Category Archives: Planning and Development

Planning and Development, Newburyport, MA, urban planning, the design, construction and organization of Newburyport’s urban spaces, architecture and activities.

Newburyport Massachusetts, Is the Towle Development Really Good for Newburyport?

Hello Mary, I recently found your site and it’s very interesting. I read what you wrote about the Towle development and how it’s good news, but I have to ask, I’m simply curious and there are a lot of things about this issue that I admit I don’t know, but what is the benefit of this development for the citizens of Newburyport?

Increased development is going to strain our city’s resources (such as schools, traffic, road maintenance, etc.) and further it is going to take away from the overall beauty of the waterfront.

It seems to me that the argument for this project is that it creates an additional tax base. But my question is, as we’ve seen over the years, has development ever decreased our taxes? Have we really benefited from those additional revenues? It appears that those additional taxes simply go to cover the additional expenses the city accrues due to the new development.

Again, I’m a little naïve about this particular issue and I am simply curious as to what this additional development is going to mean for the city and how it benefits me and every other average citizen in Newburyport. I can see the downsides but I’m having trouble finding the positives.

Ben Laing, Newburyport

Newburyport City Council, February 13, 2006

Last night the Newburyport City Council unanimously passed the Towle Complex Redevelopment Overlay District in the first reading.

The Newburyport City Councilors expressed appreciation for all the hard work done by the Newburyport Planning Board, the developer, First Republic Corp. of America, and the Newburyport Planning Office. The city councilors seemed to have a sense of relief and even delight about this overlay district project.

(In a quick response to the earlier post by Ron Martino, this is an excellent example of a developer working with the City of Newburyport for a win-win situation. The developer won the trust of the City of Newburyport by addressing historic preservation issues (the developer will restores a 315-year-old home on the property), open space and public access concerns, as well as the issue of affordable housing. In return the developer will get the chance to build luxury waterfront condominiums. This is also an excellent example of combining the old with the new. Any thoughtful development takes time both on the part of the developer and the City of Newburyport. As far as I’m concerned, there should be no short cuts in regards to good sound development for the City of Newburyport. The long-term consequences for the City of Newburyport are just too important.)

The Newburyport City Council also took the NRA Water Front survey out of its two committees and voted to included it in the Newburyport City Census.

Two nice Valentine presents for the City of Newburyport.

The Newburyport City Council made sure the City Clerk’s office was temporarily well staffed and the staff adequately compensated. They also began to address how to start looking for a new City Clerk all over again. The issue of the Newburyport City Council finding a new City Clerk to replace Mayor John Moak has been discussed at length in The Undertoad, the Newburyport Daily News, and the Newburyport Current. The ongoing “saga” will most probably be further reported on. Unfortunately, The Undertoad is not online and only paid subscribers can read the Newburyport Daily News online. However, the Newburyport Current can be found at www.townonline.com/newburyport.

Mary Eaton, Newburyport

A Vision of Newburyport that Integrates and Saves the Old and Builds the New

I’ve only lived in Newburyport for 2 years and I admire the great old buildings which were saved from “urban renewal” by those dedicated preservationists in the past. But…I’ve got this conflict of ideas that I could use some help sorting out.

In addition to saving the old, I believe in progress, growth, prosperity and private property rights. I’d like to see a future based on a vision of Newburyport that integrates and saves the old and builds the new.

After all, the great old buildings exist because someone was once entrepreneurial and prospered. I’d like to see BOTH great old buildings and great new buildings harmoniously integrated into the living fabric of the city. I don’t want us to be just a museum.

Here’s one idea, maybe its a bit too optimistic (probably more likely naïve) but…why can’t the entrepreneurs and RE owners decide to pledge to some sort of “code of reverence” for the old and unique built heritage of Newburyport.

They shouldn’t do this out of altruism only. That’s not the way of practical leaders of business. They should consider it in exchange for the active support of those who are historically and preservation minded. The preservationist community should actively support those who take such a pledge.

And we need to differentiate between ‘a great old building’ and ‘just an old building’. After all the Merrimack Valley is full of 3-deckers that are almost 100 years old, and most of us would say with few exceptions they can be replaced with something better.

I’m thinking of some sort of “Grand Bargain” where it becomes easier to develop property in exchange for good solid, genuine respect for our built environment, scenic vistas, etc. Maybe planning boards, zoning boards, and historical commissions can set out some ideas of what it means to exhibit “good stewardship” and if developers agree to that code of behavior, they could get a easier and less costly process to approval.

Time is money. Give these developers a clear path and a less time consuming process and in exchange, demand authentic care for the built environment.

Of course if some are opposed to all growth, any growth period, then they won’t be part of this bargain. I’m afraid I think some people who want no change or growth at all will participate in the planning process just as a delaying tactic and not really out of an open minded desire to just ‘get it right’.

Personally I think we can have both growth and preservation, both history and progress. Its not and question of either/or.

Can someone help me sort this out?

Ron Martino, Newburyport

Zoning and Planning in Newburyport, Massachusetts

In the Newburyport Daily News, Tuesday, February 7, 2006, there is an article on “the developer’s plan to build new condominiums and renovate existing buildings on the property behind the Towle building.”

The City of Newburyport has worked with the developer for nearly a year to work out a compromise that benefits the City. “The property owners will renovate existing historic homes on the property and preserve the view of the Merrimack River from Tyng Street by keep all buildings out of that sight
line.” They will also “incorporate open space and public access, including extension of city harborwalk.”

This is made possible by a “zoning overlay.”

Mayor John Moak is quoted as saying, “Not being an expert in zoning, it seemed like a good approach.”

It is a great approach and has been used successfully since Nick Cracknell’s arrival as Planning Director to save a number of projects from really inappropriate design.

Addressing zoning issues like the Towle project is an unbelievably complicated and time-consuming process. I am glad John Moak admits that he is not “an expert in zoning, ” but he has a Planning Director who is.

I hope John Moak examines this project in detail and understands the intricacy and negotiations that have gone on to make it a possibility (the Towle project needs to be passed by the Newburyport City Council.) I hope he also realizes that the Towle project and the other very successful zoning overlays would never have taken place without the guidance and expertise of Newburyport’s Planning Director, Nicholas Cracknell.

Mary Eaton, Newburyport

Reaction to the Proposal to Pave Over Newburyport’s Waterfront

I talked to a number of people about Jim Stiles’s posting and the fact that Mayor Moak would like to pave over the Waterfront and make the whole thing a parking lot.

The response I get is “No, can’t be. Oh, no, I voted for this guy. I voted for the wrong guy.”

Tom Ryan, the editor of the Undertoad was right. Many people in Newburyport who have lived here for a while have met John Moak, an affable fellow, as the City Clerk, assumed they knew what his politics would be, and felt comfortable voting for him. My recollection is that Tom Ryan pointed out that after the election people would be horrified by Mr. Moak’s politics.

So far Mayor Moak is threatening to fire Newburyport’s Planning Director, Nick Cracknell, who stands up to developers (Jim Roy’s words, see earlier post) and would like to pave over the Waterfront.

I’m sure the response I got was not an aberration. Many people who voted for John Moak will be distressed that they did so. I hope they call and email the new mayor and let him know that they are not happy, that this is not why they voted him into office.

Mayor John Moak can be reached at 978-465-4413. His email address is mayor@cityofnewburyport.com.

Mary Eaton, Newburyport