The future of Downtown: Medical Hub?

I have been trying to find out more information about the plan for a "Medical Hub" for Downtown Peabody that Councilor Bettencourt brought to the City Council several weeks back. I was not at that meeting and I do not have cable so I, like so very many Peabody residents, did not get the opportunity to see this plan as presented.

I do not like to critique plans I have never seem, nor would I wish to point out flaws that might have been addressed in some fashion during the presentation by Councilor Bettencourt. And so I asked (via facebook email) if he would share a copy of this powerpoint presentation either with me, or in some online venue, so that everyone might have the opportunity to see this much talked about plan for Peabody's future.

Sadly, but not unexpectedly, I received no response, nor did any such public presentation become available (to my knowledge - and I have been looking for it).

So I am going to give my response to this plan based entirely on the reports of the presentation made to the City Council which appeared in local media.

In general... bringing new businesses into the downtown area is a good idea for Peabody. We should be looking for a wide array of activities to populate our downtown.

We have some very old and decrepit industrial areas that are mostly underused and in some cases abandoned as this type of activity is not going to be done in places like Peabody for the foreseeable future (despite what many of the previous Ward 3 councilors have hoped and wished for... it ain't coming back.)

We have some areas that have been newly renovated - for better or worse - mostly in the southern area of downtown. We have a rather eclectic (bizarre?) mix of uses along the real Main St. area - some that seem to be serving limited populations (specialty toy train stores, fofo's, Brazillian fashions) while others are serving the community at large (drug stores, grocery stores, restaurants, services, etc.).

In general the more consumer oriented enterprises occur on Main Street and in the Square, while the more business oriented activities are on the Walnut Street side. This might have worked well in the days of bustling industry here in Peabody... but those days are gone, and good riddance to them in my opinion. It is time to stop looking to the PAST to try and find some hope for Peabody's future. But that is a rant for a different time and place.

So this brings us to the idea put forth by Councilor Bettencourt. My take on this is that he would like to see downtown become a 'medical hub' of businesses that are ancillary to the more comprehensive and brand new or newly renovated facilities that surround our area.

New facilities at Centennial Park and MGH North and mostly renovated facilities at Lahey Clinic, North Shore Medical Center and more. Councilor Bettencourt is correct that we have already become a medical hub of sorts for the North Shore region.

But lets examine why these places are where they are... and specifically NOT in downtown Peabody. All these new or renovated facilities are located where there is excellent access via the highway for patient, and business, convenience as well as tons of free parking . They are not locating in downtown Salem or Peabody precisely because access into and out of these areas is very difficult, if not impossible, at certain times of the day and space (thus parking) is at a premium.

So if I am a Doctor or an HMO and I am looking to locate my offices/out patient service centers... I am NOT looking to move into a decrepit, industry waste strewn, impossible to access, flood prone area in Peabody with little to no parking and no real connection to the facilities I am currently visiting (NSMC, MGH, Lahey, etc.) Why in the world would these types of higher end medical facilities look to move into downtown Peabody when much better locations adjacent to these main facilities already exists? They wouldn't.

So if the primary (hospitals) and the secondary (Doctor offices and HMO Centers - think MRI, CAT Scan, etc.) are not really going to be interested in Peabody as it is today... what medical uses might be of interest? Frankly, the only businesses that I can think of that would be interested in a location which is equidistant from these major hospitals is medical warehousing and medical reclamation (waste disposal). This seems like the most logical usage for the area if we are going to focus on 'medical hub' services.

And of course that would be a HORRIBLE IDEA for Peabody and the future of Downtown.

You know what... I actually LIKE people who are willing to think outside the box on issues. They often throw out outlandish ideas that may contain a little nugget of a great ideas at times! They also might be completely full of it! Councilor Bettencourt has made two of these VERY PUBLIC, very outlandish and very self promoting pronouncements in the recent past. I recall the idea that the Dearborn affordable housing funds be used to pay for low income folks energy bills as one of these ideas, and this is yet another.

Here is the RIGHT WAY to serve the People of Peabody when you get a GREAT IDEA but have no real clue if it is actually worth anything...

Step 1: Go to the City's Experts on these subjects
We are paying planners, engineers, assessors, lawyers, construction professionals, etc. to be part of the City's management team! Why would you a) work without consultation with these expert people and 2) in some cases work against their recommendations?

Step 2: Seek other inputs from outside City Hall
Arthur Gordon is (was?) the largest landowner in the Downtown area, but he is not the only owner who would need to "buy into" this idea in order to a) get it passed and ultimately to b) make it actually happen.

Step 3: Talk about your ideas to the people most affected by them to gauge their opinions, input and ideas
This is so important. People really do not like to see a brand new idea brought out in a venue like the City Council meeting as a Final and Complete Deal! It makes people nervous that deals were made and that few were considered in the thought process. I am not saying this is actually happening, but it is the perception. And in reality, it is the people who live and work and own businesses and drive through and visit and shop and eat, etc. in Downtown who will be the ones who will make this ultimately become a thriving community again... or just have this be yet another failed 'gee whiz' idea with no real foresight or long term plan.

Step 4: Present your ideas to the government body most appropriate to look into the matter and seek to begin the process of thoughtful public discussion

And this is why I was hoping that Councilor Bettencourt would release his plan... so we could all see it and think about the consequences of his ideas and then allow each of us to make our judgement of the idea on the merits, and not the rhetoric we will be sure to hear in the local media.

So, I for one, think this is NOT a good idea for the future of Downtown Peabody.

Some "Green" greenbacks for Peabody

The City of Peabody just received almost $500,000 in blockgrant money for use in creating jobs that reduce energy use or promote green technologies. This is money from the Federal stimulus plan and distributed by the state.

