (1200-1600 A.D.), seasonal migrations brought Nipmuc Indians to hunt and fish near Cedar Swamp and Hocomonco Pond. Using Fay Mountain as a landmark, Indians crisscrossed Westborough on well-worn paths: the old Connecticut Path leading west from Massachusetts Bay; the Narragansett Trail leading south, and a trail (along the present Milk Street) leading to Canada.

The English explorer John Oldham followed these trails through Westborough in 1633. Settlers in search of fertile farmlands followed not long after. By the late 1600's, a few families had settled near Lake Chauncy, in the "west borough" of Marlborough. In the early 1700's, the Fay and Rice families cultivatedout large farms along the present day West Main Street.

On November 18, 1717, Westborough was incorporated as the hundredth town in Massachusetts, populated by twenty-seven families. Soon large farms were carved out, mills were built along the Assabet River and Jack Straw Brook, and taverns flourished.

The industrial progress of the entire country is indebted to Eli Whitney, Jr., Westborough's most famous native son. Born in 1765, Whitney invented the cotton gin in 1795 that invigorated the cotton industry, and in 1798 he was a pioneer in mass production in the United States at his Whitney Arms Company in New Haven, Connecticut.

In 1810, the route from Boston to Worcester was straightened and improved into an official turnpike (the present Route 9). Along its Westborough route, the Wesson Tavern, the Forbush Tavern, and the Nathan Fisher store prospered. The center of commerce shifted downtown in 1834 with the arrival of the steam train through Westborough's center. The railroad brought a new era to the town's industry. Over the next century, local factories shipped boots and shoes, straw hats, sleighs, textiles, bicycles, and eventually abrasive products, across the nation. Westborough dairies supplied cities with milk, and local greenhouses shipped out carnations, while the eight orchards found ready markets for their produce.

There are many historic sites and buildings in Westborough including: the Sibley house (sleigh maker’s house) and the Nathan Fisher House (was a store next to the Wesson Tavern) as well as the whole West Main Street Historical District that includes houses that date back to the 1700s. The West Main Street Historical District starts at the rotary extends west on West Main Street to the Country Club, from the rotary up Milk Street to Fisher and down Fay Street to West Street. The Charles Street and Cross Street area is being added as well.

Archeological sites include: Cedar Swamp (an archeological historic district), Charlestown Meadows, Downtown Crossing, Lake Chauncy, Hocomonco Pond and Computer and Research Drives. Thousands of artifacts were excavated from these sites. Some are on a rotating display at the Historical Commission office.

3.2.1 Local Dairies and Orchards. Agriculture: Dairies, Orchards, and Farms

The land -- its location and its harvests -- have played a major role in the economic vitality of the town. In 1880, a total of 4,205 acres were cultivated on 155 Westborough farms (a list of farms circa 1930 and their present status are shown in Appendix Error! Reference source not found.).

By the 1890's, Westborough had become known as the Milk Town with milk from its 1,055 dairy cows shipped to Boston by the local C. Brigham & Company, at the time the largest milk company in the world. Dairying remained an important livelihood through the 1930's, when 40 dairies could be counted along the major roads in town. After World War II, mechanization and added public health regulations made the cost of dairying prohibitive for many Westborough farmers. The number of dairies dwindled until there was only one small dairy operating in 1975, Howard Uhlman's on East Main Street. In 1996, Uhlman’s was discontinued after a devastating barn fire.

In the early decades of the 20th century, there were eight sizeable apple and peach orchards in Westborough: on Spring Road and Morse Street to the south, Adams Street and West Main Street to the west, and Fisher Street and Chestnut Street nearer the town's center. In 1975, three orchards remained: Quick Orchard on Adams Street, as well as Parker Orchard and Arnold Orchard on Spring Road. Presently, only one pick-your-own orchard, Arnold's on Spring Road, has not become a residentialBy 2000, the large Arnold Orchard had closed its operation, the majority of the Parker Orchard has been converted to house lots, and Quick’s Orchard had become The Ridings and the Orchards subdivision.

Although Westborough joined the housing boom after World War II when single home developments began to proliferate along its main roads, large plots still existed in Westborough in 1960. That year, there were 106 parcels listed on the assessor's map that contained 10 acres or more, for a total of 4,602 acres of farm or forest land, 33 percent of the town (refer to Appendix Error! Reference source not found. for a complete inventory). As of January 1996, timber forestland and agriculture land account for 929 acres or 6.7 percent of the town's land. In 2000, only 710 acres remained as active agriculture or forestry lands under Chapter 61 and 61A.

Currently, two farms on the western border of the town have been preserved under the Agricultural Preservation Act. The development rights for 140 acres of the historic Nourse Farm were purchased by a Town Meeting vote in 1980, and 48 acres of the nearby Glenrock Farm were protected under the same provision in 1987.

For several years, the Good Earth Community Supported Agriculture Project has yielded organically grown vegetables for member families who buy shares and contribute their labor under the direction of Good Earth farmer Susan Andersen. This community farm is on six acres of cultivated land leased from St. Luke’s Cemetery and bordering Cedar Swamp off Hopkinton Road. The harvest lasts 23 weeks and includes a wide variety of organic vegetables, from corn and potatoes to eggplants and many varieties of greens. The farm is managed organically, so that no synthetic pesticides, herbicides or fertilizers are used. The sustainable pPractices employed at Good Earth to promote sustainable local agriculture are crop rotation, fertilizing with compost and manure, and cover cropping.

