CREATING THE BOXRECOGNIZING THE NEED FOR REGULATORYCHANGE AND CREATING A STRUCTURE FORACTIONPresented by:Valerie Massard, ...
Creating a Flexible Box   Consultants, Regulators, Developers spend    considerable time and resources working within the...
Creating a Flexible Box   Do our existing regulations and design standards    lead us where we want to go?   Are we addr...
How Best to Respond to EmergingEnvironmental and Societal Issues?   Stormwater and Flooding   Global Warming – Greenhous...
The Catalysts to Adopt and Respond toEmerging Issues   Public Sector Stakeholders   Private Sector Stakeholders
Public Sector Stakeholders   Citizens of the Commonwealth   Local, State and Federal Regulators     Massachusetts Depar...
Private Sector Stakeholders   Developers and Land Development Organizations   Business Interests   Consultants, Archite...
Initiatives for Regulatory Change   Convergence of Public and Private Sector Interests        Adequacy and Protection of...
Example of Regulatory Change         A Catalyst for Reclaimed Water Guidelines and Regulations   A cooperative effort by ...
Example of Regulatory Change   Massachusetts Regulatory Guidelines (Issued After Initial Pilot Project):     “Interim Gu...
Case Studies for Innovative Responses Leading To Regulation Change1.   Conversion of a former Nike Missile site in Wayland...
Local Change and Design Guidelines:       Plymouths Experience          Presented to MAPD Annual Conference               ...
Plymouth is very largeOutline ofPlymouth103 sq. miles
Active Development  Plymouth - some of     fastest growth  in Commonwealth    In recent years.•Plymouth Rock Studios•AD Ma...
Special Considerations   Large portions of Town mapped by    Massachusetts Natural Heritage   Anadromous fish runs   31...
Often, existing guidelines leadus to question:“That’s what we said, but not what we              meant.”…
Opportunity: create better ‘box’   Flexibility   Focus on key issues – ask questions   Include local community and    d...
Opportunities:   Stormwater design guidelines   Roadway design guidelines   Development design guidelines       Commun...
Design issue: residential growth   OSMUD – Mixed Use overlay Pinehills   TRVD – Mixed Use overlay Makepeace   Rural Den...
Residential Development    Pinehills• $1.5 Billion Project Cost• 600 Jobs Created• Taxes   $2.3 Million 2005   $17 Million...
Design Issue: roads   Pinehills OSMUD – developers    approached the Town: “What are your    favorite roads in Plymouth?”...
Green Neighborhoods      Plymouth  Alliance   OSRD         RDD & VOSD(1) Concept Plan          (1) Concept Plan   (product...
Plymouth’s RDD Bylaw   50-foot frontage for a lot   Can donate land to Town or land trust,    or hold land privately in ...
Property Sales Comparison     600,000     500,000     400,000     300,000     200,000     100,000            0            ...
Design Issue: Stormwater   Stormwater guidelines adopted 1983   New, large developments design using    Town’s out-dated...
Plymouth’s Stormwater Group    Informal - focus: grants, retrofitting, stream restoration,            water quality     D...
Smart Growth Grant from EEA   CZM grant (2004) - Model Bylaw [Plymouth,    Duxbury & Marshfield; Horsley Witten Group]  ...
Development of Guidelines   Plymouth’s Stormwater Group   Comprehensive Environmental, Inc.    design services   Core w...
Local Engineers   Cubellis   Associated Engineers of Plymouth,    Inc.   Flaherty & Stefani, Inc.   The Garrett Group,...
Implementation   Guidelines replaced all other design    standards – subdivision rules & regulations;    consistency   G...
Similar approaches:AD Makepeace‘River Run’    1,400 acres   400 acre footprint   Compact village    center   TDR – hun...
Similar approaches:Seaport at Cordage   (40R)   Redevelop    waterfront mfg.    area   Compact village    center   New ...
Similar approaches:Plymouth Rock   Studios    400 acres   LEED buildings   Screening
The Solution “Yes, if it’s in the best interest of                the Town”
From Missiles to Housingthe Conversion of the Nike Missile Site into the                       Residences at 89Oxbow      ...
