Town of Ludlow Master Plan

October 15, 2009 University of Massachusetts, Amherst Department of Landscape Architecture & Regional Planning Michael DiPasquale, Elisabeth Hamin, Robert Ryan Town of Ludlow Introduction and Goals and Policies

S. Smith 2009 Ludlow – Then & Now

Settled as an Agricultural Village Ludlow Manufacturing Company & Early Incorporated Infrastructure Westover Air Force Base as a Town Downtown & Industrial Area Small Mills Town Established as Massachusetts Established Center Jenksville Turnpike Established & Exit 7

1700 1800 1900 2000

http://imagemuseum.smugmug.com/History Downtown Ludlow, c. 1900 McChesney, H., 1978 First Church Ludlow Center White, O., 1912 Growth and Change

Ludlow Population Growth, 1950 - 2008

25,000

20,000

http://imagemuseum.smugmug.com/History 15,000 Haviland Beach and Center Street, 1950s

Population 10,000

5,000 1950 1960 1970 1980 1990 2000 2008 Year

U.S. Census of Population

http://imagemuseum.smugmug.com/History Big Y Plaza, 1960s Policies

. Ludlow’s major past planning initiatives

. 1964 Master Plan

. 1991 Ludlow Strategic Plan

. 1995 Economic Development Strategy

. 2006 Open Space and Recreation Plan (update of 1996 plan) Goals – Past Plans

. Goals that have endured throughout past plans

. Maintain quality services

. Enforce zoning regulations

. Provide adequate open space and S. Smith, 2009 Hubbard Memorial Library recreation

. Promote industrial development Goals – Past Plans

. Goals that have emerged in recent plans

. Maintain affordability, especially for seniors and young people

. Protect natural resources, open space and farmland S. Smith, 2009 . Control the rate of new growth Springfield Reservoir

. Retain and enhance community character Recent Initiatives

. East Street Revitalization . Stormwater Management . Agricultural Commission; Right to Farm

QuickTime™ and a decompressor . Pioneer Valley Clean Energy Plan; are needed to see this picture. Green Communities . 40R study; Housing assessment

. Commonwealth Capital A. Larose, 2009 East Street . Hired a planner! Current Master Plan

. Goals and themes from the Stakeholder Interviews

. Maintain affordable services and housing

. Promote quality development

. Lack of consensus . Protect and preserve open space, farmland, and natural resources

. Promote renewable energy and energy efficiency

. Need for proactive planning and enforcement of regulations Existing Community Conditions

. Land Use . Housing . Infrastructure & Sustainability . Natural Resources and Watershed Protection . Open Space and Recreation . Historic and Cultural Resources . Conclusion Town of Ludlow Land Use

Mark Kresge Meredith Hill Walter Ramsey Contents

. Land Use Summary . Zoning Summary . Recent Growth and Change . Key Focus Areas

. Agricultural Zone

. West/Fuller/Lyon Streets

. Compact Town Center

Source: Flickr.com All Maps Should be centered and 30% Developed resized to 25%10.63h of Farmland x lost since 1985 13.75w All Maps Should be centered and 20% Permanently Protectedresized Open to Space 10.63h x 13.75w Reactive Zoning

. Primarily Residential up-zoning in Agricultural zone

. Fairness issues – potential for lawsuits

. Inconsistency and unpredictability of

allowed Fragmented Zoning in Agricultural district uses/densities Recent Growth and Change

. 2004 - 2008

. 26 project-scale zone changes (19 changed from agricultural)

QuickTime™ and a decompressor are needed to see this picture. . 12 new subdivisions approved (196 lots)

Source: Flickr.com All Maps Should533 Total Projects be centered 92% Residential Constructionand resized60% of projects to outside sewered area10.63h x 13.75w All Maps Should be centered and resized to 10.63h x 13.75w Key Area: Agriculture Zone

. Buildout

. After subtracting physical constraints and geometry allowance:

4000 subdividable ac. /

QuickTime™ and a decompressor 4000+ units are needed to see this picture.