At present, farm standsa farm stand at the Harvey farm on South Street and the Berberian farm on Otis Street supplysupplies local produce in season. TwoTwo other farmers raise and sell fruits and vegetables - Lillian Grove on South Street cultivates blueberries, andblueberries; Jon Nourse on Nourse Street cultivates strawberries, raspberries and pumpkins. The threesmall nurseries that cultivate annuals and perennials include The Green Thumb on Route 9, Harvey’s on South Street and Wilkinson's (Hi-Hill) farm on West MainStreet, and Mugford's Shop on East Main Street. By the year 2000, Red’s (Berberian) farm and farm stand were inactive.

3.2.2 Industrial and Commercial Development.

Today, Route 9 is a booming state highway, but in the first half of the 20th century, two large dairies and a peach orchard to the east and three dairies and a turkey farm to the west dominated its stretch through Westborough. MacGuffog Greenhouse near Route 9 and Lyman Street raised and shipped carnations throughout the world. In the dawn of the age of the automobile, the Farrar and Hooper tourist cabins at the Southborough border offered travelers a scenic refuge.

The completion of the Massachusetts Turnpike in 1964 and Interstate 495 in 1965, followed soon after with their interchanges at Route 9, transformed Westborough into the crossroads of these major transportation networks. The town's prime location has continued to attract industries to settle along its Route 9 and I- 495 highway corridor. In fact, at the beginning of the 21^st century, the I-495 West Corridor is recognized nationwide as a major industrial/commercial growth region.

In 1964, Massachusetts Electric/New England Power sited its headquarters on Route 9, near the junction of I-495. Data General built its world headquarters on Route 9 in 1977, and soon other businesses followed to populate large office and technology parks on the highway corridor.

In the next decade, industrial and commercial development flourished. The Westborough Business Park was constructed on 100 acres beside New England Power/National Grid on Route 9 in 1982. The next year, the Westborough Office Park opened its first buildings on 138 acres on the southeast corner of Route 9 and I-I-495 and Westborough Executive Park developed 15 acres. In 1985, the Westborough Technology Park opened on 78 acres at the northwest corner of Route 9 and I-495. A few companies located in the Westborough business parks include American Superconductor, Arch Wireless, EMC, ePresence, General Electric, Genzyme, NORESCO, Tibersoft Corporation, Westborough Marriott, and White Electronics Designs Corporation. AstraZeneca opened its national headquarters in 1982 in the Otis Street industrial zone on the town's western border. Warehouses have occupied the rest of Otis Street, and Solectron occupies a production plan west of Hocomonco Pond.

To serve Westborough's growing commuter and residential population, large shopping centers, restaurants, and auto dealers claimed most of the remaining open land along Route 9. Julio's Shopping Plaza and West Meadow Plaza both opened in 1971. In the 1990's, large discount centers such as B.J's, SAM's Club (Target in 2002), and WalMart as well as TJ Max and a Super Stop & Shop were added to the Route 9 corridor. New shopping centers were constructed at Stagecoach Plaza on Route 9 and Milk Street and at Great Way Plaza on Route 9 near Otis Street.

Westborough’s commercial development was outstripped by residential growth in the 1990s; nevertheless, five new hotels have been built or are under construction. Besides the existing Wyndham Hotel, new hotels are: Sierra Suites (Computer Drive), Courtyard Inn by Marriott (Technology Drive), Residence Inn (Connector Road), Studio Plus on East Main Street, and Hilton Garden Inn and Extended Stay America on Connector Road. In addition, substantial commercial buildings have been added to Westborough’s office parks on Friberg Parkway, Connector Road, Technology Drive, Flanders Road and West Park Drive. EMC has purchased land to construct a major facility for 4,000 to 6,000 employees on Route 9 at the Westborough/Southborough border. With the addition of an MBTA commuter train station at Smith Valve Parkway in 2002, the commercial development will continue to increase.

The Route 495 West Corridor emerged as one of the fastest growing, most attractive commercial/industrial regions in the nation in the 1990s. Nearly 29 percent of all the manufacturing jobs in the Commonwealth are located along Route I-495, particularly centered on information technology. Concern over preserving the economic growth and quality of life in the region prompted businesspeople, local and state officials, and environmental groups to create the I-495 Technology Corridor Initiative in 1998. The Initiative was co-founded by a state senator and a state representative with these goals: to enhance the fiscal stability of I-495 corridor towns, to maintain a competitive business climate and to protect the natural environment.

3.2.3 Residential Development.

After World War II, the demand for housing for returning veterans resulted in the construction of the first housing developments along Lyman Street on Shepherd Road and Chauncy Circle.

In the 1950's, houses began to spread from the town center toward the Grafton boundary; three large farms, the Aronson Cattle Farm, Vinal Hill Dairy, and McTaggart Orchard were developed into single-family home subdivisions.

The demand for residences grew as the Town's industrial and commercial sector boomed in the 1960's through the 1980's. Its excellent schools and rural character drew new families to Westborough. Single-family homes were constructed on the northwest corner and the southern end of Town near the reservoir. Large apartment complexes housed renters at Fountainhead and Windsor Ridge along Route 9.

