Limited development projects final 6 8-2012

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Limited development projects final 6 8-2012

  1. 1. Municipal Limited DevelopmentsWayne Feiden, FAICPCarolyn Misch, AICPSarah LaValleyMunicipal Limited Developments Feiden, Misch, LaValley MAPD June 8, 2012
  2. 2. Municipal Limited DevelopmentsBeyond regulator, cheerleader and redevelopment• Open space• Affordable & community housing• Public facilities• Community development• Sustainable Transportation• Economic developmentMunicipal Limited Developments Feiden, Misch, LaValley MAPD June 8, 2012
  3. 3. IssuesRole of governmentCompetition with private sectorIntervene to address market “failures”Lowest cost method to achieve landConflict of interest– Permit granting role– Permit applicant roleMunicipal Limited Developments Feiden, Misch, LaValley MAPD June 8, 2012
  4. 4. AssemblingMineral Hills/Saw Mill HillsConservation AreasMunicipal Limited Developments Feiden, Misch, LaValley MAPD June 8, 2012
  5. 5. Two transactionsConservationTwo DuplexesFuture Water TowerMunicipal Limited Developments Feiden, Misch, LaValley MAPD June 8, 2012
  6. 6. LAND GrantLot sales (CITY finds buyer)CPAwater feesMunicipal Limited Developments Feiden, Misch, LaValley MAPD June 8, 2012
  7. 7. Conservation and CommunityPreservationStaff: balance – represent interests of oneboard before another– CPA role is impartial, ConsCom is notConsCom: ‘conservation greed’• Compromise:– Reconcile open space with municipal needs– Private development: more disturbance, lessprotection– Development focus on altered areasMunicipal Limited Developments Feiden, Misch, LaValley MAPD June 8, 2012
  8. 8. Mineral Hills: Planning Board PermittingBoard objectives– Resolve history of conflicts– Cluster units– Open space acquisition– Limit new use to disturbedareasBoard conflicts withobjectives– Townhouses not consistentwith neighborhood form– Board advocacy- Benefitsoutweigh conflictsMunicipal Limited Developments Feiden, Misch, LaValley MAPD June 8, 2012
  9. 9. PermittingStaff conflicts/Consistency– Building design not reviewed– Conditioned permit to address trafficmitigationCity held to higher standards?– Common driveway– Minimum street frontage– Open space acreage (250+)Municipal Limited Developments Feiden, Misch, LaValley MAPD June 8, 2012
  10. 10. MARKETCONSERVATIONRECREATIONHABITATMARKETWesthampton RdLandfill expansion buffer neededAcquire by eminent domainMultiple objectives possibleCity: applicant AND property ownerMunicipal Limited Developments Feiden, Misch, LaValley MAPD June 8, 2012Landfill bufferENTIRE SITE 20 acres
  11. 11. MARKETCONSERVATIONRECREATIONHABITATMARKETCITYGIVES land for 6 affordable housing unitsSELLS 2 mid-range building lotsGIVES slivers to abuttersFinancing: Landfill, CDBG, and Lot SaleMunicipal Limited Developments Feiden, Misch, LaValley MAPD June 8, 2012Westhampton RdLandfill buffer 5 acres12 acres1 acre6 units1 unit1 unit
  12. 12. Westhampton Road: Planning BoardPermittingMunicipal Limited Developments Feiden, Misch, LaValley MAPD June 8, 2012Board Objectives– Affordable Housing– Minimal Waivers– Cluster– Buffers to abutters and landfillBoard conflicts with objectives– Appropriate location for affordableunits?
  13. 13. PermittingStaff conflicts– DPW support for buffer– Lot sale offsets cost of bufferConsistency in applying rules– Water pressure costs added to Habitat costsCity held to higher standards?– Gift land to abuttersMunicipal Limited Developments Feiden, Misch, LaValley MAPD June 8, 2012
  14. 14. Conservation Land CompromisesPossible endangered species helped foster dealArea also identified as future multi-use trail routeClear exception for potential trail developmentNeed for trust in staff (present and future)Municipal Limited Developments Feiden, Misch, LaValley MAPD June 8, 2012Bio.umass.eduBalanceNeeds
  15. 15. conservation areaHabitat for HumanityHabitat for HumanityHabitat for HumanityMarket LotGarfieldAveCity a responsible party for century old “dump”Settlement of lawsuitMultiple objectives possibleCity as applicant AND property ownerMunicipal Limited Developments Feiden, Misch, LaValley MAPD June 8, 2012ENTIRE SITE 15 acres