From Missiles to Housing                                              The Residences at 89Oxbow                           ...
From Missiles to Housing                                             The Residences at 89Oxbow                            ...
From Missiles to Housing                                                                      The Residences at 89Oxbow   ...
From Missiles to Housing                                                         The Residences at 89Oxbow                ...
From Missiles to Housing                                                                          the Residences at 89Oxbo...
From Missiles to Housing          the Residences at 89Oxbow             Wayland, MassachusettsThank You                   ...
The “Momentum of Possibility”                                            that contributed to the creation of              ...
the Residences at 89Oxbow                                                                    Wayland, Massachusetts       ...
the Residences at 89Oxbow                                                                               Wayland, Massachus...
the Residences at 89Oxbow                                                                              Wayland, Massachuse...
the Residences at 89Oxbow                                                                        Wayland, Massachusetts   ...
the Residences at 89Oxbow                                                                        Wayland, Massachusetts   ...
the Residences at 89Oxbow                                       Wayland, Massachusetts                                    ...
the Residences at 89Oxbow                                                       Wayland, Massachusetts                    ...
the Residences at 89Oxbow                                                                   Wayland, Massachusetts        ...
the Residences at 89Oxbow                                                               Wayland, Massachusetts            ...
the Residences at 89Oxbow                                                               Wayland, Massachusetts            ...
the Residences at 89Oxbow                                                               Wayland, Massachusetts            ...
the Residences at 89Oxbow                                                                     Wayland, Massachusetts      ...
the Residences at 89Oxbow                                                                 Wayland, Massachusetts          ...
the Residences at 89Oxbow                                                 Wayland, Massachusetts Septic System 1 Leaching ...
the Residences at 89Oxbow                                                    Wayland, Massachusetts    Bioretention    Ent...
the Residences at 89Oxbow                                                       Wayland, Massachusetts  Bio Retention Basi...
the Residences at 89Oxbow                                               Wayland, Massachusetts  Introducing Topography  Th...
the Residences at 89Oxbow                                               Wayland, Massachusetts  Introducing Topography  Th...
the Residences at 89Oxbow                                                 Wayland, Massachusetts  Rain Garden  Evolution o...
the Residences at 89Oxbow                                       Wayland, Massachusetts  LID Inspired Details              ...
the Residences at 89Oxbow                                                     Wayland, Massachusetts                      ...
the Residences at 89Oxbow                                                      Wayland, Massachusetts                     ...
the Residences at 89Oxbow                                       Wayland, Massachusetts  Energy Efficiency  Energy Star Cer...
the Residences at 89Oxbow                                                                                       Wayland, M...
the Residences at 89Oxbow                                                           Wayland, Massachusetts  89 Oxbow is Ma...
the Residences at 89Oxbow  In a Very Simple Way…                                          Wayland, Massachusetts 1. Clear ...
the Residences at 89Oxbow                                                                                   Wayland, Massa...
the Residences at 89Oxbow           Wayland, MassachusettsThank You                  Kevin Maguire           Founder, Buil...
MAPD 2010 - Creating the box
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MAPD 2010 - Creating the box

  1. 1. CREATING THE BOXRECOGNIZING THE NEED FOR REGULATORYCHANGE AND CREATING A STRUCTURE FORACTIONPresented by:Valerie Massard, AICP, Town of PlymouthKevin Maguire, Managing Member, Building Initiatives, LLCGeorge Preble, PE, Principal, Beals and Thomas, Inc.June 3, 2010
  2. 2. Creating a Flexible Box Consultants, Regulators, Developers spend considerable time and resources working within the confines of “The Box” of existing regulations. The need for regulatory change is often recognized well in advance of formal regulations. Early discussions include a variety of stakeholders The pre- regulation period is an opportunity for advancing flexibility to address new needs.