. 60% of development over last decade has been outside of compact Source: P. Gagnon, 2009 center

. Subdivision vs. ANR development Key Area: West/Fuller/Lyon Streets

. Loss of agricultural character to single family homes

. High natural resource and scenic values

QuickTime™ and a decompressor are needed to see this picture. . Evaluate possible mechanisms for retaining agricultural uses/open space Key Area: Compact Urban Area

. Threats

. Traffic, parking, strip development, few

QuickTime™ and a decompressor design standards are needed to see this picture. . Opportunities

. Mixed use, recreational space, commercial Source: P. Gagnon, 2009 space, historic district preservation Summary

. Find balance between expected single-family residential growth and cultural/natural preservation

. Plan for adequate amounts of industrial, commercial, and workforce/elderly housing needs

. Stronger, more consistent zoning to help foster a coherent town vision

. Develop strategies to prioritize and address the needs in key areas of town Town of Ludlow Housing

Rachael Cain Peter Gillo Rebecca Williams Research Goals

. Demographics . Housing Inventory . Housing Demand

Source: Flikr.com 2009 Demographics

LudlowFigure Decennial 2.1: Decennial Population Population for Lu andd . Population Projections . 21,209 in 2000 US Census

. Slight decrease predicted by 2020

. Aging population Demographics

. Income and Education

Median Household Income Trends, Adjusted for Inflation Figure 2.3: Median Household Income Trends, Adjusted for Inflation Housing Inventory

. Units and Type of Units in Ludlow Structures by Tenancy Housing Stock

100% . 8,122 total units 90% 80% 70% . Mostly single unit 60% Owner 50% Rental 40% 30% . Housing units increasing faster 20% than county 10% 0% . 53% decline in unit permits since 2000 Source: AmericanSingle Unit Community to 9 2 Survey 2005-7 10+ Housing Inventory . Tenancy, Vacancy, and Age

Percent Units by Tenure Percent Vacancy

Source: American Community Survey, 2007 Source: American Community Survey, 2007 Housing Inventory . Household Size and Composition

Percent Household Type

Source: American Community Survey 2005-7 Housing Demand

. Median Home Value and Rent

MA County Ludlow

Median $828 $582 $649 Rent Median $366,200 $190,800 $218,500 Home Value

Source: American Community Survey 2005-7 All Maps Should be centered and resized to 10.63h x 13.75w Housing Demand

$215,000-$500,000 $190,000-$215,000

Source: Home.com 2009 GIS: Ludlow Sales By Type

All Maps Should be centered and resized to 10.63h x 13.75w Housing Demand Maximum Sale Price of a House that a Household Earning the Median Household Income Could Afford to Purchase

Median Household $ 65,284 . Affordability Gap Income and Cost Burdens Monthly Household Income $5,440 . Median Household Income vs. Median Home Value Target Monthly Housing Cost (30% of Monthly

. Average affordability within Income) $1,632 county; lower affordability than state Sales Price $210,000 Necessary Income to Afford this Home $64,190

Source: American Community Survey 2005-7, PVPC Summary

. Mostly single-unit and owner-occupied

. Low vacancy rates and is more affordable than the State

. Family town with a demand for both young and elderly housing options

. Growing market for rental units and affordable housing options Town of Ludlow Infrastructure & Sustainability

Josh Rickman Ryan Wallace Goals and Content

. Assessment of conditions & identify challenges

. Significant findings

. Water and sewer infrastructure

. Emergency services

. Energy and sustainability

Source: Flickr.com Water Regional Dependence

Springfield (Ludlow) Reservoir

Ludlow

QuickTime™ and a decompressor Cobble are needed to see this picture. Mountain Reservoir Water and Sewer Services

. Regional Dependence for water – no control . Infrastructure old and aging – early 1900’s . Rural areas not serviced

. On public services – water 65%, sewer 55% (approx.)

. On-site waste water treatment (septic)

. Replacement costs, environmental concerns . Extending service costly All Maps Should be centered and resized to 10.63h x 13.75w All Maps Should be centered and resized to 10.63h x 13.75w Improvements

. Combined sewer separation

. Hubbard St.

