As Peterborough’s planner for many years, I was intimately involved with the creation of both the Traditional Neighborhood Overlay Zones. I am disappointed at the attempt to repeal TNOZ 2 and render TNOZ 1 almost useless. Let me explain what drove the creation of these districts and why they remain crucial for Peterborough’s future.
As planning director, I realized early on that the zoning ordinance was driving virtually all residential development into the rural district, because most in-town lots were already developed, and those that weren’t were too small to be subdivided. Working with the Planning Board, we began to craft an infill ordinance that would allow for the creation of small lots within the existing neighborhoods that matched the historic density. It was a seven-year process that included bringing in a consultant the final year to provide analysis and graphics. The resulting ordinance was adopted in 2014.
In 2017, after I had left my full-time position with the town, I was hired back to work on a new zoning overlay that would allow infill in some parts of town not covered by TNOZ 1. Working with a steering committee, which had representation from many interested parties and chaired by Sue Chollet, we held a number of public sessions. Working from the comments received, we drafted the TNOZ 2. The intent of this ordinance was to allow an infill-similar approach to parts of town just outside of the core. In our work, we referred back often to West Peterborough, a separate zoning district that was adopted in 2004 following a comprehensive Master Plan update. This district was created to match the historic development pattern of mixed uses. In the 15 years that the West Peterborough zone has been in effect we have seen no negative effects of development pressure nor any rush to build large apartment buildings. In fact, only two new buildings of any kind have been built in West Peterborough since 2004.
Since the two more recent TNOZ’s were adopted, more than 65 units of housing have been approved. These units will not increase the pressure on the road maintenance budget but will increase tax revenue. If these had been built in the rural district they would use a minimum of 195 rural acres, with the attendant road maintenance costs.
That’s the history, but why is it important? It’s important for two reasons: without the overlay districts we push all new residential development into the rural district where every house uses at least three acres of land. That is rural sprawl. It does not create community and it is not the kind of development that people who move to Peterborough want. There is plenty of research indicating that for both downsizers and first-time homebuyers the most attractive housing is in a place with good walkability and a sense of community.
Spreading housing over the rural district negatively affects both the natural environment and the town’s fiscal health. More houses and more cul-de-sacs fragments wildlife habitat and more roads increase the town’s financial liability. Every foot of road costs the town approximately $4.65 to plow, salt, sand and mow. That does not include the cost of eventual repaving. We need to use our existing streets more effectively, allowing smaller lots and shorter frontages where we have water and sewer available, or we will face ever-increasing property taxes.
Will these ordinances guarantee affordable housing? No. We cannot guarantee affordable housing will appear if we keep TNOZ 1 and 2 but we know that repealing them will ensure that we never have affordable housing. The current realities of the construction market make the creation of new single-family affordable housing impossible without subsidy. With these ordinances as they are now written, we have the chance of repurposing existing buildings, with their lower costs, to create affordable units as well as the possibility of small apartment buildings, which can serve middle-income residents.
Don’t take Peterborough’s best chance at remaining lively, welcoming, and economically vital off the books. Vote No on zoning petition warrant article 15.
Carol Ogilvie was director of Peterborough’s Office of Community Development from 2003 to 2013.