  3. 3. Creating a Flexible Box Do our existing regulations and design standards lead us where we want to go? Are we addressing current issues and using best practices? Today, a look at some case studies – examples from the public and private sector of how to manage change when existing standards are not up to the challenge at hand.
  4. 4. How Best to Respond to EmergingEnvironmental and Societal Issues? Stormwater and Flooding Global Warming – Greenhouse Gas Emissions Water Resources  Water Supply and Protection  Wastewater Disposal and Reuse  Groundwater Protection Sustainable Energy Smart Growth Affordable Housing Transfer of Development Rights
  5. 5. The Catalysts to Adopt and Respond toEmerging Issues Public Sector Stakeholders Private Sector Stakeholders
  6. 6. Public Sector Stakeholders Citizens of the Commonwealth Local, State and Federal Regulators  Massachusetts Department of Environmental Protection  Environmental Protection Agencies  Local Conservation Commission, Planning Board and Board of Health Land Conservation and Advocacy Groups
  7. 7. Private Sector Stakeholders Developers and Land Development Organizations Business Interests Consultants, Architects, Attorneys, Engineers, Environmental Professionals, Planners
  8. 8. Initiatives for Regulatory Change Convergence of Public and Private Sector Interests  Adequacy and Protection of Water Resources/Supply  Economic Development  Address the Absence of Adequate Utility Infrastructure  Address Sustainable Design  Response to Emerging Technologies  Advance Innovative Technology for the Common Good  Highly Treated Wastewater Reuse – Reclaimed Water  Renewable Energy  Stormwater Pollutant Removal
  9. 9. Example of Regulatory Change A Catalyst for Reclaimed Water Guidelines and Regulations A cooperative effort by the private sector and public sector regulatory officials to implement an innovative wastewater treatment and reclaimed water system, leading to regulatory change. Reclaimed Water is relatively new to Massachusetts – we perceive ourselves as “water rich” Recognition of the limitation of the existing sewer infrastructure in a targeted economic development area and seasonal shortages experienced by the municipal water supply. Pilot projects allowed by DEP to advance the use of Reclaimed Water
  10. 10. Example of Regulatory Change Massachusetts Regulatory Guidelines (Issued After Initial Pilot Project):  “Interim Guidelines on Reclaimed Water (Revised)”, issued by the Massachusetts Department of Environmental Protection, effective date January 3, 2000. Initially considered for:  Golf course irrigation  Irrigation for nurseries  Toilet flushing Reclaimed Water Regulations Codified ¶314 CMR 20 Reclaimed Water Permit Program and Standards Promulgated March 2009 with expanded uses.  Parks and Playgrounds  Athletic Fields  Cemeteries  Landscaping at Schools and Residential Developments  Snowmaking 10 Year period from initial pilot projects to the promulgation of formal regulations.
  11. 11. Case Studies for Innovative Responses Leading To Regulation Change1. Conversion of a former Nike Missile site in Wayland to a sustainable residential development.2. Development of stormwater regulations to protect water resources in Plymouth.
  12. 12. Local Change and Design Guidelines: Plymouths Experience Presented to MAPD Annual Conference June 3, 2010 Valerie Massard, AICP Town Planner, Town of Plymouth
  13. 13. Plymouth is very largeOutline ofPlymouth103 sq. miles
  14. 14. Active Development Plymouth - some of fastest growth in Commonwealth In recent years.•Plymouth Rock Studios•AD Makepeace River Run•Pinehills Community•Cordage 40R•Colony Place•Shops at 5
  15. 15. Special Considerations Large portions of Town mapped by Massachusetts Natural Heritage Anadromous fish runs 31 miles of coastline impaired ponds and bays Sandy glacial soils – high permeability Plymouth-Carver Sole Source Aquifer Historic character Large undeveloped land areas
  16. 16. Often, existing guidelines leadus to question:“That’s what we said, but not what we meant.”…
  17. 17. Opportunity: create better ‘box’ Flexibility Focus on key issues – ask questions Include local community and development community in dialogue Create design standards that lead to win-win goal for Town and Developer Create reviews that reduce repetition while focusing on core issues
  18. 18. Opportunities: Stormwater design guidelines Roadway design guidelines Development design guidelines  Community design for rural areas and TDRs  Community design for more urban areas  Mixed use overlay districts
  19. 19. Design issue: residential growth OSMUD – Mixed Use overlay Pinehills TRVD – Mixed Use overlay Makepeace Rural Density Development (RDD) Bylaw for open space in rural areas Village Open Space Development (VOSD) for open space in outskirts of village centers Used by every development since implementation.
