Groton Open Space Association

GOSA Urges Public Participation In Zoning Regs Rewrite

GROTON — The Groton Open Space Association urged the Zoning Commission to maximize public participation in the forthcoming rewrite of the town’s zoning regulations.

It also cited the proposed Mystic Woods Active Senior Housing complex on Fort Hill as an example of the oft-cited need for a buildable land definition linked to calculations of allowable housing density.

In a letter read to the commission Aug. 2, 2006, the organization said:

As you know, the Office of Planning and Development Services intends to hire a consultant to rewrite Town of Groton zoning regulations.

The rewrite most likely will have major implications for the town’s future quality of life and thus its prosperity. Therefore, the Groton Open Space Association requests that the public be heavily involved in this process. Prior to the drafting, one or more large and well-publicized public meetings, similar to those that preceded writing of the Plan of Conservation and Development, should be held so that citizens can voice their ideas on zoning goals.

Once the proposed regulations are drafted, the OPDS should provide the public with clear explanations of what’s contemplated and ample time and opportunity to comment on the draft regulations.

By gathering informed public input, the town can help ensure that the new regulations pass the broadest test and that they win the widest possible public support.

GOSA doubtless will have many specific suggestions, but here are a few to start:

1. The OPDS ought to do a full buildout analysis of the town under the proposed new zoning regulations and compare it with a full buildout analysis based on the regulations as of Jan. 1, 2005. That comparison will help clarify the impact of zoning changes on the town’s future population, which has obvious implications for municipal services of many kinds.

2. The zoning map following the change should show areas planned for preservation as open space, and should show in particular the recommendations of the Conservation Commission.

3. Significant open space setasides should be required for Active Senior Housing developments. The Active Senior Housing amendment of 2005 was promoted ahead of approval as a means of conserving open space through compact development.

4. The new regulations should include a definition of buildable land, as urged by the 2002 Plan of Conservation and Development. The new regulations should either exclude altogether or heavily discount unbuildable land for purposes of calculating allowable numbers of units on a tract.

Our lack of a buildable land definition linked to densities has led to an urgent problem. Right now, a very dense, 241-unit Active Senior Housing development called Mystic Woods is proposed for a 105-acre, RU20 tract on Fort Hill. The development would sit between Flanders Road and Route 1. Much of the Fort Hill property, which includes steep slopes and 11 wetlands, is unbuildable, but all acres may be counted when calculating allowable numbers of units, leading to an over-intense proposed use of the land.

(Actually, regulations would appear to permit around 300 units because the RU20 zone requires only 15,000 square feet per dwelling unit in Active Senior Housing communities.)

GOSA’s request basically is that the rewrite of the zoning regulations be well explained to the general public, open to public input, and conducive to a balance between building and the preservation of open space.