. Transmission Main Project . Future Considerations

. Capital Improvements Plan

. Direction of growth and land use

Source: Springfield Water and Sewer New water main on Karen Street Emergency Services

. Increased demands (2000 - 2007)

. 41% ↑ emergency calls – pop 3.5%

Percentage Change 2000 to 2007 . Aging population – 17%↑55+

. Rural development strain 40% 30% . Longer response times 20% 10% . Consider future capacity 0% Population Age 55+ Emergency . Facilities and personnel calls Data Sources: US Census Ludlow Fire Department Climate Change and Energy

. Northeast Climate Impact Assessment

. ↑ precipitation, flooding, costs . Energy dependence

. Price fluctuations, ↑ costs . Challenges in Master Plan Source: P.V.P.C. . Adaptation and mitigation

. Land use, power generation Resilience Initiatives

. Ludlow Municipal Initiatives

. P.V. Clean Energy Plan

. Meeting goals

. Town energy committee

. Green Communities Act

. Alternative energy potential

Source: P.V.P.C. Green Community

. Green Communities Act - 2008

 By-right sitting

 Expedited permitting

. 20% baseline reduction

. Fuel efficient vehicles

. ‘Stretch’ code

. Lower municipal costs to Ludlow

Source: Flickr.com . Opportunity for grant money Alternative Opportunities

. Solar power potential

. Educational e.g. school roofs . Alternative “green” infrastructure . Membership in ICLEI

. Local gov’ts for sustainability . Challenges

. Capital investments

. Community buy-in Source: WMECO Town of Ludlow Natural Resources and Watershed Protection

Ben Webb Chris Jennette Megan Plante Helena Farrell Paul Gagnon Greenways & Green Infrastructure

. An interconnected network of natural areas, protected open space, and parks . Benefits people and wildlife . Conserves natural ecosystems and functions . Sustains clean air and water . Provides alternatives to traditional built infrastructure Commonwealth Connections, MA DEM

(Benedict, 2006, Ryan, 2009) Blackstone River Bikeway Introduction

H. Farrell, 2009 B. Webb, 2009 New Clear-cut Development Trails in and around Facing Rock - Springfield Reservoir

H. Farrell, 2009 B. Webb, 2009 Springfield Reservoir from Minnechoag Mountain Farmland from Lyons Street Hydrology

. Of Ludlow’s 18,000 acres, approximately P. Gagnon, 2009 13% are wetlands and water bodies

P. Gagnon, 2009

Trees and Forests of Ludlow

http://www.flickr.com/photos/

H. Farrell, 2009 H. Farrell, 2009 All Maps Should be centered and resized to 10.63h x 13.75w Benefits of Trees

Social Communal Environmental Economic

Aesthetically Define spaces Enhance air Reduce local pleasing; serve as quality temperature, decorative Emphasize views creating features Serve as water microclimates and quality resources; saving energy http://www.flickr.com/photos/ Screen out Promote mental objectionable Enhance well-being views infiltration Tree planting initiatives >“green collar” economies Provide shade Reduce glare and Provide species and privacy reflection habitat and promote Higher property biodiversity; values Reduce noise and wind “People spend 12% more money H. Farrell, 2009 Direct pedestrian in well- traffic landscaped commercial Provide areas” (Penn background to State, 2007). complement, or enhance architecture

Act as a buffer for incompatible uses P. Gagnon, 2009 Threats to Trees & Forests

. Development . Clear-cutting of lots www.sweethomesinc.com/ . Soil erosion, water degradation and sedimentation down stream

Leinberger, 2008 Tree City USA

. Urban Forestry Grant . Established an ‘Urban Forestry Committee’ www.ludlow.ma.us/dpw/

. Created new urban forestry regulations . DPW conducted a sample tree inventory

. Established Arbor Day as an annual event

www.ludlow.ma.us/dpw/ Habitat analysis

. Exceptional habitat variety . Exceptional biodiversity

American Bald Eagle . Threatened by development Haliaeetus leucocephalus . Loss and fragmentation

Gray Treefrog Hyla versicolor

Great Blue Heron Ardea Herodias Holyoke Range

Farmland

. 1985-2006 lost 25% of remaining farmland

. Currently occupies 8% of town (1,367 acres)

. 61% of it (835 acres) in Chapter 61A P. Gagnon, 2009 . None in APR Agricultural Demographics

. 31 USDA-registered farm operations . Only 7 owners farm as their primary occupation

. 28 farms make <

$50,000 P. Gagnon, 2009 . 9 farms > 50 acres All Maps Should be centered and resized to 10.63h x 13.75w +

