A number of issues relating to Groton’s town center, including zoning proposals in the draft Master Plan, have been under discussion recently. I am writing to add some thoughts to these discussions, especially with respect to a proposed overlay zoning district.
Central to the character of Groton as a whole is the relationship between the built and the natural environments. Groton’s visual landscape and natural resources are extraordinary. We are fortunate to still have much of that landscape today. Groton Center expresses that relationship both in its setting and its history. The structures in the center communicate Groton’s past and the settings of buildings and views from the center reflect Groton’s overall relationship with the land. When Charles Eliot worked with Groton in 1963 to create our first Master Plan, he identified the critical relationships among residential, commercial and open space in the center and developed zoning strategies to protect them. Because of that vision the center’s special character endures today.
One of the zoning strategies referenced in the new draft Master Plan and being promoted by at least some town officials is a blanket overlay district in the center that would allow increased density and uses. In my opinion this is one of the worst planning ideas possible. An overlay district allows either the original zoning or, by Special Permit, new uses and increased densities. Although regulations and design review can influence proposals in an overlay district, it is difficult to deny any proposal that addresses the regulations. Unfortunately, creating regulations to protect “character” are effectively impossible. Adding historically accurate architectural details to new buildings does not substitute for the real historic character and landscape setting we have now.
Although the Town did adopt an overlay district for Station Avenue, this is an area where higher density or different uses would not detract from the character of the town. Main Street, however, is a jewel. To construct new development along it at the densities being considered would block the views and fill the spaces that create its rhythm and landscape character.
I wish to be clear that I am not opposed to change. We must be willing and able to adapt to changing needs. The Town demonstrated that flexibility in adopting new zoning for Station Ave and in approving high density at 134 Main Street. The loss of the Inn has further changed the center as will future redevelopment of that property. Prescott School will be changing and I hope we will have a new fire station in the center. Given the number of properties already in flux we must be especially cautious.
Over the next few months directions for the future of the town center are likely to be set. For everyone who cares about the future of this special area, this is a time to take notice and become engaged.
Bob Pine
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