September 8, 2011 To: Members of the City Council, Ordinance Committee and Planning Board

From: The Greater Northampton Chamber of Commerce Re: Our endorsement of the King Street Zoning Recommendations

The Greater Northampton Chamber of Commerce endorses the new zoning proposals recommended for King Street. Here and on the following pages, the Chamber has detailed the rationale for the zoning , the reasons for our support, a timeline of the process and an FAQ answering questions weve anticipated from our members, elected officials and the general public. KEY ATTRIBUTES OF THE ZONING RECOMMENDATIONS Starting in December of 2009, the Chamber developed a set of zoning recommendations that supported this vision for King Street: Our vision is that the role of upper King Street as a regional destination for everyday goods and services will expand to include medical offices, hotels and other business uses. We also foresee the day when the corridors residential population will grow. We believe every stretch of the King Street Corridor can become inviting and convenient for pedestrians, bicycles and automobiles. We envision an attractively landscaped environment and robust commercial zone that will enhance the streets important role as a gateway to Northamptons vital Downtown. The recommendations put forward by the Planning Board and Office of Planning and Development support not only the Chambers vision, but the interests of the entire community that participated in the public process. 1. A clearer, simplified and more predictable approval process: The tableformat for each zoning district clearly specifies the requirements in a userfriendly way incorporating all the rules governing development. Design guidelines are illustrated with exact specifications for approval while leaving the door open for alternatives. 2. Expansion of allowed uses in CB, EB and HB: Under the current zoning a special permit is required for a number of standard commercial uses. This creates uncertainty that can limit developer interest and investment. The recommended uses allowedbyright and approved through site plan review maintain appropriate public oversight while streamlining the approval process.

3. An emphasis on allowing rather than requiring creates flexibility for changing market conditions. More flexible zoning will allow property owners to respond to emerging opportunities as the economy gradually rebounds. This flexibility creates a climate conducive to investment, while not precluding the development patterns desired in the current zoning. 4. The zoning recognizes the 3 distinct zones through zoning tailored to their market and current development patterns. King Street has now, and will have for some time in the future, several distinctive characters as one travels the length of the corridor. The new zoning recognizes these different characters through different approaches to zoning at different spots along the corridor. One size does not fit all. An especially important part of the King Street Corridor is the automobile and retailoriented section to the north of the new Bike Path. The new zoning provides flexibility for property owners to locate buildings and parking based on market needs. The zoning recommendations open opportunities that will enhance the areas economic role and potential to generate additional property tax revenue for the City. 5. The zoning creates a safer environment for pedestrians and bicycles. In Highway Business, the required tree belt, sidewalk in the public way and landscaped buffer on private property are designed to enhance pedestrians and bicyclists. In Entryway Business, a sidewalk and landscaped buffer frame an improved gateway to the Downtown area. The zoning recommendations build on the existing patterns for setbacks and landscaping, assuring that the streetscape will evolve to maximize access for all. Internal circulation requirements in HB connect the pedestrian and safety measures in the public way to the design on private property. Major improvements to pedestrian and bicycle safety will require significant public investment in new crosswalks, traffic controls and amenities in all zones, but especially in the CBD and EB zones.

Fall 2011 KING STREET REZONING RECOMMENDATIONS Comparison of the Current zoning to the Chambers original proposal and final recommendations to the City Council Item CENTRAL BUSINESS Zoning boundaries Current zoning Chamber Recommendation Main to Trumbull Final Planning Board/OPD Recommendation Main to North St. Chamber Comment

Main to Trumbull

Maximum height Minimum height Rear setback Open space requirement Uses

55 30, unless by SP From 6 to 30 5% Many uses require special permit 90,000 sf (SP for over 10,000) Apply. Based on use for expansion of footprint. Site Plan for more than 1/50

65 Didnt address this. Eliminate, except for 15 buffer strip when bordering residential 0%, replacing with landscaping requirements Drop special permit requirement for many uses Didnt address this Didnt address this Didnt address this

Size cap Design guidelines Parking requirements

65 30, unless by SP Eliminate, except for 30 buffer strip when bordering residential 0%, replacing with landscaping requirements Drop special permit requirement for many uses; expansion of allowed uses. 90,000 sf size cap. Remove SP requirement for over 10,000. Keep unchanged Eliminate parking requirements

New parking solutions and other infrastructure north of Trumbull are needed to alleviate existing parking tensions between businesses and residents. This is a way to accommodate greater density. The change is consistent with an interest in greater density in the downtown area.

