1. Smart Growth in Action: The Legacy Farm
Story, Hopkinton, MA
Fred Merrill, AICP, Sasaki Associates
Elaine Lazarus, Director of Land Use, Planning and Permitting
Steven Zieff, Baystone Development
Joe Markey, Former Chairman Hopkinton Planning Board

2. A model planning process for sustainable smart growth

3. Farm?

4. Subdivision?

5. Smart Growth Community!

7. Agenda
• Project Overview
– Master Planning
– OSMUD Zoning
– Permitting Process
– Implementation
• Panel Discussion
• Question & Answer

8. Pre-OSMUD…Open Space Mixed Use Development
• 2005 - Town forms Land Use Study Committee to plan for Weston Nurseries /
East Hopkinton and authorizes funds for master plan.
• 6/2005 - LUSC issues RFI for development partner.
• 5/2006 - Town meeting vote to authorize CPA funds for East Hopkinton master
plan (Sasaki hired 8/2006 as planners).
• 2006 - Master Plan Committee input to OSMUD zoning
• 3/2007 - East Hopkinton Master Plan public forums.
• 6/2007 - Town Meeting votes to waive its 61A rights to purchase the Site.
• 8/2007 - Sasaki issues "East Hopkinton Land Use Strategy and Zoning
Recommendations Report”….and provides input into OSMUD zoning.
• 10/2007 - Planning Board and Zoning Advisory Committee develop Open Space
Mixed Use Development (OSMUD) Zoning Article.

9. Master Planning:
East Hopkinton Land Use Strategy

10. Overarching Principle
• Create a land use strategy
for a sustainable future that
balances the environmental,
social and economic goals of
the Town of Hopkinton

11. Community Context
• Hopkinton is in the middle of a
fast-growing and high-demand
area due to its connectivity to
Metro Boston
Major Roadways: I-495,
Route 9 and I-90
Marathon Route
The Bay Circuit
Upper Charles River Trail

12. East Hopkinton
Land Use Strategy
Master Planning
Exploring Visions for East
Hopkinton's Future and Impacts
on our Community
Hopkinton Planning Board and Land
Use Study Committee
• 4,084 acre site

13. Existing Land Use
(A View from Above)
Master Planning Total study area 4,084 ac
Water & Wetlands 152 ac
(3.8%)
85 135 Forested (natural) 2,178 ac
(53.3%)
Open Land (disturbed) 91 ac
(2.2%)
Residential 896 ac
(21.9%)

14. Net Usable Land Area
(NULA)
Total study area 4,084 ac
Developed Parcels 1,622 ac
Hydrology
-100-year flood plain
85 135 - Wetland areas
- Title 5 setbacks
Permanent Open Space
Non-developable
1,043 ac
Net Usable Land Area
1,419 ac

15. Land Use Strategy
Conclusions
North of Main:
• This area provides the greatest
opportunity for future
85 135 development, but is constrained
somewhat by topography
• Liberty Mutual campus may act
as a catalyst for future
institutional or commercial uses
• Development potential requires
improved access between Route
135 and Route 85

16. Land Use Strategy
Conclusions
East Main to Front Street:
• This area is constrained by
wetlands and stream corridors
85 135
• While it is possible to tie into
existing town sewer and water
lines, capacity must be increased
first
• Topography could make this area
a good location for wastewater
treatment and groundwater
discharge to support future
development
• Increasing access along existing
roads is hindered by ownership
along the perimeter

17. Land Use Strategy
Conclusions
South of Front Street:
• This area is nearing its
development capacity, and the
85 135
scenic roadways create limits on
additional capacity
• Lack of connections to town water
and sewer lines is a major issue

18. Land Use Scenarios
1. "Lose Green"
Allow piecemeal development to occur
over time under existing zoning without
85 135 a comprehensive vision to guide future
growth
2. "Buy Green"
Town and/or land trust purchases land
currently being considered for
development and places it into
conservation
3. "Grow Green"
Identify open space resources, create
links between them and other regional
resources, and consider higher density
development in the remaining areas

20. Open Space Mixed Use Development
Process (OSMUD)
Legacy Farms

46. Post OSMUD Accomplishments
• 5/2008 - OSMUD Zoning approved by Town Meeting
• 2009-10 - State Environmental Review Process (MEPA)
• 5/2010 - Legacy Farms Master Plan Special Permit Issued
• 5/2011 - First Development Project Site Plan Approved
• 9/2011 - Water/Sewer/COE permits
• 10/2011 - Phase 1 Construction Commences

52. Panel Discussion

53. Lessons Learned
• Large,unique property with single owner.
• Shared vision between Town and developer.
• Chapter 61-A opportunity.
• High barriers to entry.
• Transparent process/strong community engagement.
• OSMUD provided predictability for Town & developer.
• Others?

54. Q&A
• Motivations.....Town?……developer?
• What when well?
• What could have worked better?
• What would you do differently…next time?
• Advice on replicability to other communities.