  20. 20. Residential Development Pinehills• $1.5 Billion Project Cost• 600 Jobs Created• Taxes $2.3 Million 2005 $17 Million+ Buildout MacKenzie Brothers
  21. 21. Design Issue: roads Pinehills OSMUD – developers approached the Town: “What are your favorite roads in Plymouth?” To create this kind of road – special stormwater & road design standards These are often default for RDD, enhanced for TRVD.
  22. 22. Green Neighborhoods Plymouth Alliance OSRD RDD & VOSD(1) Concept Plan (1) Concept Plan (product of Site (2) File concurrently Plan, Yield Plan & for Definitive Plan Sketch Plan and Special Permit(2) File for Special  Allows for Transfer Permit of Development(3) File for Definitive Rights (50%) Plan  60,000 SF Can allow for minimum open incentives for space per unit in density RDD
  23. 23. Plymouth’s RDD Bylaw 50-foot frontage for a lot Can donate land to Town or land trust, or hold land privately in some circumstances for the benefit of the residents 20,000 SF minimum lot size; typically 40,000 SF is used to fit individual septic and well on lots
  24. 24. Property Sales Comparison 600,000 500,000 400,000 300,000 200,000 100,000 0 2001 2002 All Homes* New Construction* RDDs Pine HillsSource: Assessors Office * Excludes Pine Hills and RDD Sales
  25. 25. Design Issue: Stormwater Stormwater guidelines adopted 1983 New, large developments design using Town’s out-dated practices (River Eels, Plymouth Rock Studios) Resulting permit review: re-design current best practices – how much, what standard, how reach consensus, what cost (time, dollars)?
  26. 26. Plymouth’s Stormwater Group Informal - focus: grants, retrofitting, stream restoration, water quality  DPW Engineering  DPW Environmental Management  Conservation  Health  Planning
  27. 27. Smart Growth Grant from EEA CZM grant (2004) - Model Bylaw [Plymouth, Duxbury & Marshfield; Horsley Witten Group] Stormwater (2007) - implement consistent design guidelines across all permitting processes in Plymouth (EPA confirmation approach meets requirements for NPDES Phase II)Goals: no additional review, common ground, participatory designLead – Planning Department
  28. 28. Development of Guidelines Plymouth’s Stormwater Group Comprehensive Environmental, Inc. design services Core working group – local engineers Include experts and volunteers, local knowledge
  29. 29. Local Engineers Cubellis Associated Engineers of Plymouth, Inc. Flaherty & Stefani, Inc. The Garrett Group, LTD. Beals and Thomas, Inc. VHB/Vanasse Hangen Brustlin, Inc.
