New Bedford, MA's Zoning Experiment: Remove Planning Board From Smaller Development Zoning
New Bedford, MA's Zoning Experiment: Remove Planning Board From Smaller Development Zoning
New Bedford Mayor Jon Mitchell is proposing three zoning reforms to boost housing construction and development throughout the city. One reform is to have smaller developments approved by internal city planning staff instead of the Planning Board.
Why it matters: Planning Boards, Boards of Supervisors, Zoning Boards, or whatever nomenclature tend to be boards whose members are appointed like New Bedford or elected like San Fransico's Board of Supervisors. Then often hold hearings and give people to put in their input on construction or housing projects, which bad faith actors, usually called NIMBYs, frequently abuse. Jon Mitchell's reforms would be an interesting case study to see if moving to an internal staff would remove this veto point.
Details: The three key reforms are:
Administrative Site Plan review procedure
Streamlines approval for smaller developments
City planning staff, not Planning Board, would review:
New industrial and commercial construction or expansions less than 5,000 sq ft
Multifamily Housing with 4-6 units
Ground signs
Makes triple-decker construction a by-right use
It can be built with just a building permit if dimensional and parking requirements are met
Kings Highway Transit-Oriented Development (TOD) Overlay District
Covers most of the area between Mount Pleasant St. and Church St., from Nash Rd. north to Tarkiln Hill Rd.
Some industrial areas south of Nash Rd. and an area north of Kings Highway behind Stop & Shop are included.
Does not include residential areas on the west side of Mount Pleasant St. or the east side of Church St.
Encourages new uses for large, underutilized properties such as:
Fieldstone Plaza (formerly Newport Creamery, Shaw's, and Flagship Cinemas)
Belleville Warehouse on King St.
Chamberlain Mill on King St.
Former Payne Cutlery on Church St. and Coffin Ave.
Promotes Multifamily Housing, restaurants, coffee shops, office space, and light industrial applications
Includes design standards to ensure:
Neighborhood context consideration
Reasonable scale development
Incorporation of sustainability measures
Modernized Zoning Table of Uses
Adds dozens of contemporary uses, including:
Breweries
Townhouses
Biotech manufacturing
Neighborhood cafés
Maritime trade
Creates performance and design standards to:
Encourage compatible development
Eliminate potential negative impacts on adjacent properties
What's next:
The City Council has referred the proposals to its Ordinance Committee and Planning Board for review
The Planning Board will offer recommendations before the final vote
Bottomline: These comprehensive reforms could significantly reshape New Bedford's housing and development landscape, particularly in underutilized areas like the Kings Highway corridor, while streamlining the approval process for smaller projects citywide.