In 1960, the population of Westborough was 9,599 with 1,578 households; in 1970 the population had risen to 12,594 with 2,200 households; and in 1995 the population was 15,745 with 6,317 households.

households. In the 2000 U.S. census, Westborough’s population was 17,997 with 6,534 households. A build-out analysis was conducted in 2000 that develops all the remaining open parcels as zoned. The build-out population is projected by the Executive Office of Environmental Affairs to be between 20,865 to 23,354 (the higher number includes apartments and comprehensive permits). This increase of new residents would generate a need for an additional 1,755 to 2,000 homes. The Town Planner, Jim Robbins, believes these projections were overstated. Mr. Robbins estimates 575-709 new single-family homes at build-out based on a more comprehensive analysis of actual soil conditions, land location and terrain.

The present decade has seendecade from 1990 to 2000 saw an increase in the pace for housing construction, so that the majority of the remaining farms havehave been transformed into subdivisions. The average number of building permits for single residences during this ten-year period was 88; the peak occurred in 1995 with 151 single resident permits issued.

The larger developments included: Valley View Estates (Westborough Chase) was developed on the Roy Farm, Crownridge on the Llana Farm, The Ridings on Quick's Orchard, Fay Acres on Fay Dairy,on the Roy Farm [Ruggles Street]; Pheasant Hill on the Lahna Farm [Ruggles and Adams Streets]; The Ridings [Adams and Nash Streets], Fay Acres on Fay Dairy [West Main Street], Westview Farms and Uhlman Farms on Uhlman Dairy [East Main Street], the Gables on Hardscrabble Farm, andFarm [Warren Street], Assabet Estates on the Dunn Farm.

Farm [Fisher Street], Piccadilly Mill [Morse Street and Belknap Street], Brigham Rise on Mt. Pleasant Street, Oak Bluffs off Milk Street, and Indian Pond development with 25 percent affordable homes off Meadow Road. The last five years include these developments: The Orchards on Quick’s Orchard [Adams and Nash Streets] with 38 lots, Woodland Preserve with 38 lots [Andrews Farm – Nourse St], 16 lots at Walnut Knoll [Chestnut Street], and Wheelock Estates [Maynard Road] with 5 lots.

To serve Westborough residents older than 55, the Walker Meadow retirement community of duplex homes, totaling 100 units, was constructed on the Walker Farm [Park Street], and Orchard Hill received permits to build 100 units as condominiums on the Gilmore Farm [Adams Street] which is partially completed.

The Avalon at Flanders Hill apartment complex on Flanders Road is nearly complete with 25% of the 280 units set aside as affordable apartments under a comprehensive Chapter 40B permit.

Motivated by the rapid conversion of farmland into residential developments, the Board of Selectmen established a Chapter 61A Task Force, in 1999. This committee has inventoried and examined the remaining agricultural lands under Chapter 61A in Westborough. The Committee prioritized the parcels according to their desirability for Town acquisition. If any 61A lands are offered for sale, the Town can exercise its right of first refusal, guided by the recommendation of the Chapter 61A Task Force.

3.2.4 History of Open Space

Lake Chauncy Park, developed by Samuel G. Henry in 1876, was the first move to preserve natural beauty for public enjoyment. The park remained a popular site for area picnics and field days until the dance hall burned in 1949. Chauncy Beach, which continued as a private facility, was purchased by Westborough in 1969 as the Town beach. In the late 1960's, Westborough's residential spurt created a demand for more town recreational facilities and open space for its families.

With the construction of the Massachusetts Turnpike near the Town reservoir, residents became concerned about protecting their water supply. Between 1969-1971 the town acquired 144 acres of conservation land around the reservoir with the help of the state's Self-Help Program.

To safeguard the future of a popular recreation area, a 1974 Town Meeting voted to purchase the 109-acre Westborough Country Club from Avco/Dresser Corporation with financial assistance from the federal and state governments. In the next six years, Town Meeting voted to purchase land for soccer and baseball fields in the eastern, central, and southern ends of Westborough.

In 1994, William and Mary Emily Libbey gave 110 acres of their farmland on the Town's western border as a potential site for an elementary school or for conservation and passive recreation purposes. In 1995, Town Meeting voted to purchase a 5.5-acre parcel on the corner of Upton and Hopkinton Roads to develop as soccer fields known as Hennessy Field.

Andrews-Nourse property: Following the recommendation of the Westborough Open Space Preservation Committee, the 1998 Town Meeting voted to purchase, for a sum of $2.6 million, 83 acres adjacent to the SUASCO Reservoir/Flood Plain (known as Mill Pond) from the former farms of the Andrews and Nourse families. Nearly half of this purchase price was paid from the $1 million the Town had voted previously for Open Space acquisition. This purchase, resulted in 133 acres of open land when combined with adjacent land protected as Town well sites and a buffer zone around SUASCO Flood Plain, owned by the Massachusetts Water Resources, produces 133 acres of open land. At the 1999 Town Meeting, 20 acres outside of the Zone II aquifer overlay were designated as the site of the Mill Pond Intermediate School that opened in Fall 2002.

