Whitman Considers Smart Growth Housing District to Unlock State Incentive Payments
Town discusses pension burden with County Treasurer O'Brien
WHITMAN - October 7 - The Whitman Select Board held a public hearing on a proposed 40R Smart Growth Zoning District that could bring the town an immediate $350,000 payment from the state, plus $3,000 for every housing unit built in a designated area near the MBTA Commuter Rail station. The overlay district would cover approximately 40 acres along South Avenue and Pond Street, primarily targeting underutilized industrial sites and encouraging affordable workforce housing development.
The Full Story
Jason Desrosier, Senior Planner for Housing and Public Engagement at the Old Colony Planning Council, presented the proposed 40-R Smart Growth Zoning District to the Select Board. Desrosier, also a Whitman resident, explained that the district would overlay the existing MBTA communities 3A zoning area but with additional financial incentives for the town.
The proposed district encompasses approximately 40 acres, primarily along South Avenue and Pond Street near the commuter rail station. Desrosier emphasized that the zoning would require as-of-right development at minimum densities: 8 units per acre for single-family homes, 12 units per acre for townhomes, and 20 units per acre for multifamily housing. At least 20% of units must be affordable to households earning 80% of area median income—$72,950 for a single person, $83,400 for a household of two, and $93,800 for a household of three.
“The zoning incentive payments for towns range between $75,000 and $600,000, depending on your overall population. For Whitman, it would be a zoning incentive payment of $350,000,” Desrosier said. “So the state would send a check to the town of Whitman for $350,000 if 40R passes.”
Beyond the upfront payment, the town would receive $3,000 for every housing unit built in the district when developers pull building permits. Desrosier presented several scenarios showing potential financial impacts. A development of 348 units would generate approximately $1.4 million in combined payments, while 464 units would bring in $1.7 million. Even the most conservative scenario of 250 units would produce about $1 million in new property tax revenue annually and expand the tax base by 5-6%.
Board member Justin Evans questioned what would incentivize developers to choose 40R over the existing MBTA communities zoning or the Chapter 40B affordable housing process. Desrosier explained that 40R offers predictability and streamlined permitting that 40B does not, and unlike the 3A zoning, generates state payments that help towns realize economic benefits.
John Goldrosen, Chairman of the Zoning Board of Appeals, informed the board that a property owner at 185 Franklin Street is considering a 40B development but has expressed willingness to pursue 40R instead if the town adopts the zoning. “They expressed a willingness to go with a 40R route if the town adopts it,” Goldrosen said, adding that the developer has begun preliminary discussions with the state.
The planning focused development on areas that would minimize visual impact. Rhiannon Dugan of Old Colony Planning Council explained the strategy: “The ones that we have that might appear as a larger apartment building are mostly in unused industrial areas. They’re tucked behind the train tracks. They’re not that main view of Whitman, but allow you to get some housing density kind of hidden in the bones of the town as it lays out now.”
Areas along South Avenue facing other small homes or businesses were designated for townhomes to maintain neighborhood character. The zoning limits buildings to three stories (45 feet) and requires parking at the side or rear of buildings—no front parking is permitted.
Board member Laura Howe raised concerns about maintaining community character near Hobart’s Pond. “I wouldn’t want to see a monstrosity. I really like everything you said, but one word I didn’t care for was to kind of hide it. You know, I don’t want anything hidden in Whitman. If it’s going to be built in Whitman, I want it to be respectful of Whitman and an asset to the public,” she said.
Desrosier noted that many parcels on Pond Street likely contain contamination from their industrial past, which could significantly delay any development while remediation occurs. He emphasized that the timeline from adoption to actual construction could range from one to three years or longer, depending on site conditions and market factors.
The proposed zoning includes optional mixed-use development, allowing commercial space on ground floors with residential above. Board members debated whether to include this provision, with Goldrosen noting it complicates the bylaw but Evans suggesting it differentiates the 40R from the 3A district and provides developers additional flexibility.
Desrosier explained the approval process: the application and zoning bylaw must be submitted to the state by the end of October for a 90-day review. After addressing any state comments, it would go through Planning Board hearings and onto the town warrant for the May 2025 town meeting. If adopted, it requires Attorney General approval before taking effect.
One fiscal impact analysis showed all development scenarios produce positive revenue for the town. Desrosier noted that 40S payments—additional state funds to offset school costs from new students—would help address concerns about enrollment impacts. He observed that Whitman has experienced declining enrollment over 31 years, and new housing could help stabilize the school system.
The evening also included a lengthy discussion on Plymouth County retirement obligations. Tom O’Brien, Plymouth County Treasurer, presented information about the system’s unfunded liability and the town’s increasing assessment obligations. Select Board member Shawn Kain expressed alarm that Whitman’s retirement assessment will rise from $3.5 million currently to over $5 million within five years—increases that will consume most of the town’s new revenue growth.