Removing the special permit requirement and expanding the uses allowed by right will simplify the development process.

In practice, the payment in lieu of parking did not create any additional parking to the inventory. With the expansion of CBD boundaries the City assumes responsibility over a larger district to address parking needs.

Curb cuts

Didnt address this

Require SP for more than one curb cut.

Fall 2011 KING STREET REZONING RECOMMENDATIONS Comparison of the Current zoning to the Chambers original proposal and final recommendations to the City Council Final Planning Board/OPD Recommendation ENTRANCEWAY BUSINESS (replaces General Business along King Street) Zoning boundaries GB now runs Trumbull to Bike Path, North to Bike Path, Trumbull to including URC parcels including URC parcels Summer/North fronting King. fronting King. (except for a few URC parcels on east side Maximum height 55 65 65 None. Second story Require 20 minimum at No second story requirement some point on King St. requirement. Require faade average of 20 height along King St. faade Front setback 0 8 landscaped buffer Can build to sidewalk, or zone between sidewalk can build at least 8 back and building with landscaping (or plaza). Rear setback 6 Didnt address this Reduce to 30, landscaped, where abuts residential, otherwise 0 Location of parking Side and rear or Side and rear of plane of Side and rear of plane of plane of building building building Not allowed Not allowed Not allowed Ground floor residential 5% 0%, replacing with Open space 0%, replacing with requirement landscaping landscaping requirements requirements Uses Special permit Drop special permit Drop special permit required for requirement for many requirement for many many uses uses uses Item Current zoning Chamber Recommendation Chamber Comment

The creation of a new zone provides more flexibility in defining the height, setback and open space requirements that serve the gradually increasing density of this entry to the Downtown. The 20 height without a requirement for a full second story will improve the feasibility of development in this area. A greener, softer edge enhances the pedestrian experience and distinguishes this zone from central business. The specification of landscaping materials will mitigate some noise and litter problems that concerned adjacent residents Supports the need to protect/add to commercial space inventory. Specific landscaping requirements will achieve better results than arbitrary percentage amounts Removing the special permit requirement and expanding the uses allowed by right will simplify the development process.

Fall 2011 KING STREET REZONING RECOMMENDATIONS Comparison of the Current zoning to the Chambers original proposal and final recommendations to the City Council Item Current zoning Chamber Recommendation Didnt address this Didnt address this Final Planning Board/OPD Recommendation 90,000 sf size cap. Remove SP requirement for over 10,000. Design guidelines to apply to all facades visible from a public way Chamber Comment

Entryway Business (continued) Size cap 90,000 sf (SP for over 10,000) Design guidelines Dont apply

Adding design guidelines helps to ensure an improved pedestrian experience without the need for a full second story.

Fall 2011 KING STREET REZONING RECOMMENDATIONS Comparison of the Current zoning to the Chambers original proposal and final recommendations to the City Council Item Current zoning Chamber Recommendation Final Planning Board/OPD Recommendation Bike Path to River Valley Chamber Comment

HIGHWAY BUSINESS Zoning boundaries

Summer/North to River Valley 40 35 maximum, with major incentives to build full second story Buildings must be at the street, or no more than 55 from the street.

Bike Path to River Valley

Maximum height Second story requirement

65 Remove second floor incentives. Require 20 minimum at some point on King St. faade Buildings or parking could be located anywhere behind a 25 buffer from the street.

65 Eliminate incentives. Require average of 20 height along King St. faade Tree belt of 10; 6 sidewalk; 12 planted buffer before parking; buildings may be built at the sidewalk. (Note: Bike Track would be public ROW.) Anywhere on site behind buffer, provided there is promenade (6 sidewalk; 8 planted buffer on each side) connecting sidewalk to building entrance. 0, provided there is promenade (6 sidewalk; 8 planted buffer on each side) connecting sidewalk to building entrance.

The automobile and retailoriented character of King Street exists primarily north of the bike path. An increase to 65 may encourage greater density as market conditions allow. The cost of a second story isnt justified by the market value or income potential of King Street property. By creating greater flexibility with building and parking layouts, the conditions for investment are better aligned with market conditions, without precluding building at the sidewalk. The tree belt, sidewalk and landscaped buffer create an improved pedestrian linking the detached buildings that characterize this zone. Detailed design guidelines for pedestrian access within the site and to/from the public right of way will enhance the pedestrian experience for King Street.

