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Smart Growth in Action: The Legacy Farm Story, Hopkinton, MA


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Smart Growth in Action: The Legacy Farm Story, Hopkinton, MA

  1. 1. Smart Growth in Action: The Legacy Farm Story, Hopkinton, MA Fred Merrill, AICP, Sasaki Associates Elaine Lazarus, Director of Land Use, Planning and Permitting Steven Zieff, Baystone Development Joe Markey, Former Chairman Hopkinton Planning Board
  2. 2. A model planning process for sustainable smart growth
  3. 3. Farm?
  4. 4. Subdivision?
  5. 5. Smart Growth Community!
  6. 6. Agenda• Project Overview – Master Planning – OSMUD Zoning – Permitting Process – Implementation• Panel Discussion• Question & Answer
  7. 7. Pre-OSMUD…Open Space Mixed Use Development• 2005 - Town forms Land Use Study Committee to plan for Weston Nurseries / East Hopkinton and authorizes funds for master plan.• 6/2005 - LUSC issues RFI for development partner.• 5/2006 - Town meeting vote to authorize CPA funds for East Hopkinton master plan (Sasaki hired 8/2006 as planners).• 2006 - Master Plan Committee input to OSMUD zoning• 3/2007 - East Hopkinton Master Plan public forums.• 6/2007 - Town Meeting votes to waive its 61A rights to purchase the Site.• 8/2007 - Sasaki issues "East Hopkinton Land Use Strategy and Zoning Recommendations Report”….and provides input into OSMUD zoning.• 10/2007 - Planning Board and Zoning Advisory Committee develop Open Space Mixed Use Development (OSMUD) Zoning Article.
  8. 8. Master Planning:East Hopkinton Land Use Strategy
  9. 9. Overarching Principle• Create a land use strategy for a sustainable future that balances the environmental, social and economic goals of the Town of Hopkinton
  10. 10. Community Context• Hopkinton is in the middle of a fast-growing and high-demand area due to its connectivity to Metro Boston Major Roadways: I-495, Route 9 and I-90 Marathon Route The Bay Circuit Upper Charles River Trail
  11. 11. East Hopkinton Land Use StrategyMaster Planning Exploring Visions for East Hopkintons Future and Impacts on our Community Hopkinton Planning Board and Land Use Study Committee • 4,084 acre site
  12. 12. Existing Land Use (A View from Above)Master Planning Total study area 4,084 ac Water & Wetlands 152 ac (3.8%)85 135 Forested (natural) 2,178 ac (53.3%) Open Land (disturbed) 91 ac (2.2%) Residential 896 ac (21.9%)
  13. 13. Net Usable Land Area (NULA) Total study area 4,084 ac Developed Parcels 1,622 ac Hydrology -100-year flood plain85 135 - Wetland areas - Title 5 setbacks Permanent Open Space Non-developable 1,043 ac Net Usable Land Area 1,419 ac
  14. 14. Land Use Strategy Conclusions North of Main: • This area provides the greatest opportunity for future85 135 development, but is constrained somewhat by topography • Liberty Mutual campus may act as a catalyst for future institutional or commercial uses • Development potential requires improved access between Route 135 and Route 85
  15. 15. Land Use Strategy Conclusions East Main to Front Street: • This area is constrained by wetlands and stream corridors85 135 • While it is possible to tie into existing town sewer and water lines, capacity must be increased first • Topography could make this area a good location for wastewater treatment and groundwater discharge to support future development • Increasing access along existing roads is hindered by ownership along the perimeter
  16. 16. Land Use Strategy Conclusions South of Front Street: • This area is nearing its development capacity, and the85 135 scenic roadways create limits on additional capacity • Lack of connections to town water and sewer lines is a major issue
  17. 17. Land Use Scenarios 1. "Lose Green" Allow piecemeal development to occur over time under existing zoning without85 135 a comprehensive vision to guide future growth 2. "Buy Green" Town and/or land trust purchases land currently being considered for development and places it into conservation 3. "Grow Green" Identify open space resources, create links between them and other regional resources, and consider higher density development in the remaining areas
  18. 18. Open Space Mixed Use Development Process (OSMUD) Legacy Farms
  19. 19. Post OSMUD Accomplishments• 5/2008 - OSMUD Zoning approved by Town Meeting• 2009-10 - State Environmental Review Process (MEPA)• 5/2010 - Legacy Farms Master Plan Special Permit Issued• 5/2011 - First Development Project Site Plan Approved• 9/2011 - Water/Sewer/COE permits• 10/2011 - Phase 1 Construction Commences
  20. 20. Panel Discussion
  21. 21. Lessons Learned• Large,unique property with single owner.• Shared vision between Town and developer.• Chapter 61-A opportunity.• High barriers to entry.• Transparent process/strong community engagement.• OSMUD provided predictability for Town & developer.• Others?
  22. 22. Q&A• Motivations.....Town?……developer?• What when well?• What could have worked better?• What would you do differently…next time?• Advice on replicability to other communities.