Author and land use researcher Karl Kehde says that diverse community interests can work together effectively on development projects
Is Pittsfield a community known for collaborative community development? Many residents would say no, citing contentious PCB Consent Decree negotiations, the battle over a proposed new stadium and ongoing parrying over airport expansion as recent evidence.
But according to land-use researcher Karl Kehde, who preaches a team-building collaborative development process, it doesn't have to be that way. "What we've really got to do is take the energy of conflict and redirect it toward team building," Kehde said during a forum at Mazzeo's Restaurant on Friday. "And when you redirect it, you can do anything."
About 40 people attended the forum, including Mayor-elect James Ruberto and other city officials. Reba and Bruce Evanchik, who are members of Ruberto's transition team, organized the session.
Kehde, author of "Smarter Land Use: How to Enhance Projects to Get Better Neighborhoods, Less Sprawl, and Fewer Lawsuits," outlined a process that shifts the focus away from simply toeing regulatory lines and confrontational clashes among developers, city planners and neighbors, and instead seeks a "smart growth" approach. The key, he suggested, is getting all parties to acknowledge an overriding goal of "community enhancement" in which everybody wins.
Win-win situation
What are the potential rewards? The developer moves his project forward in a welcoming atmosphere and with added features; neighbors see economic benefits and enhancements such as sidewalks, neighborhood greens and appealing architecture; the city receives property tax benefits and can market itself as a vital, development-friendly community.
While the smart growth approach offers numerous benefits, it is by no means easy, Kehde emphasized. All parties must be committed to the goal, willing to work at finding solutions and open to creative solutions.
The first step, Kehde said, is getting neighbors involved in the planning. By this, he means not simply having the developer or the city outline the plan, but letting neighbors brainstorm about how the proposal can truly enhance the neighborhood. The group of neighbors, he said, should be given "Smarter Land Use" as a guideline, as well as an aerial photograph and "modeling" materials.
Only when residents have had a chance to create a vision for community enhancement - and gather support from additional neighbors - should the developer and city planners be brought in to the process.
But is it wise for a developer to encourage so much input? Kehde believes it is. What should emerge is a project that is even more economically viable because it is embraced by the community and improved by diverse expertise. Kehde added that state or federal funding is available for most of the community enhancements valued by residents. Funds "don't have to come out of the developer's pocket."
"What we're after here is a newfound creativity that comes from relaxing because you're working together," Kehde said. "It's a win-win that's so powerful."
Will it work in Pittsfield? Even before the session began, several people noted that the approach, as spelled out in a booklet left on tables, seems ideal for the city. While Pittsfield is struggling economically, there are several ongoing projects that could greatly impact the city's future. Among them are the redevelopment of the former General Electric complex along East Street, which is being directed by the Pittsfield Economic Development Authority, and the proposed airport expansion, which many business leaders have said is vital to maintaining and expanding the economy.
Mayor-elect Ruberto listened intently to Kehde's presentation, his brow furrowed while he took notes. How the new mayor coordinates the many interests involved in economic development will certainly play a role in determining the success of his administration.
A polite debate broke out, however, as to whether Pittsfield needs a new approach to development at all. David Hathaway of the city's community development office bristled at Kehde's outline of "today's" approach to development, which limited the planning process to the developer and city planners and emphasized adherence to regulations. In the outline of the traditional approach, neighbors were brought in toward the end of the process, basically to fight the project or not fight the project.
Neighborhood involvement encouraged
That's not how Pittsfield handles development at all, Hathaway said, rising to his feet to make his point. "We urge the developer to go to the neighbors," he said. "We don't want the neighbors to find out [about a project] by a legal add or an article in the paper."
On more than one occasion, Hathaway added, the city's community development board has turned away developers at an initial hearing, publicly advising them to meet with neighbors before returning to the board.
One woman in the audience said that, while neighborhood participation may be the goal in Pittsfield, it's not always the reality. "I just don't think a lot of neighbors feel that's the way it's been working in Pittsfield," she said. "I just don't see it that way."
Kehde's presentation included several examples of collaborative development from other communities. Often, he said, developers and neighbors are surprised to learn that their goals are the same. " You just need a team that's focused on community enhancement features," he said. "We need to inspire people in the community to try this process."
Kehde, a land developer, environmentalist and planning board member, has participated in more than 500 meetings among neighborhood groups, developers and environmentalists in 48 land developments in New York, New Jersey, Florida, Pennsylvania and Washington. For more information, visit www.landuse.org .
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Lanesborough Town Meeting to Vote Budget, Bylaws & Vehicle Purchases
By Breanna SteeleiBerkshires Staff
LANESBOROUGH, Mass. — Tuesday's annual town meeting includes a $14 million operating budget, new short-term rentals, accessory dwelling units and sign bylaws, and free cash article appropriations.
Voters will gather at Lanesborough Elementary School on June 9 at 6 p.m. to decide on 20 warrant articles.
The fiscal 2027 budget is up a little over 10 percent. Some of the main increases are the Mount Greylock Regional School District and McCann Technical School: the McCann assessment is up more than 30 percent based on factors including enrollment and the school renovation project, and Mount Greylock's is up 11 percent.
Article 11 is for the town to vote to approve from free cash the sum of $16,298.48 for the McCann Technical School roof and window replacement project so as not to impact the budget. Article 3 is appropriate $7,586,284 for Mount Greylock Regional School assessment.
Another notable increase was in life and health insurance, showing an increase of about 26 percent.
Ambulance Director Jen Weber is planning 24-hour coverage, which means more staff and a hike in her budget. One of the articles asks the town to appropriate $234,100 to operate the Ambulance Enterprise Fund for salaries and expenses.
Many town departments are looking for new vehicles. The Fire Department is looking to replace its outdated 1996 fire engine. There are two articles related to the truck at a total of $813,366. Article 12 would transfer $225,000 from free cash into the Fire Truck Stabilization Fund; Article 13 would transfer $605,000 from the fund and authorize the borrowing of $208,366.08.
The total includes a $100,000 contingency cost to cover any additional costs if a 2026 model-year chassis cannot be secured before new emissions standards go into effect in 2027.
The board at its last meeting moved the $225,000 transfer to come before the borrowing article, changing the stabilization number. If the $225,000 is not voted on, then they will amend the next article's number on the floor, subtracting the $225,000. This shows the borrowing number significantly lower.
Article 17 asks for the transfer of $80,000 from free cash to replace a police cruiser.
Police Chief Rob Derksen's aim is to replace one vehicle every other year, meaning the oldest vehicle gets replaced about every 10 years.
He stressed that if delayed this year, the town may have to double up in a future year to get back on schedule, and that paying later usually costs more. The article will ask for $80,000 from free cash, the vehicles used to be funded by the BHRD.
Lastly, the Highway Department is looking to replace a 2014 International dump truck that will be a total of $330,000 and will take two to three years to receive.
Money will be used from last year's approval of $250,000 from free cash for the replacement of a 2012 highway front-end loader that was underspent $49,261. Town meeting is being asked to approve a transfer of $53,274.85 from free cash and the use of $227,464 from funds from the Sale of Town Real Estate to fund the balance.
Other free cash proposals include $1,200 to purchase software to support tracking and ongoing maintenance schedules of town-owned vehicles; $42,000 for the replacement of the Highway Department's storage shed roof, $200,000 to reduce the tax levy.
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