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Town of Ludlow Master Plan

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Town of Ludlow Master Plan Town of Ludlow Master Plan PART I: Existing Conditions - Inventory & Assessment November 2009 Prepared for the Town of Ludlow and the Pioneer Valley Planning Commission Prepared by the Department of Landscape Architecture and Regional Planning University of Massachusetts Amherst Ludlow Master Plan – Inventory & Assessment Table of Contents Executive Summary............................................................................................i 1.0 Introduction: Ludlow Then and Now .................................................................1 1.1 Goals and Policies ........................................................................................................... 6 1.2 Ludlow’s Current Master Plan ...................................................................................... 12 1.3 Community Vision and Master Plan Goals Statement ................................................. 14 2.0 Housing...........................................................................................................16 2.1 Demographics ............................................................................................................... 16 2.2 Housing Inventory......................................................................................................... 23 2.3 Housing Demand........................................................................................................... 29 2.4 Key Findings .................................................................................................................. 38 3.0 Natural Resources and Watershed Protection .................................................40 3.1 Introduction .................................................................................................................. 40 3.2 Hydrology...................................................................................................................... 45 3.3 Geology, Topography, Soils and Forests....................................................................... 64 3.4 Trees and Forests of Ludlow......................................................................................... 70 3.5 Habitat .......................................................................................................................... 78 3.6 Farmland ....................................................................................................................... 89 3.7 Composite Assessment / Natural Resources Greenway Plan..................................... 101 4.0 Cultural and Historic Resources .....................................................................109 4.1 Introduction ................................................................................................................ 109 4.2 Inventory and Assessment.......................................................................................... 109 4.3 Recommendations ...................................................................................................... 128 4.4 Summary ..................................................................................................................... 132 5.0 Parks, Recreation and Protected Open Space ................................................138 5.1 Open Space ................................................................................................................. 138 5.2 Existing and Potential Trail Systems ........................................................................... 149 5.3 Proposed Parks, Recreation and Protected Open Space Greenway .......................... 157 5.4 Conclusion................................................................................................................... 165 6.0 Services and Facilities....................................................................................166 6.1 Laying the groundwork ............................................................................................... 166 6.2 Trends and Data.......................................................................................................... 167 6.3 Opportunities and Challenges .................................................................................... 174 7.0 Transportation ..............................................................................................175 7.1 Introduction ................................................................................................................ 175 7.2 Current Conditions...................................................................................................... 177 7.3 Opportunities and Challenges .................................................................................... 179 8.0 Energy and Sustainability ..............................................................................181 8.1 Ludlow’s Climate in 2020 and Beyond........................................................................ 182 8.2 Trends and Data.......................................................................................................... 183 8.3 Opportunities and Challenges .................................................................................... 186 9.0 Land Use .......................................................................................................188 Executive Summary i Ludlow Master Plan – Inventory & Assessment 9.1 Historic Inventory........................................................................................................ 188 9.2 Current Land Use ........................................................................................................ 190 9.3 Future Land Use .......................................................................................................... 198 9.4 Conclusion................................................................................................................... 206 Executive Summary ii Ludlow Master Plan – Inventory & Assessment Master Plan Executive Summary If it can be hoped that the classic New England town—equal parts industrial, agricultural, and suburban—can not only weather the challenges that the 21st century has brought us—rapid suburban and commercial expansion, diminishing natural resources, shortages of affordable housing, economic hardships, rising energy costs, and climate change—but prosper despite them, Ludlow is poised to be such a community. Overall, the town offers a unique and promising combination of resources and amenities that together make for a very affordable, friendly, attractive, and balanced community in which to live and thrive. Many of Ludlow's most pressing challenges are manifested in the town’s great assets. Geographically, Ludlow is poised for growth; it is located to the east of the more highly urbanized metropolitan Springfield area, to the south of the college towns of Amherst and Northampton, and to the west of a soon‐to‐be constructed casino in Palmer. The Massachusetts Turnpike exits near the densest part of town. Ludlow has an attractive downtown with a diversity of restaurants and businesses and it has large tracts of intact forested and riparian land with high ecological integrity and under‐tapped recreational value. The town's living history is palpable in the many mill‐era buildings in the urban core and in the still thriving, scenic agricultural neighborhoods in the rural north end of town. To date, the town offers a variety of housing options. The people of Ludlow see their community as hard‐ working, family‐oriented, and civic conscious. Perhaps the most pressing obstacle Ludlow must overcome—a themet tha will be repeated in the following chapters—is how to manage the tension between the desire for new growth and economic opportunity and the desire to preserve aspects of the town the way they are. Ludlow wants to be welcoming to new businesses and residents, yet it is concerned about impacts to natural resources, farmland, community character, infrastructure, and traffic. However, old ways of managing these competing interests—traditional zoning regulations and codes, short‐ Executive Summary iii Ludlow Master Plan – Inventory & Assessment term economic and housing planning, and limited community involvement—are proving to be no longer effective. Specifically, members of the community have had little control of how Ludlow grows. The town has no Capital Improvements Plan or long term energy plan; its regulatory bylaws are outdated and inadequate for managing its growth. It has only begun to tap into the kind of programs and partnerships necessary for the creation of affordable housing, green energy, and the preservation of farmland, open space, and historic resources. Internal and external pressures on aging town infrastructure and energy sustainability have not been addressed. Finally, although the town does not lack in essential recreational and natural amenities, those resources are concentrated in the least populated parts of town; access is limited or largely absent in the more populous areas. In summary, Ludlow must: • Overhaul existing land use regulations Existing land use regulations are inadequate for managing the town's current and future growth and have been unevenly applied. New bylaws must be comprehensive, future‐ oriented, and equitably enforced. • Address its low percentage of affordable housing Ludlow has not met the state standard of 10% affordable housing. Under state law, failure to meet these standards allows developers the right to bypass town zoning bylaws, complicating the application
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