Zoning Revisions Committee Minutes
Wednesday, November 18, 2009

Present: Danielle Kahn, Tom Weiner, Peter McClean, Jim Nash, Dennis Bidwell, Dillon Sussman, Steve Gilson, Adin Maynard.
Absent: Joel Russell.
OPB Staff: Wayne Feiden

Members of the Public: Lachlan Zeigler, Jeff Dan, Joel Spiro, Mark Tanner, Suzanne Beck, Ken Jodrie, Randy Lisle


Sub Committee Reports

Energy: The Energy sub-committee will be meeting next week with Chris Mason and will have more to report at our next meeting.

Urban Agriculture: The Urban Agriculture sub-committee will be meeting on Saturday November 21st with advocates for increasing the allowed number of backyard chickens. Discussion will focus on creating a draft ordinance.

Clusters: The Cluster Development sub-committee (Steve and Joel) met with Wayne with the outcome being Joel will to draft a re-write of the Cluster ordinance.

Housing: The Housing sub-committee (Peter and Tom) will be participating in a housing needs assessment sponsored by the Northampton Housing Partnership. NHP is looking for public input.


Reflections on the Joint Planning Board Meeting held 11/12/09

Peter expressed that Joel represented us well summarizing our efforts to this point.
Dennis noted that all the groups emphasized that design was critical to their discussions.

Tom expressed that he was struck the magnitude of our responsibilities to rewrite the current zoning. He found it quite daunting beyond our expertise. Tom proposed that we advise the Planning Board that we anticipate recommending professional help to re-write the current zoning. ZRC unanimously approved Tom’s suggestion.

Peter reported that after attending a Parking and Transportation meeting, which featured a discussion around a variance, that with our current zoning the culture is to expect exceptions. Wayne responded to this observation saying we have antiquated zoning in Massachusetts and that this leads to such complications.


King Street Discussion

Wayne Feiden began the discussion with a historic overview of King Street Zoning. King Street has always been a target for enhancing the cities tax base. The current ordinance does not restrict use but it is strict on dimensions, parking, and green space.

There are two aspects to the current regulations
• Big box requirements variations in building appearance and building size is capped at 90,000 ft2
• The current regulation provides incentives for constructing buildings closer to the street, with more allowances for paved space for structures that meet this requirement
The current Highway Business Zone on King Street runs from North Street by Dunkin Donuts to the Food Coop on North King. Central Business runs from downtown to North Street. A theme of the current zoning is to enhance the public realm, the sidewalk and street. One strategy to meet this goal is to reduce the number of curb cuts. King Street was last rebuilt in 1989.

Wayne rhetorically asked, “has the current zoning on King Street really restrict development? Some say it did.”

Short term strategies could be to create value and maybe compromise on residential goals, yet with the idea of retaining a long term strategy is to develop residential down the road. The message from National retailers exploring options on King Street is they are not interested in having residential tenants above their retail space. Another strategy may be to Expand central business down King.

Wayne noted that CVS, Honda, and Toyota, all recent developments, are improvements on their predecessors. He views Walgreen’s and the added bike path as a plus. Wayne expressed reservations around the big box limitations because while it blocked the enormous Walmarts, it does not stop 20,000 square foot retailers like bookstores. Such retailers are more likely to compete with existing downtown businesses.

Wayne spoke about the sidetracked plan for the old Honda dealership. The developers had tenants for the first floor, but struggled with getting tenants for the second floor. There are also rumors of hazardous waste on the site. Also, a lawsuit brought by Florence Savings concerning the intersection had an effect on the project.

At one point Home Depot looked at the Price Chopper and Kolhmorgen properties. Wayne noted that national retailers are interested in large properties, the result being that value on King increases with the size of the property.

Discussion began with Joel Spiro suggesting a project that sets the standard for what we would like to see on King. He noted that there is no place for middle class retirees to live. King Street needs a five-story building. Joel advocated for “deciding what you want rather than rebuilding around the zoning you have.”

Wayne interjected that there are parcels downtown where people could build roughly what Joel is talking about for less and yet developer don’t do it. He emphasized that King Street property is more expensive than most downtown property. Wayne also noted that the current inventory of available land that is ready to build, no permit needed, would take seven years to complete if we started building today.

Wayne suggestions for King.
• Allowing the height to go to 55 ft
• Get rid of parking requirements. They are a sticking point for developers.
• Create three different zones for King

Dennis recommend that the chamber Economic Development committee work with ZRC to develop strategies for King Street. ZRC approved of this concept. Dennis said he would bring the idea up at that next E.D. meeting.

Mark Tanner- Representing the property owner of the old Hill n Dale Mall said the setback requirements were the biggest obstacle for development for his clients.

ZRC Process Discussion

Danielle presented several work plans for tackling our goals and objectives, and then walked through the many steps to get to recommendations, analysis, and

See the downloadable file below.