ThisThe newly acquired land is a well-known wildlife habitat, home to a great blue heron rookery, the only nesting pair of ospreys in Central Massachusetts, and many varieties of waterfowl, meadow birds, and woodland birds. It has become a popular site for bird walks run by the Westborough Community Land Trust during the spring and fall warbler migration. It is also a habitat for foxes, beavers, coyotes, fisher, deer, smaller woodland mammals and vernal pool amphibians. The Town entered a Stewardship Agreement with the Westborough Community Land Trust to create and maintain walking trails on the open space. The land is to be parceled into Mill Pond School land and open space land.

Open Space Subdivisions: Since 1988, the Town of Westborough has acquired conservation restrictions with Homeowner’s Associations and the State for open lands surrounding cluster-zone developments. The open space in this instance is owned and maintained by the Homeowners’ Associations. Cluster developments with open space under conservation restrictions include Assabet Estates, Indian Pond, Brigham Rise, Birchwood Estates, and Piccadilly Mill. As part of the comprehensive permit for the Avalon at Flanders Hill apartments, several acres were transferred to the Town as open space.

Sawink Reservation: The Town received a conservation restriction from Sudbury Valley Trustees for 22 acres of the Sawink Reservation off Smith Street. This conservation restriction ensures the long-term preservation of open land for public use in return for the Town’s contribution from the municipal Walkup-Robinson Fund for the purchase of the Sawink property. Although the conservation restriction was voted in the early 1990’s, the official legal deed restriction was final in 2001.

Lake Hocomonco: The Environmental Protection Agency’s (EPA) Super Fund project at Lake Hocomonco on Otis Street to remove much of the creosote on the lake bottom and to treat the water has been completed. At the request of the EPA, the Town of Westborough developed a reuse plan for passive recreation for the 24 acres around the lake and is waiting for the transfer of the property back to the Town.

The Charm Bracelet Trail: The Westborough Open Space Preservation Committee (OSPC) has set a goal to create a town-wide trail linking public and private open space in Westborough in a 26-mile loop. With the help of enthusiastic volunteers, the OSPC has created about one-half of the trails. Through 2005, the OSPC will be meeting with and negotiating easements with private landowners and working with Town departments to complete the Charm Bracelet.

Westborough Community Land Trust: In 1997, the Westborough Community Land Trust (WCLT), a non-profit group, was incorporated “to safeguard land to meet the environmental, recreational, agricultural, and scenic needs of the Town of Westborough and to preserve open space and the natural character of the land.” Members are motivated to obtain and protect some of the remaining open space in Westborough, particularly because half of Westborough’s usable open space had been developed from 1990 to 2000. The WCLT has received open space parcels from developers, often at the direction of the Planning Board. In total, the WCLT owns nearly 100 acres of land in Westborough. A complete list can be found in Chapter 5. The WCLT acts as stewards to the Town-owned, 60-acre Andrews-Nourse property. WCLT members have been very active in educating the public about the importance of preserving open space during their ongoing activities, such as Earth Day events, public lectures, Biodiversity Days, and Westborough walks.

3.3 Population Characteristics

The techniques used to project populations of large urban areas are well developed, but are poorly defined for small town populations. Generally, the smaller the area, the more important are the current building and migration trends. Because of this, projecting populations for town-sized areas is more of an art than a science.

The method used for Westborough's population projection relies on assumptions about quality of life issues, such as the school system, proximity to the interstate highways, as well as assumptions of constant incremental growth. Using local assumptions characterizing the Town's growth thus produces better projections than established sophisticated demographic models. The population projection procedure and assumptions are found in Appendix D.

This projection does not break down population characteristics into race/ethnic or special user groups. While these characteristics are important, comprehensive open space planning must respond to the needs of the community as a whole.

3.3.1 Historical Trends.

The Federal Census in Table 3.1 shows a slow increase in Westborough's population over the past 40 years until recent times. The decade between 1990 and 2000 shows a sharp increase in population and is indicative of the explosive growth in single-family homes and tremendous residential subdivision development. This population is documented in the past open space and recreation plan that notes that between 1988 and 2000 Westborough added approximately 1,323 new single-family homes. Using census data, the Massachusetts Institute for Social and Economic Research (MISER) inaccurately forecasted in the previous plan, Westborough's population for the year 2000 at 14,345. This was only an increase of 212 people from 1990 to the year 2000. It appears that the MISER forecast merely accounts for the natural increase of births minus deaths as the primary contributor of the increase. The new MISER population projections for 2010 indicate that Westborough’s population will reach approximately 18,346. According to the Town Clerk, the current population in Westborough as of December 01, 2002, is 18,000. The Planning Board through its own population projection methodology has projected the population for the year 2007 (which concurs with the expiration date of this newly revised Open Space and Recreation Plan) to be 19,504.

Table 3.1 Growth Trends

Federal Census

Year Population Population Increase over the Decades % Change over the Decades

1950 - 7,378 ------- -------

1960 - 9,599 +2,221 +30.1%

1970 - 12,594 +2,995 +31.2%

1980 - 13,619 +1,025 + 8.1%

1990 - 14,133 + 514 + 3.7%

2002- 18,000 +3,864 +21.5%

Miser Projections

2010 - 18,346 + 346 + 1.9%

Planning Bd. Projection

2007 - 19,504 +1,504 + 8.3%

As indicated in the previous plan, the Planning Board’s methodology used to determine population projections is based upon real parcel data, subdivision approvals, anticipated subdivision approvals, lot releases and estimated yearly Approval not Required (ANR) endorsements. Furthermore, through natural increase (births and deaths) data, which is obtained by the Town Clerk, the Planning Board obtains a more accurate vital statistic number.