  30. 30. Implementation Guidelines replaced all other design standards – subdivision rules & regulations; consistency Guidelines already called out in zoning Pre-design conferencing with staff sets tone of expectations for site Pre-site design conferencing with Planning Board is also a built-in for Plymouth’s flexible development approaches
  31. 31. Similar approaches:AD Makepeace‘River Run’ 1,400 acres 400 acre footprint Compact village center TDR – hundreds of acres preserved
  32. 32. Similar approaches:Seaport at Cordage (40R) Redevelop waterfront mfg. area Compact village center New waterfront public access
  33. 33. Similar approaches:Plymouth Rock Studios 400 acres LEED buildings Screening
  34. 34. The Solution “Yes, if it’s in the best interest of the Town”
  35. 35. From Missiles to Housingthe Conversion of the Nike Missile Site into the Residences at 89Oxbow Wayland, Massachusetts Kevin Maguire Founder, Building Initiatives
  36. 36. From Missiles to Housing The Residences at 89Oxbow Wayland, Massachusetts1. Land Use that is Past its Useful Life Kevin Maguire Founder, Building Initiatives
  37. 37. From Missiles to Housing The Residences at 89Oxbow Wayland, Massachusetts2. Conversion of Abandoned Missile Site Kevin Maguire Founder, Building Initiatives
  38. 38. From Missiles to Housing The Residences at 89Oxbow Wayland, Massachusetts3. High Density Cluster Housing in an R-40 Suburban Neighborhood (16 units on 2.75 acres w/ 10 acres set aside for Open Space) Kevin Maguire Founder, Building Initiatives
  39. 39. From Missiles to Housing The Residences at 89Oxbow Wayland, Massachusetts4. Low Impact Development (Energy Efficiency & LID) Kevin Maguire Founder, Building Initiatives
  40. 40. From Missiles to Housing the Residences at 89Oxbow Wayland, Massachusetts5. Workforce Ownership Housing for Families earning at or below $90k/yr Kevin Maguire Founder, Building Initiatives
  41. 41. From Missiles to Housing the Residences at 89Oxbow Wayland, MassachusettsThank You Kevin Maguire Founder, Building Initiatives
  42. 42. The “Momentum of Possibility” that contributed to the creation of the Residences at 89Oxbow Wayland, Massachusetts Kevin Maguire Founder, Building InitiativesThe Momentum of Possibilitythe Residences at 89Oxbow Wayland
  43. 43. the Residences at 89Oxbow Wayland, Massachusetts Objectives of Presentation 1. Understand ‘Momentum of Possibility” Kevin Maguire Founder, Building InitiativesThe Momentum of Possibilitythe Residences at 89Oxbow Wayland
  44. 44. the Residences at 89Oxbow Wayland, Massachusetts Objectives of Presentation 1. Understand ‘Momentum of Possibility” 2. Who Contributes to the ‘Momentum of Possibility’ Kevin Maguire Founder, Building InitiativesThe Momentum of Possibilitythe Residences at 89Oxbow Wayland
  45. 45. the Residences at 89Oxbow Wayland, Massachusetts Challenge of Presentation 1. Understand what the Heck is the ‘Momentum of Possibility” 2. Who Contributes to the ‘Momentum of Possibility’ 3. Can One Facilitate the ‘Momentum of Possibility’? Kevin Maguire Founder, Building InitiativesThe Momentum of Possibilitythe Residences at 89Oxbow Wayland
  46. 46. the Residences at 89Oxbow Wayland, Massachusetts The ‘Momentum of Possibility’ 1. Attitude 2. Shared Among the Project Stakeholders 3. Becomes part of the Energy of the Project Kevin Maguire Founder, Building InitiativesThe Momentum of Possibilitythe Residences at 89Oxbow Wayland
  47. 47. the Residences at 89Oxbow Wayland, Massachusetts The ‘Momentum of Possibility’ 1. Attitude 2. Shared Among the Project Stakeholders 3. Becomes part of the Energy of the Project Great - But How Does it Start??? Kevin Maguire Founder, Building InitiativesThe Momentum of Possibilitythe Residences at 89Oxbow Wayland
  48. 48. the Residences at 89Oxbow Wayland, Massachusetts Kevin Maguire Founder, Building InitiativesThe Momentum of Possibilitythe Residences at 89Oxbow Wayland