  16. 16. conservation areaHabitat for HumanityHabitat for HumanityHabitat for HumanityMarket LotCITYCaps landfillGIVES land for 6 affordable housing unitsWill SELL land for one building lotApplies for comprehensive permitMunicipal Limited Developments Feiden, Misch, LaValley MAPD June 8, 201212 acresGarfieldAve
  17. 17. Conservation and CommunityPreservationStaff -‘two hats’– Conservation Agent:focus on preservation, cleanup– CPA staffer –impartial review of Habitat for Humanity application– Balance of different interests– ‘Salesman and Teacher’ rolesMunicipal Limited Developments Feiden, Misch, LaValley MAPD June 8, 2012
  18. 18. Garfield: Planning Board PermittingMunicipal Limited Developments Feiden, Misch, LaValley MAPD June 8, 2012Board objectives– Affordable Housing(in town)– Infill housingBoard conflicts– Perceived conflicts(close landfill)
  19. 19. GarfieldStaff conflicts– Landfill closure– Infill housing near landfill– Affordable housingConsistency in applying rules– 40B allows more flexibility and creativityMunicipal Limited Developments Feiden, Misch, LaValley MAPD June 8, 2012
  20. 20. Nature:Preserve 25% of Citymost ecologically valuable and intact areasOpen Space Acquisitions: Nature, PeopleMunicipal Limited Developments Feiden, Misch, LaValley MAPD June 8, 2012People:Quality of life by connecting to allneighborhoods and urban areasIts OK forConsCom to have adifferent goal!
  21. 21. Municipal Limited Developments Feiden, Misch, LaValley MAPD June 8, 2012Bean and Allard FarmsFarmland, Conservation, Recreation,Community Gardens AND building lots
  22. 22. Municipal Limited Developments Feiden, Misch, LaValley MAPD June 8, 2012CITY: Obtains special permits &site plan for private lots
  23. 23. Conservation Issues - LandConsCom must approve cluster open spaces– Ensures ecologically important land protected– Pressure to approve?– Competing goals and interests– Limitations on future field projectMunicipal Limited Developments Feiden, Misch, LaValley MAPD June 8, 2012
  24. 24. Conservation Issues - PermittingVery high profile project with public supportDifficult balance:– Wetlands performance standards VS– good stewardship of public funds– Immediate need for recreation fields– Real value of mitigationComplicated drainagesolution with riverfrontdisturbanceMunicipal Limited Developments Feiden, Misch, LaValley MAPD June 8, 2012
  25. 25. Bean Farm: Planning BoardPermittingBoard Objectives– Sustainable NorthamptonRecreationAgricultureOpen Space– Floodplain protection– ClusterBoard conflicts with objectives– Demand for fields– Eliminate Board conflicts elsewhere– Neighborhood ConcernsMunicipal Limited Developments Feiden, Misch, LaValley MAPD June 8, 2012
  26. 26. PermittingMunicipal Limited Developments Feiden, Misch, LaValley MAPD June 8, 2012Staff conflicts– Traffic impacts– Perception– WP rezoning changesConsistency in applying rules– City not required to get Site Plan?City held to higher standard?– Common driveways– PV on recreation building– On site private irrigation– Bike path connector– Pervious ‘grasscrete’
  27. 27. Connecticut River GreenwayAND Lane Business ParkMunicipal Limited Developments Feiden, Misch, LaValley MAPD June 8, 2012
  28. 28. Ct.RiverGreenwayMunicipal Limited Developments Feiden, Misch, LaValley MAPD June 8, 2012Connecticut RiverGreenway
  29. 29. Conn. RiverGreenwayandLaneBusiness ParkMunicipal Limited Developments Feiden, Misch, LaValley MAPD June 8, 2012CITY: Applies for site plan andwetlands public & private uses
  30. 30. Conservation IssuesHigh visibility projectZoning-based wetlands ordinance allowsflexibility BUT must meet same performancestandards as private developersCompeting interests?– Project needs water access– endangered speciesPerception - defensible decision – collaboratewith engineers early in processMunicipal Limited Developments Feiden, Misch, LaValley MAPD June 8, 2012
  31. 31. CT River Greenway: PermittingMunicipal Limited Developments Feiden, Misch, LaValley MAPD June 8, 2012Board objectives– Recreational access– Riverfront protection for open space– Economic Development– Reuse of existing siteStaff conflicts– No traffic mitigation required– PerceptionsCity held to higher standard?– mitigate “off site” to address perception
  32. 32. Conservation and RecreationCommission walking arm and armMunicipal Limited Developments Feiden, Misch, LaValley MAPD June 8, 2012

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