“If we have to make tight cuts over the next five years, these are the things that are on the table,” Kain said, referencing potential layoffs of police and firefighters or even library closures. He advocated for extending the funding schedule beyond 2031 to provide budget relief, but O’Brien explained the system has limited flexibility and other member communities oppose extensions.
O’Brien also discussed pension obligation bonds, which Kain suggested as a potential solution. O’Brien said Plymouth County has tried unsuccessfully for years to secure legislative approval for such bonds, facing resistance from the state administration despite significant potential savings. “If they’re not going to do it in 2020 when interest rates were at 1 and we could get one at 2.5 to 3, I can’t imagine they’re going to do it in this environment no matter how hard we jump up and scream,” O’Brien said.
The retirement discussion underscored why the 40R proposal carries such significance for Whitman’s fiscal future. The one-time payments and ongoing tax revenue from new development could provide the financial breathing room the town needs as retirement obligations escalate.
Why It Matters
The 40R Smart Growth Zoning District represents a potential financial lifeline for Whitman as the town faces mounting pension obligations and declining school enrollment. The immediate $350,000 payment could provide short-term budget relief, while long-term property tax revenue from new housing development could expand the tax base by 5-20% depending on how much development occurs. For residents, this could moderate future tax increases while potentially bringing new businesses and services to underutilized industrial areas. The zoning also addresses workforce housing needs, creating apartments and homes affordable to teachers, nurses, and other essential workers currently priced out of the community. However, the success depends entirely on whether developers find the projects economically feasible and choose to build in Whitman.
Meeting Minutes
Key Motions & Votes
Motion: Approve bill and payroll warrants. Outcome: Approved. Vote: Unanimous. (Timestamp: 00:00:32)
Motion: Accept correspondence in the read file. Outcome: Approved. Vote: Unanimous. (Timestamp: 00:01:05)
Motion: Approve open session meeting minutes from May 20, 2025. Outcome: Approved. Vote: Unanimous. (Timestamp: 00:01:22)
Motion: Approve open session meeting minutes from May 27, 2025. Outcome: Approved. Vote: Unanimous. (Timestamp: 00:01:27)
Motion: Approve open session meeting minutes from June 11, 2025. Outcome: Approved. Vote: Unanimous. (Timestamp: 00:01:52)
Motion: Appoint Richard Blosz to Board of Appeals representative on Economic Development Committee for three-year term through June 30, 2027. Outcome: Approved. Vote: Unanimous. (Timestamp: 00:47:44)
Motion: Enter executive session pursuant to MGL Chapter 38, Section 21A, Exception 3 for Step 2 grievance OPEIU Local 6. Outcome: Approved. Vote: Unanimous. (Timestamp: 00:59:56)
Motion: Enter executive session pursuant to MGL Chapter 38, Section 21A, Exception 7 to review and approve executive session minutes from May 20, 2025 and May 27, 2025. Outcome: Approved. Vote: Unanimous. (Timestamp: 01:00:23)
Motion: Settle Step 2 grievance with OPEIU Local 6 (voted in executive session, announced in open session). Outcome: Approved. Vote: Not specified. (Timestamp: 01:05:42)
Motion: Approve executive session minutes from May 20, 2025 and May 27, 2025 (voted in executive session, announced in open session). Outcome: Approved. Vote: Not specified. (Timestamp: 01:05:42)
Motion: Adjourn the meeting. Outcome: Approved. Vote: Unanimous. (Timestamp: 01:49:45)
Public Comment
There was no public comment during the designated public forum at the beginning of the meeting. Dawn Byers, a member of the public, emailed comments regarding the regional school agreement but did not speak during public comment. Board member Laura Howe made remarks encouraging community members facing hardship to reach out for assistance, stating she has connections to resources through Old Colony Elder Services, the Board of Health, and other organizations. During the 40R public hearing, Zoning Board of Appeals Chairman John Goldrosen provided input on the proposed district and informed the board about a potential 40B development at 185 Franklin Street.
What’s Next
Jason Desrosier of Old Colony Planning Council will submit the 40-R Smart Growth Zoning District application and draft bylaw to the state Executive Office of Housing and Livable Communities by the end of October 2025 for a 90-day review. Following state feedback and any necessary revisions, the proposal will go through Planning Board hearings before being placed on the warrant for the May 2025 town meeting for local adoption. If approved by voters, it will require Attorney General approval before taking effect. The Regional School Agreement Committee will meet in November, with Select Board member Justin Evans presenting discussion points from the board’s previous meeting. The School Committee will discuss the regional agreement at their October 8, 2025 meeting. The Select Board will consider the Jiffy Lube license transfer application at a future meeting when a representative is present. Jason Desrosier will return on October 28, 2025 to present the Open Space Recreation Plan.
Disclosure: South Shore News founder Justin Evans is a current member of the Whitman Select Board.