Woburn Council Presses Pulte on Unit Count as Del Webb Zoning Review Continues

WOBURN -- March 30, 2026, Woburn's ordinance committee grilled Pulte Homes over a proposed 504-unit Del Webb 55-plus community at the Vail site, taking no vote Monday. Attorney Bernie Tarby and Vice President of Land Planning Mark Mastronetti presented revised financials projecting $2.9 million in annual property tax revenue and a net fiscal benefit of approximately $2.65 million at full stabilization, alongside a development agreement requiring $1,000 per approved unit, $504,000 total, directed toward commercial and affordable housing incentives. Traffic consultant Rob Nagy of VHB said the residential project would generate roughly 1,600 daily vehicle trips versus approximately 15,000 for the site's previously approved full commercial build-out. The amended zoning language now mandates that no less than 10 percent of units be affordable under Chapter 40B, following EOHLC consultation. Councilor Scott Toro asked Mastronetti directly for Pulte's minimum acceptable unit count; Mastronetti declined to name a number but said the company remained open to negotiation. Councilor Pappalardo warned colleagues that commercial properties generate roughly three times the tax contribution of residential ones and urged a briefing from the city assessor before any vote proceeds.