Front setback.

Location of parking.

55 depth allows at most one row of parking in front of buildings.

Anywhere on site behind buffer.

Parking minimum/maximum

Varies, based on use and size.

Didnt address this

Fall 2011 KING STREET REZONING RECOMMENDATIONS Comparison of the Current zoning to the Chambers original proposal and final recommendations to the City Council

Item

Current zoning

Chamber Recommendation

Final Planning Board/OPD Recommendation Not allowed

Chamber Comment

HIGHWAY BUSINESS (continued) Ground floor residential. Not allowed

Not allowed

Open space requirement

5% to 30%

0%, replacing with landscaping requirements Didnt address this

0%, replacing with landscaping requirements Would apply to all buildings

Design guidelines

Applies to retail over 10,000 sf

Uses

Special permit required for many uses

Drop special permit requirement for many uses

Drop special permit requirement for many uses

This is consistent with a policy to preserve and create commercial space and it does not preclude residential uses on upper floors. By specifying the location and materials for landscaping, the design guidelines help to create a continuous pedestrian experience. Extending the design guidelines for all uses helps to offset concerns about replacing the maximum 55 setback requirement of the current zoning. Removing the special permit requirement and expanding the uses allowed by right will simplify the development process.

Overview of the Process

Background June 2005 Mayor Higgins appoints a Sustainable Northampton steering committee to develop a Comprehensive Plan based on sustainability principles. Suzanne Beck and Dennis Bidwell are the Chambers representatives. December 2007 - Sustainable Northampton Plan adopted by City Council. Timeline for Rezoning Recommendations April 2009 - Zoning Revisions Committee (ZRC), appointed by Planning Board, is first convened. Economic development/Chamber representative is Dennis Bidwell. November 2009 The Chamber proposes to ZRC that its Economic Development Committee study King Street rezoning options and prepare recommendations. ZRC endorses this approach. December 2009 May 2010 King Street Subcommittee of the Chambers Economic Development Committee meets monthly to study feasibility studies for proposed King St. developments, review ownership patterns, meet with developers of successful and stalled projects, study trends in real estate market, understand the current lending environment, develop recommendations. Participants included King St. property owners, realtors, lawyers, planners, 5 members of the ZRC, OPD staff, Teri Anderson, current and former City Council members. February and May 2010 Chamber hosts meetings at Potpourri Mall to solicit feedback from property and business owners, neighborhood residents. May 2010 Economic Development Committee and Chamber Board endorse the Chambers King Street zoning recommendations. June 2010 Chamber issues its report of findings and recommendations and makes presentation to Planning Board. June 2010 - Planning Board requests that ZRC review Chamber recommendations. September 2010 - ZRC hosts 2 public forums on the Chambers King Street package of recommendations and related issues. ZRC fails to develop consensus view around King St. recommendations. November/December, 2010 - Chamber/ZRC/Planning Board hold 2 charrette sessions on recommendations. Consensus is reached on almost all points. February May 2011 - Planning Board reviews and makes final recommendations to proposed ordinances. August 2011 Ordinances reflecting Planning Board recommendations to be submitted to City Council.

King Street Zoning Recommendations FAQ Fall 2011

Q: Why did the Chamber get so involved in King Street rezoning? A: The Chamber isnt afraid to tackle big issues that have direct impacts on the potential to create jobs, expand tax base, and affect the climate for businesses in Northampton. As the major commercial corridor in Northampton, with major sites available for development, King Street contains elements of all of those. If just the former Honda lot, and the former Hill n Dale mall, had been developed as opposed to sitting idle, they would be contributing, conservatively, about $250,000 a year in property taxes to the City. One significant benefit of the proposed zoning is the likelihood of an increase in investment spurred by the compatibility of the zoning and the needs of the market.

Q: What are the most significant improvements in the proposed new zoning? A: There would no longer be a second floor requirement north of North Street. North of the Bike Path, developers could locate their buildings and their parking wherever works best for the site they would no longer be required to locate parking only at the rear and the side of buildings, and they would no longer be rewarded for locating buildings at the street. Many more uses would be permitted by right, rather than having to go through a cumbersome special permit process. The emphasis would be on allowing, not requiring. There would be more clarity from the outset as to what a developer would and would not be required to do.