  49. 49. the Residences at 89Oxbow Wayland, Massachusetts Town Site Plan included in RFP As Model of Design Guidelines Kevin Maguire Founder, Building InitiativesThe Momentum of Possibilitythe Residences at 89Oxbow Wayland
  50. 50. the Residences at 89Oxbow Wayland, Massachusetts Primary Physical Challenges 1. Site Located within Zone 2 Aquifer District; 2. Post Base Demolition- No Loam (gravel) 3. Post Base Demolition– no Vegetation within Site to Foster Privacy 4. Post Base Demolition- Site was Flat Kevin Maguire Founder, Building InitiativesThe Momentum of Possibilitythe Residences at 89Oxbow Wayland
  51. 51. the Residences at 89Oxbow Wayland, Massachusetts Design Concept 1. Minimize Amount of Impervious Surface 2. Strong sense of Public with ability to escape to Private 3. Block out Area for 2 Primary Leaching Fields and Recirculating Sand Filter Kevin Maguire Founder, Building InitiativesThe Momentum of Possibilitythe Residences at 89Oxbow Wayland
  52. 52. the Residences at 89Oxbow Wayland, Massachusetts Design Concept 1. Minimize Amount of Impervious Surface 2. Strong sense of Public with ability to escape to Private 3. Block out Area for 2 Primary Leaching Fields and Recirculating Sand Filter But How Does a Fire Truck Turn Around??? Kevin Maguire Founder, Building InitiativesThe Momentum of Possibilitythe Residences at 89Oxbow Wayland
  53. 53. the Residences at 89Oxbow Wayland, Massachusetts Design Concept 1. Minimize Amount of Impervious Surface 2. Block out Area for 2 Primary Leaching Fields and Recirculating Sand Filter 3. Strong sense of Public with ability to escape to Private 4. Limited Manicured Grass – 2 public zones (3 yr old play area and 11 year old play area) and limited Private Kevin Maguire Founder, Building InitiativesThe Momentum of Possibilitythe Residences at 89Oxbow Wayland
  54. 54. the Residences at 89Oxbow Wayland, Massachusetts Be Careful What You Watch on TV PBS Documentary Eden’s Lost & Found How Ordinary Citizens are Restoring Our Great American Cities Seattle – the Future is Now SEA Street and Low Impact Storm Water Design (save the Salmon) Kevin Maguire Founder, Building InitiativesThe Momentum of Possibilitythe Residences at 89Oxbow Wayland
  55. 55. the Residences at 89Oxbow Wayland, Massachusetts Site Plan emphasizing LID 1. Bio-Retention Basins become Entry Gateway and Central Arrival Feature 2. Loam Limited to 20% of Site 3. Storm Water Management introduces Topography to Site 4. This is pretty cool – lets create berms so that storm water sheet flow on pervious areas is managed/guided to “water” all grass areas Kevin Maguire Founder, Building InitiativesThe Momentum of Possibilitythe Residences at 89Oxbow Wayland
  56. 56. the Residences at 89Oxbow Wayland, Massachusetts Septic System 1 Leaching Field - Before and After before before after after Kevin Maguire Founder, Building InitiativesThe Momentum of Possibilitythe Residences at 89Oxbow Wayland
  57. 57. the Residences at 89Oxbow Wayland, Massachusetts Bioretention Entry Statement via Choreographed Sequence Kevin Maguire Founder, Building InitiativesThe Momentum of Possibilitythe Residences at 89Oxbow Wayland
  58. 58. the Residences at 89Oxbow Wayland, Massachusetts Bio Retention Basin Development of Central Design Element before 1 before 1.5 after 1 before 2 Kevin Maguire Founder, Building InitiativesThe Momentum of Possibilitythe Residences at 89Oxbow Wayland
  59. 59. the Residences at 89Oxbow Wayland, Massachusetts Introducing Topography The Power of a Berm before after Kevin Maguire Founder, Building InitiativesThe Momentum of Possibilitythe Residences at 89Oxbow Wayland
  60. 60. the Residences at 89Oxbow Wayland, Massachusetts Introducing Topography The Power of a Berm before after before Kevin Maguire Founder, Building InitiativesThe Momentum of Possibilitythe Residences at 89Oxbow Wayland