3.3.2 Population Projection

Figure 3.2 represents anticipated population growth based on current town records. It must be stressed, that these figures are projections, and are based on the most accurate data available to the Planning Board. The population of 18,000, as provided by the Town Clerk, was used as the start of the population projection. As shown in the population projection procedure in Appendix C, this figure was then used to project Westborough's future population of 19,504 by the end of year 2007. This equates to an average yearly increase of 300 people per year over the next five years. This number may seem high, but as is explained in Appendix C, Avalon at Flanders Hill alone has the potential to add 742 new residents to the Town.

Figure 3.2 Population Projections

Year	Population
2002	18,000
2003	19,140
2004	19,231
2005	19,322
2006	19,413
2007	19,504
2019	21,028
2022	21,383

+Source: Planning Board 2002

3.3.3 Cause of Population Increase.

Tables 3.2 and 3.3 show the nature of this growth. They list all the known present and expected residential subdivisions, lots not requiring approval under the subdivision control law (ANR), and the number of lots already approved and released by the Planning Board for construction.

Table 3.2 House Lot Construction from 2002 through 2007

2002 Lot Releases (Actual) and 2003 Lot Releases (and beyond)

SUBDIVISION	TOTAL LOTS APPROVED	LOTS RELEASED as of 12/1/02	LOT RELEASES EXPECTED IN 2003.
1. The Orchards at Quick Farm	38	16	22
2. Orchard Hill (townhouses)	100	46	54
3. Avalon at Flanders Hill (apartments)	280	280	0
4. Walnut Knoll	16	13	3
5. Wheelock Estates	5	4	1
6. The Preserve	38	18	20
7. Pond View Estates	10	9	1
TOTAL SUBDIVISION LOTS:	487	386	101
ANR's 2002	8	8
TOTAL HOUSE LOTS:	495	394	101

Total Approved New House Lots 2002 and Beyond = 495

Table 3.2 represents all of the current on-going approved subdivision construction. The Table indicates the total lots approved and how many lots have been released as of 12/01/02. It also shows the number of lots expected to be released in 2003. To date, the Planning Board has approved 495 lots. As of 12/01/02, 394 lots out of the total have been released for construction. This means 101 lots remain to be released in 2003. A total of 8 single family ANR lots were endorsed in 2002.

The addition of new dwellings does not stop after 2002. Numerous new subdivisions and other housing projects are expected to come on line after 2002 as shown in Table 3.3.

Table 3.3 Projected Housing Construction From 2003-2007

NEW SUBDIVISIONS ANTICIPATED	(2003 TO 2007)
1. Reservoir Estates	7
2. Chauncy Park Condominiums (Pending Appeal)	18
3. Lyman School Affordable Housing Project	35
4. Potential Subdivision Mt. Pleasant St.	45
ANR Lots (5 years at 17 lots/yr of which 25% actually contribute new single family home construction)	21
TOTAL POSSIBLE HOUSE LOTS:	126

Total New Anticipated Lots 2002 thru 2007 = 495(2002-2003) + 126(2003-2007) = 621

Table 3.3 shows that it is projected that 126 lots will be released and built though the end of the year 2007. Adding the projected 126 dwelling units to the 495 lots from Table 3.2 produces a total of 621 homes from 2002 through the year 2007. It should be noted that 17 ANR lots represent the average annual total from the previous seven years but that only 25% of those ANR endorsements actually contribute to new single home construction.

3.4 Growth and Development Patterns

Patterns and Trends. The Town of Westborough has been transformed in recent years from a primarily residential community to one with significant commercial and industrial development. The number of business establishments within the Town has nearly doubled in the past fifteen years, growing by 87% from 477 in 1985 to 892 in 2000. Similarly, the number of individuals employed within the Town grew by 67%, increasing from 15,038 in 1985 to 25,050 in 2000. With land values substantially less expensive than in Boston and Boston’s inner suburbs, Westborough has had a major role in the development of the I-495 high tech corridor. As developers and companies realized the value and benefits of locating on the I-495 corridor, Westborough emerged as a highly desirable locale.

In addition to the Town’s relative affordability and proximity to Boston, Westborough also benefits from its close proximity to the interstate system and the Worcester Regional Airport. Four major cross-state highways transverse the area: the Worcester Turnpike (Route 9), Route 20, the Massachusetts Turnpike (I-90), and Interstate 495. Additionally, I-190 links the region to the Fitchburg-Leominister area and I-84 and I-395 provide access to Connecticut and all points south. Worcester Regional Airport provides easy access to air travel and the transport of goods and materials.

Along with Westborough’s growing commercial and industrial base, the Town’s population has increased significantly as well. Between 1990 and 2000, the Town’s population grew by 27%, or by 3,864 persons, from its 1990 population of 14,133. While the Town’s commercial and industrial base has helped sustain the Town’s escalating municipal costs (in 2000, levies on commercial and industrial lands accounted for 34% of the Town’s total tax levies; residential land accounted for about 59%), the competing demands for land have resulted in land use conflicts and a quickly diminishing supply of open space within the Town.

