To the Editor:

I support the concepts and intent of the Master Plan draft, but there should be corrections made before approval. I hope the Planning Board will take the time to listen to public comments and make appropriate adjustments. The Land use consultants Clarke Canton Hintz is the firm that prepared our “Affordable Housing Overlay” zones where Jugtown Historic district was overlooked in the AHO-2. This document was released without public input in the depths of COVID and did not benefit from public scrutiny. Let’s do a better job this time.

My concerns are as follows:

Reduce density in the “Greenway Neighborhood” (p. 41,43) from proposed 1-2 units/acre. This should be adjusted to 1-2 units per lot ,which would increase single family homes by allowing a second residence on each lot. Currently property owners in this neighborhood are limited to adding a modest sized ADU (Accessory Dwelling Unit).

Reduce density in the “Neighborhood areas” (p. 41,43) from proposed 2-8 units/acre. This zone often has 1.25 acre lots but varies wildly. Again, one to two dwelling units per lot would be a generous expansion in number of potential houses. Why allow 10 units on some typical 1.25 acre lots on Cleveland and Hodge roads?

Reduce density in the “Central Neighborhood” (p. 41,43) from proposed 4-20 units/acre. We understand that this zone can handle more density — but this number of units proposed is frightening. Developers would be able to infill our town with dense buildings conforming to maximum bulk regulations. We want to preserve our greenspace and the tree canopy. Most residents answering the surveys are not looking for multifamily housing with more than 10 units. This density should be reduced to a more reasonable level and require green space to be integral to new development.

Land Use Recommendations (p. 46) recommends “increase building height in business and service districts to accommodate increased residential development within mixed-use buildings.” Jugtown and Witherspoon-Jackson already have 45’ high height allowances by the AHO- overlays. Any new increase should be limited to the Central Business District.

Proposed new Downtown Zoning: “Downtown” (p. 46-47) Proposes merging the Jugtown and Witherspoon Street business zones along with the Central Business District. The details they recommend are extensive and include eliminating minimum lot area requirements tied to the number of dwellings, allowing penthouses, and reducing or eliminating minimum open space requirements and more. There is a totally different scale to businesses outside of the Central Zone and they should not be grouped together.

Commercial districts (p. 186) are divided into five zones. Jugtown and Witherspoon-Jackson are not mentioned, but seem to be included in the “Nassau Street/Witherspoon Street/ Palmer Square” district. The discussion refers to the “large and accommodating sidewalks” and “centrally located municipal parking deck.” I would recommend creating two additional zones for Witherspoon-Jackson and Jugtown commercial districts. The Jugtown 2 ½ story 18th century crossroad listed on the National Register of Historic places should not be grouped with the Central Business District.

CATHERINE M. KNIGHT, AIA
Nassau Street