  61. 61. the Residences at 89Oxbow Wayland, Massachusetts Rain Garden Evolution of Final Grading before after 1 after 2 after 3 Kevin Maguire Founder, Building InitiativesThe Momentum of Possibilitythe Residences at 89Oxbow Wayland
  62. 62. the Residences at 89Oxbow Wayland, Massachusetts LID Inspired Details Kevin Maguire Founder, Building InitiativesThe Momentum of Possibilitythe Residences at 89Oxbow Wayland
  63. 63. the Residences at 89Oxbow Wayland, Massachusetts After our meeting I had an idea…… Mass Technology Collaborative GAHI via DHCD Inclusion of Photo Voltaics Kevin Maguire Founder, Building InitiativesThe Momentum of Possibilitythe Residences at 89Oxbow Wayland
  64. 64. the Residences at 89Oxbow Wayland, Massachusetts Energy Analysis to Determine Energy Star/Energy Efficiency Program – Projected Savings = $1,000 per Household per Year Kevin Maguire Founder, Building InitiativesThe Momentum of Possibilitythe Residences at 89Oxbow Wayland
  65. 65. the Residences at 89Oxbow Wayland, Massachusetts Energy Efficiency Energy Star Certified – HERZ 42 Kevin Maguire Founder, Building InitiativesThe Momentum of Possibilitythe Residences at 89Oxbow Wayland
  66. 66. the Residences at 89Oxbow Wayland, Massachusetts LID Metrics to Date 1. ReCirculating Sand Filter – Effluent Levels BOD - 8.4 mg/L vs. 30mg/L* pH– 6.13mg/L vs. 6-9 range* Nitrogen (incld Ammonia)– 8.8 mg/L vs. 25mg/L* Total Suspended Solids - 2.0 mg/L vs. 30 mg/L* *effluent limits per 310CMR15.202 (4) (a)&(b) 2. Water Usage (June thru September) Wayland Per Home Standard = 2700/gal/mth Oxbow Home to Date = 430/gal/mth(common & private) 3. Average Electricity Usage (June thru August) Per Home Estimate = 220/kW/mth Oxbow Home to Date = 140/kW/mth Kevin Maguire Founder, Building InitiativesThe Momentum of Possibilitythe Residences at 89Oxbow Wayland
  67. 67. the Residences at 89Oxbow Wayland, Massachusetts 89 Oxbow is Many Things: 1. Conversion of Abandoned Missile Site 2. Workforce Ownership Housing for Families earning at or below $90k/yr 3. High Density Cluster Housing in an R-40 Neighborhood (16 units on 2.75 acres) 4. Title V Alternative Technology for Septic w/in Zone 2 Acquifer Protection District 5. Town Initiated Development Utilizing CPA Funds 6. Integrated Alternative Energy HERZ = 42 7. Utilizes LID as Central Site Design Element 8. Turning Technical Constraints into Creative Design Solutions 9. Hopefully a Proud, Humble and Elegant Neighbor to Existing Neighborhood Homes 10. Sold Out on Schedule with Savings Returned to Town Kevin Maguire Founder, Building InitiativesThe Momentum of Possibilitythe Residences at 89Oxbow Wayland
  68. 68. the Residences at 89Oxbow In a Very Simple Way… Wayland, Massachusetts 1. Clear Principles Identified by Local Community 2. An Opportunity for various Individuals to suggest Crazy /Creative Ideas -Town Departments -State Administrators -Design Professionals -General Contractor -Management Company 3. The Beneficiary of the Momentum of Opportunity 4. A Built Project to See and Touch Kevin Maguire Founder, Building InitiativesThe Momentum of Possibilitythe Residences at 89Oxbow Wayland
  69. 69. the Residences at 89Oxbow Wayland, Massachusetts Challenge to the Group What are the On the Ground Issues that Need to be Addressed?? Forward Thinking on How to Deal with Septic Number of Private Systems Reaching End of Useful Life Many New Systems Require Upgrades to Title V Standards Can the Planning Community Work to Identify these Issues and Encourage Pilot Projects?? Kevin Maguire Founder, Building InitiativesThe Momentum of Possibilitythe Residences at 89Oxbow Wayland
  70. 70. the Residences at 89Oxbow Wayland, MassachusettsThank You Kevin Maguire Founder, Building Initiatives

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