3.4.1 Road and Infrastructure.

The Department of Public Works has developed a Road Improvement Plan and a Sidewalk Master Plan. Every year the department renovates several roads within the downtown area and numerous roads throughout the town. Frequently road improvements are coordinated with the addition of sewage and replacement of drainage and/or water service. The department also works very hard to maintain all of the newly created detention basins and other sewer and utility easements. The Planning Board through its Subdivision Regulations and considerable input from the Town Engineer have established a very detailed set of guidelines for all new subdivision roadway construction. This assures that when the town accepts the roadways at Town Meeting, the roads meet the most stringent town guidelines. Overall, the Town's roads are in very good condition. Easy access to both I-495 and I-90, and Westborough's reputation for good schools and infrastructure are primary reasons for the town's continued growth.

3.4.2 Water and Sewer Infrastructure.

The Department of Public Works is currently updating its 1988 document entitled “Report Relative to Water System Study Update” by Whitman and Howard Associates. Furthermore, the Department is updating their “Comprehensive Wastewater Management Plan/Environmental Impact Report” by Earth Tech. Concurrently, the Department is writing their “NPDES Storm Water Management Plan, Phase II” pursuant to EPA regulations. The Water Resources Management Committee with considerable input from the Conservation Agent is producing a Watershed Management Plan for Sandra Pond Reservoir and the Planning Board is updating their 1988 Master Plan by Daylor Consulting Associates.

Long-Term Development Patterns. The types of land uses and development densities permitted in town are regulated by Westborough's Zoning Bylaws. The enclosed zoning map's primary purpose is to show the relationship among land uses. Table 3.4 outlines the zoning districts minimum size and frontage requirements.

Table 3.4 Zoning Districts

Zoning District Min. Lot Size Min. Frontage

Residential

Rural Residential 50,000 sq. ft. 200 feet

Single Residential 50,000 sq. ft. 200 feet

Neighborhood Residential 50,000 sq. ft. 200 feet

Garden Apartment 2 acres 140 feet

High Rise Apartments 10 acres 140 feet

Business

Highway Business 30,000 sq. ft. 250 feet

Downtown Business 10,000 sq. ft. 100 feet

Industrial

Exclusive Industrial 15,000 sq. ft. 125 feet

General Industrial 15,000 sq. ft. 125 feet

State, MDC and Municipal District

Town Owned Property --- -----

Conservation --- ------

Residential Build-Out Analysis. It is unlikely these zoning districts will be changed in the near future. The Planning Board has seen a considerable decrease in the present rate of growth in comparison to the period between 1990 and 2000. For example, in the previous plan, the Planning Board anticipated that between 1996 and 2000 there would be a total of 506 possible new house lots. Conversely the updated plan anticipates a total of 126 possible new house lots. Furthermore, parcel-by-parcel analysis shows that most large parcels such as old farms are no longer available, have vast amounts of wetlands or have other environmental constraints that limit their development.

The following section discusses the total amount of residential zoned land within each of the 13 Planning Areas. It shows how much general industrial, exclusive industrial, highway business, and downtown business build able land is left as well as how much state-zoned land is within each zoning district. It should be noted that all state land other than MDC land is potentially developable.

Methodology. As shown in Figure 3.3, the Town is divided into 13 planning areas with boundaries determined by existing public ways. These areas are based on the transportation zones (Figure 3.4) established by previous transportation studies. Planning area boundaries do differ from these zones so that entire vacant land parcels are included in distinct zoning districts.

Vacant land is determined to be land in its natural state before development. The assumptions used in the vacant inventory are as follows:

+ Assumes Chapter 61 properties are developable.

+ Assumes State (non-MDC) properties are developable.

+ Assumes Town property will not be used for development.

+ Assumes Sudbury Valley Trustees property, agriculture protection restriction property, conservation zoned property, and open space within approved definitive subdivisions are undevelopable and therefore not included in the inventory.

+ Assumes parcels larger than 5 acres with only one home on them to be developable.

After the vacant land parcels were identified, they were analyzed for slopes 25% and greater. This and the known wetlands data taken from the 1982 USGS map were then overlaid onto the identified vacant parcels. Lastly, the 100-year flood plain information taken from the May 15, 1980 Flood Insurance Rate was overlaid onto the identified vacant parcel map. Any vacant land area outside of these overlays was considered build able land, while the area within the slopes of 25% and greater, or wetlands, or the flood plain was considered unbuildable.

On a parcel- by-parcel, zoning-district- by-zoning-district, and planning-area by planning-area basis, the vacant land was inventoried for total area and approximate build able area. This process was carried out for the entire Town and tallied on build-out worksheets that are shown in Appendix D. This information was then summarized for each planning area shown in Table 3.5, and then condensed to a vacant land summary for the entire Town as shown in Table 3.6. The explanation for each column heading follows Table 3.6.