Q: Didnt the turn of the economy have more to do with vacant lots on King Street than the zoning put in place in 2002? A: A poor economy (as of 2008), the unique challenges of some sites, aggressive pricing of some lots, lawsuits, zoning impediments all of these contributed. The one thing we have control over going forward is the zoning. We need to change the zoning so that were ready to capture economic growth not again turn it away when the economy does start to come around.

Q: Does this zoning allow for residential development along King Street? A: Yes. Residential is allowed above the first floor. Though its not likely that market conditions will be conducive to residential on upper King Street for some time to come there are betterlocated sites available for residential development the zoning certainly allows it.

King Street Zoning Recommendations FAQ Fall 2011

Q: Is the proposed new zoning catering more to pedestrians and bicyclists than to automobiles along upper King Street? A: The proposed zoning recognizes that upper King Street will remain a primarily automobileoriented commercial corridor for the foreseeable future. North of the Bike Path developers can situate parking anywhere they want on a lot in front of the building, to the side, in back. At the same time, landscaped buffers, landscaping in parking lots, bicycle racks and tree belts are designed to make the street more pleasant for pedestrians, bicyclists and drivers alike.

Q: Will developers still be required to build out a second floor whether the market demand is there or not? A: No. One of the major improvements of the proposed zoning is that north of North Street developers may build above the first floor, but would no longer be required to do so. The second floor requirement was a major factor in killing a development proposed for the Honda lot. Such a requirement would no longer exist. Developers would be required, however, to build a faade facing King Street that would average 20 ft. in height, for aesthetic reasons. The Northampton Coop and Goggins buildings in Florence are examples of this approach.

Q: Does the proposed zoning look to the past, rather than looking to a future of emerging Smart Growth realities? A: The proposed zoning acknowledges that Northampton has to become a more welcoming environment for developers if we are going to attract development in this competitive climate. At the same time, it embodies many design guidelines and planning principles drawn from the best of Smart Growth and New Urbanist experience.

Q: Why shouldnt we zone all of King Street so that it will look more like the Downtown that everybody loves? A: Upper King Street will never be downtown. It is defined by a relatively high volume of automobile traffic, auto dealers and other businesses that draw from a regional market. It is an important economic engine for Northampton, and needs to be enhanced in that role. Buildings to the street, parking behind buildings, required upper floors these approaches were tried in the old zoning, and developers had difficulty making the numbers work. Downtown is a distinctive place. Upper King Street is a distinctive place. The new Entranceway Business zone running from North Street to the Bike Path, is envisioned as a zone that will eventually be in transition from one character to another.

King Street Zoning Recommendations FAQ Fall 2011

Q: With Northampton appearing on so many Top Ten lists, arent we in position to attract major national developers that will build what we want them to on King Street? A: Despite all the attention Northampton gets on various lists, we are still a relatively small market, and our demographics simply arent going to attract the developers that are drawn to larger markets. We do not have the luxury of being too demanding with developers there are many communities rolling out the red carpet for them. The proposed zoning strikes a balance between giving developers more flexibility regarding where and how they can build, and being more specific regarding design requirements.

Q: Would the new zoning be consistent with the principles of the Sustainable Northampton plan? A: Sustainable Northampton acknowledges that a vibrant economy is one of the three components of longterm sustainability. To that end, the plan acknowledges that King Street is a major corridor for job creation and expansion of tax base. The move to a more bikefriendly and pedestrianfriendly King Street is also in line with the principles of Sustainable Northampton.

Q. Does the Chamber support the Planning Boards decision to revise the consensus to maintain the northern boundary of Central Business (CB) at Trumbull Road and move the boundary to North Street? A: The Chamber is endorsing the King Street zoning recommendations with some reservation about the boundary of CBD at North Street. The Chambers original recommendation was to maintain the Central Business District boundary at Trumbull Road. Overall, the package of zoning changes creates a more favorable and flexible environment for investment and development, while significantly improving pedestrian and cycling safety. These benefits outweigh the Chambers concerns about the new CBD boundary. OPD introduced the recommendation to move the boundary to North Street as a compromise. There were members of the Planning Board that wanted to amend the zoning recommendation for the new entranceway business (EB) zone and require a second story. By extending the CB boundary to North Street, most of the proposed EB zone would fall under the CB requirement for a minimum height of 30. The remaining EB zone, from North Street to the bikeway (including the Northampton Honda site), would require a minimum height of 20, and allow, but not require a full second story.