Group Recommendations

Community Hydrology Habitat Farmland Topology Forest Re-vegetate Reassemble Reconnect Regulatory Protect buffer zones to ‘Urban high-value changes that steep slopes water bodies Forestry habitat support from Committee’ protection development Increase Defend wetland Draft unprotected Develop Preserve protection Community habitat prioritization scenic vistas Tree Plan: strategy Engage tree inventory Restore community for tree planting habitat in low- Pass Community watershed value areas Preservation Act health Integrate Establish habitat in new community development gardens Town of Ludlow Parks, Recreation and Protected Open Space

Barbara Constable Brian Giggey Zhujun Kong QuickTime™ and a decompressor are needed to see this picture.

Source: B. Constable Source: B. Constable Springfield Reservoir Ludlow, MA Why are Greenways Important?

. Per the Massachusetts Recreation and Park Association

‘Recreation and Park services play a vital role in encouraging people to develop and maintain healthy lifestyles by providing the programs, the facilities and the protected environment that allow people to be physically and socially active.’

Source: B. Constable Source: B. Constable Source: B. Constable Whitney Street Park Camp White West Street Playground All Maps Should be centered and resized to 10.63h x 13.75w All Maps ShouldPrimary Use be% Conservation 81

Recreationcentered9 Conservationand 6 & Recreation resizedWater Supply to2 Historic/ 1 Cultural10.63h x Other13.75w 1 All Maps Should be centered and resized to 10.63h x 13.75w Service Areas

. National Recreation and Parks Association standard: 10 acres for every 1,000 people in metropolitan areas

. 67 acres of town-owned public parks and playground areas . Only 37 acres are concentrated in the downtown area

. Uncovered areas indicate a shortage of open space Local and Regional Trail Systems

. Possible regional connections

. Mass Central Rail Trail, Metacomet-Monadnock Trail and Connecticut Riverwalk . Three major hiking areas in town are not connected

. Establish trail system to connect destinations . Bike routes only on paved roadways

. No bike lanes; need for off road trails

Bike Routes and Trails

. On road bike routes

. Designated bike lanes and green streets . Off road bike trails

. Abandoned rail lines; larger connections via existing Source: B. Giggey trails Route 21 Bike Route

All Maps Should be centered and resized to 10.63h x 13.75w Greenway Connections

. Green Streets/ Shared Streets

. A street that blurs the boundary between roadway, sidewalk and

QuickTime™ and a decompressor public plaza are needed to see this picture.

. Pedestrians, cyclists and children playing share the road with slow moving cars

Source: www.pedbikeimages.org . Curves are used to slow A shared street in Seattle, Washington vehicles Town of Ludlow Cultural and Historic Resources

Deborah Zervas Paul-William Gagnon Cultural & Historic Resources

Gagnon, P., 2009 Gagnon, P., 2009

Zervas, D., 2009 Zervas, D., 2009 All Maps Should be centered and resized to 10.63h x 13.75w All Maps Should be centered and resized to 10.63h x 13.75w All Maps Should be centered and resized to 10.63h x 13.75w Cultural & Historic Resources

. Recommendations

. Regulatory

. Local historic area and building designation

. Zoning, building permit, demolition delay by-laws

. Other

. Adoption of the Community Preservation Act

. History museum w tourist info in the downtown mills area

. City-wide historical sites brochures and signage Cultural & Historic Resources

. Recommendations (continued)

. Other

. Town history celebration

. Revived traditions Zervas, D., 2009

Indian Leap crossing

. Greenways

Ryan, R. All Maps Should be centered and resized to 10.63h x 13.75w Town of Ludlow Conclusion Ludlow today is at a critical juncture… The Town possesses many great assets and resources…

. Balanced housing . Large amounts of open space & protected land . Wealth of historical & cultural resources . Strong sense of community However, the things that the community values are in danger of being lost…

P. Gagnon, 2009

Town of Ludlow P. Gagnon, 2009 Key Challenges

. Address low percentage of affordable housing . Increase the amount of parks & access to recreation . Protect natural, historical & cultural resources . Overhaul existing land use regulations . Attend to infrastructure & finances What’s next

. Scenarios for Ludlow’s future . Visioning workshop Thank You!