Table 3.5 Planning Area Vacant Land Summaries. Part I (Measured in Acres)

Planning Area	Zoning Districts	Land Available	Vacant Build able Land Available	Build able Acres Slated for Develop-ment	Acres Slated for Develop-ment	Net Vacant Land	Net Vacant Build able Land
1	Residential/PPD	391	287	58	36	333	251
1	State	225 (138 ac. Tufts)	184	0	0	225	184
1	Total	616	471	58	36	558	435
2	Residential	243	150	19	10	224	140
2	Total	243	150	19	10	224	140
3	Residential/PPD	189	130	0	0	189	130
3	State	64 (Tufts)	51	0	0	64	51
3	General Industrial	3	2	0	0	3	2
3	Total	256	183	0	0	256	183
4	Residential	55	33	0	0	55	33
4	General Industrial	2	2	0	0	2	2
4	Total	57	35	0	0	57	35
5N	Residential	199	54	0	0	199	54
5N	State	186	7	0	0	186	7
5N	Exclusive Industrial	38	6	0	0	38	6
5N	General Industrial	18	1	0	0	18	1
5N	Total	441	68	0	0	441	68
5S	Residential	109	16	0	0	109	16
5S	State	169	19	0	0	169	19
5S	Exclusive Industrial	201	36	0	0	201	36
5S	General Industrial	16	6	0	0	16	6
5S	Total	495	77	0	0	495	77
6	Exclusive Industrial	8	0	0	0	8	0
6	General Industrial	41	8	0	0	41	8
6	Total	49	8	0	0	49	8

Table 3.5 Planning Area Vacant Land Summaries. Part II (Measured in Acres)

Planning Area	Zoning Districts	Land Available	Vacant Build able Land Available	Build able Acres Slated for Develop-ment	Acres Slated for Develop-ment	Net Vacant Land	Net Vacant Build able Land
7	Residential	33	13	10	7	26	6
7	Highway Business	62	16	0	0	62	16
7	General Industrial	171	126	0	0	171	126
7	Total	266	155	10	7	256	148
8	Residential	28	6	0	0	28	6
8	State	76	0	0	0	76	0
8	Highway Business	26	8	0	0	26	8
8	Downtown Business	1	1	0	0	1	1
8	General Industrial	12	12	0	0	12	12
8	Total	143	27	0	0	143	27
9	Residential	18	18	0	0	18	18
9	Highway Business	5	3	0	0	5	3
9	General Industrial	144	126	0	0	144	126
9	Total	167	147	0	0	167	147
10	Residential	201	139	103	84	98	55
10	General Industrial	64	52	59	48	5	4
10	Total	265	191	162	132	103	59
11	Residential	1	1	0	0	1	1
11	State	353	146	0	0	353	146
11	Highway Business	6	6	0	0	6	6
11	General Industrial	14	11	0	0	14	11
11	Total	374	164	0	0	374	164
12	Residential	81	9	0	0	81	9
12	State	80	30	0	0	80	30
12	Highway Business	9	3	0	0	9	3
12	Total	170	42	0	0	170	42

Table 3.5 Planning Area Vacant Land Summaries. Part III (Measured in Acres)

Planning Area	Zoning Districts	Land Available	Vacant Build able Land Available	Build able Acres Slated for Develop-ment	Acres Slated for Develop-ment	Net Vacant Land	Net Vacant Build able Land
13	Residential	32	15	0	0	32	15
13	General Industrial	14	1	0	0	14	1
13	Total	46	16	0	0	46	16
	Total	3588	1734	249	185	2899	1549

Table 3.6 Westborough's Vacant Land Summary (Measured in Acres).

Zoning Districts	Land Available	Vacant Build able Land Available	Build able Acres Slated for Develop-ment	Acres Slated for Develop-ment	Net Vacant Land	Net Vacant Build able Land
Residential/PPD	1580	871	190	137	1390	734
Highway Business	108	36	0	0	108	36
Downtown Business	1	1	0	0	1	1
Exclusive Industrial	247	43	0	0	247	42
General Industrial	499	347	59	48	440	299
State	1153	437	0	0	1153	437
Total	3588	1734	249	185	2899	1549

Explanations for each column heading in Tables 3.5 & 3.6 are as follows:

Zoning Districts - All zoning districts in Westborough with the exceptions of Garden Apartments (area already occupied), Town-owned property, and conservation property.

Land Available - Identified as total undeveloped property from all Westborough's prescribed zoning districts except those stated in 1.

Vacant Build able Land Available - Build able land available for development is simply the total vacant land from each zoning district minus the known natural inhibitors of development such as steep slopes, wetlands, and the 100-year flood plain. Although no property owner cannot be denied "reasonable" development rights, this analysis views that building in these areas as inherently unsafe and contrary to current American Planning Association planning practice. The reason these natural factors were removed from the total vacant land available is as follows:

Slopes - Slopes 25% and greater should be avoided for clearing, regrading or construction due to the high potential for erosion and consequent sedimentation of water courses and water bodies.

Wetlands - These identified areas and the 100-foot buffer should be avoided for construction due to its storm water filtering ability and wildlife potential.

100-year

Flood Plain - Sound planning practice excludes this land from development.

Build able Acres Slated for Development - The total acres including in the conceptual stages of planning and development.

Acres Slated for Development - The net result of subtracting the unbuildable area from the area slated for development.

Net Vacant Land - The total vacant land available from a particular zoning district minus the acres slated for development (Column 2 minus Column 4).

Net Vacant Build able Land - The approximate build able area remaining in each zoning district after the build able acres slated for development are subtracted from the total build able land available (Column 3 minus Column 5).

Single Family Build-out Estimates. The single family build-out estimate analysis is relatively straight forward for zoned residential parcels. The assumptions used to derive the single family build-out estimates are:

+ Assumes property owners are willing to release their property for development.

+ Assumes land containing slopes of 25% and greater, wetlands, and/or the 100-year flood plain to be uneconomical to develop and thereby deemed unbuildable.

+ Assumes current zoning will not change to include additional multifamily use.

+ Assumes 10% of land is dedicated to affordable units due to the comprehensive permitting process. This equates to 3 to 4 units per build able acre.

+ Assumes maximum development potential for each parcel unmodified by limits on infrastructure, potential market saturation, or Town actions to remove land from development.

+ Assumes vital access is present or is possible in the future.

+ Assumes the net build able area will satisfy current zoning's 200-foot frontage requirement, the 50,000 sq. ft. lot area requirement, and will receive building permits.

+ Assumes roads compromise 10% of land within a definitive subdivision.

+ Assumes residential development will occur only within residentially zoned land.

+ Assumes net build able acres are square. This simplifies calculations and would allow for maximum single family build-out estimates under current zoning.

The single family build-out estimates were derived by taking the net build able area from the zoned residential/PPD area, less the 10% for roads, and divided by the minimum lot size of 50,000 square feet. Because affordable housing is assumed in the build-out estimates, a separate equation to include 10% for affordable units is necessary. The following two computations illustrate both applications:

Market Single Family Build-out Estimate = (Net Build able Area Zoned Residential/PPD - 10% of Net Area for Roads) / 50,000 sq. ft.

= (734 ac. – 73.4 ac.) / 50,000 sq. ft.

= 575 Potential New Homes

Market Single Family & Affordable Housing Build-out Estimate = { (Net Build able Area Zoned Residential/PPD - 10% of Net Area for Roads) (10% of developable area less roads x 3 units) = Affordable Houses} + { (Net Build able Area Zoned Residential/PPD - 20% of net area for Roads and Affordable Housing) / 50,000 = Market single family homes}.

= (734 ac. – 73.4 ac.) (66.1 ac. x 3 units) = 198 Affordable Houses + (734 ac. – 146.8 ac.) / 50,000 sq. ft. = 511 Market Single Family Homes.

= 709 Potential New Homes

It must be emphasized that the potential 575 to 709 market and affordable new homes in addition to current and anticipated housing construction are based on development occurring only in parcels zoned for single families. These estimates are based on mathematics and perfectly square build able parcels. Although these estimates do not take into account the economic feasibility of constructing in less than ideal circumstances, these estimates of between 575-709 new homes give a good glimpse of what Westborough's residential infrastructure would have to carry if and when total build-out occurred. Figure 3.5 shows how the total single family unit build-out is distributed across the Town. It includes the current and anticipated housing construction as of December 2002-December 2007 and the potential additional single family households each planning area could carry.

Figure 3.5 Residential Build-Out Distribution

Planning Area	Current and Anticipated Households Construction (2003-2007	Potential Additional Single Family Units Per Planning Area*
1	79	197
2	52	110
3	21	102
4	----	26
5	---	55
6	----	0
7	1	5
8	----	5
9	---	14
10	----	43
11	53	1
12	----	7
13	----	12
Total	227 including ANR’s	577

Growth Scenarios. Westborough's population by the year 2007 is projected to be 19,504. This figure takes into account the projected housing construction from 2002 to 2007. If we assume current building trends continue as they have, then at least hypothetically the 575 single family housing build-out estimate could occur by the middle of year 2019. This of course assumes the current single family lot releases which have averaged 37 over the past 7 years continues to do so (575 potential homes/ 37 lots per year = 16 years). If the 709 build-out estimate is used, then the single family build-out could occur by the year 2022 (709 homes / 37 lots per year = 19 years). It must be emphasized that these growth scenarios would only occur under ideal circumstances, and therefore the number of potential homes and the timing of the above scenario would probably not come to reality.

Although the total number of homes and the time frame would occur only under the best of circumstances, it does at least tell us the potential population Westborough may face in the future. For instance, if in one scenario the 575 single family estimate was multiplied by the current 2.65 household multiplier, an increase of 1,524 people would have to be added to the projection for the year 2007. If in the second scenario the 709 single family estimate is used, then 1,879 would be added to the year 2007 projection.

Table 3.7 Single Family Build-Out Population Projections.

Year	Calculations	Population Projections
Current Population (as of 12/1/02)		18,000
2007	(Table 2, Appendix C)	19,504
2019 (scenario 1)	19,504 + 1,524	21,028
2022 (scenario 2)	19,504 + 1,879	21,383

Although it is unlikely the maximum build-out or population projections would ever be reached under current zoning, it would be wise to plan future Town requirements based on the maximum projections. In the event Westborough's zoning philosophy changes, or the typical family size changes, or housing technology changes to accommodate increased single family densities, or if any unforeseeable event occurs, then the build-out growth scenarios above should be re-evaluated and planned accordingly.