The Salem News: 3 communities get greenbacks for 'green' jobs

I have not heard anything about such a program here in Peabody but think that this is a great move forward! The future is going to be more reliant on renewable energy resources and getting a foot-in-the-door by promoting these new ideas, experiments and business ventures here in the City of Peabody is a big step in the right direction!

Now if only the City Council will get off their collective duffs and begin to tackle the hard job of re-thinking the way we all want Peabody to be like in the next 25 years... think rezoning, planning, infrastructure, etc., then maybe we can become a center for innovation and creativity that will allow us to lead the region into the next decades and beyond.

Time to REZONE the Entire City!

Since the City Council has been reluctant to do their jobs and serve the City residents, it seems some land owners (both residents and big time developers) have decided to take matters into their own hands and ACT to get what THEY desire (in terms of land use - zoning) in the City of Peabody.

These actions are SELDOM, IF EVER, in the best interest of the City... they, instead, are targeting individual concerns or needs over the needs of the entire City. And, of course, all too often our less than courageous Councils and Boards are happy to give them whatever they want.

IT IS TIME TO STOP THIS MADNESS AND REZONE THE ENTIRE CITY OF PEABODY TO A MODERN STANDARD - INCLUDING DOWNTOWN

The City Council is REMISS in their duties on this most important of issues. This should now become the NUMBER ONE PRIORITY of every single member of the City Council. To NOT ADDRESS THIS ISSUE is COWARDLY at best and FRAUDULENT at worst!

Read more at The Salem News: Peabody takes piece-by-piece approach to development

If this City Council is not up to the task that their positions require... they should ALL be voted out of office.

The State of the City - January 2009

Lynn Item: Bonfanti gives mid-term address
Salem News: Difficult cash decisions will be in cards for Peabody

I was unable to attend Mayor Bonfanti's mid-term address and the seating of the new City Council last evening. And the text of the speech is NOT (yet?) available on the Mayor's page at the City website. So these comments are based on the newspaper reports and other comments made at those sites and on the Peabody Patriot blog.

First, I think that the overall tone of the message - one of difficult times ahead - is nothing but accurate and a clear thinking assessment of what is to come. I disagree with those people who say he should be emphasizing the positive and downplaying the difficult realities we will all be facing. While "perception equals reality" can be true at times, in these circumstances I would prefer straight talk and not hearts & flowers.

I do not look forward to this coming year (and to be more honest... let's say YEARS because this recession is looking like nothing we have seen in most of our lifetimes). The best estimates for the length of the world-wide financial crisis I have read point to a 18 month (minimum) to 42 month (maximum) time frame... so I am betting on 2-1/2 years of difficult choices and unhappy citizens.

While I would not like to see the schools take the brunt of these cuts (especially not FIRST) I see the reality of the lower enrollments finally coming to a head. We simply have fewer children to educate at this moment, and while I STRONGLY SUPPORT a comprehensive analysis of future demographic trends for Peabody, I believe we are going to see fewer students for the foreseeable future.

Thus the closing of one (or more) schools is both a political reality and a good move for the vast majority of Peabody folks. Of course this will be very hard on some families who might have chosen their home based on proximity to a certain school... and I actually am a huge supporter of neighborhood schools, the times dictate a more cost effective distribution of our limited educational funds. Fewer schools will yield more educational value per pupil and per education dollar.

I strongly agree with the Mayor on the issue of Downtown improvements and the need to repopulate Downtown with businesses... but I believe the most intelligent method for achieving this goal is through the REZONING of Downtown (and the rest of the City) to promote a mixed-use of public, residential and commercial/business in the greater Downtown area.

What are your thoughts?

Council gives $500,000 to Habitat for Humanity

The Peabody News article: Grant for Park Street rehab project OK'd after council grilling. (Ignore the headline, someone goofed)

I want to start off by saying I have nothing but respect for the Habitat for Humanity organization and the people who support them. They offer a much needed service and an interesting way for people to become involved in their community.

However, I am unhappy that the City Council has decided to scrap the rotating loan program (outlined by Community Development) in favor of a one time gift of $500,000 to Habitat for Humanity. This is not the best use of these moneys and it will only garner 8 new affordable residences. They will also be destroying one of the existing (historic?) buildings in favor of saving two others (5 & 12 Park St will remain, 14 Park St will be demolished and replaced with a new 4 unit condo building).

Now, this is a blighted neighborhood that certainly does need a shot in the arm. But I really was impressed with Jean Delios and her plan for a revolving loan program to assist developers in the renovation of existing properties in especially blighted areas. I feel that just a few months was certainly not a fair trial for such a new program. The City Council should have given it much more time to work.

And I also believe that Habitat for Humanity simply looked around for the deepest pockets it could easily find in this circumstance. A well targeted campaign to raise the funds for this project might well have netted $500k or more even in these difficult financial times. There are a great many people who have a vital and vested interest in seeing downtown not just survive, but thrive – these are the folks who could have stepped up if given the opportunity.

Now I will make 80% of you really angry when I add this next bit… Here is yet another reason we need a new zoning plan for the City of Peabody. To be spending half a million dollars of Peabody money (yes, it is targeted for affordable housing but it is still money) on a project that is NOT part of a comprehensive new plan for the Downtown is reprehensible. It is a waste of taxpayer opportunity if not money.

I am all for new affordable housing in this City. We will need it soon enough if we hope to thwart new 40B projects being railroaded into the City. But to spend precious money on an non-integrated solution for our ailing Downtown is sad and regrettable.

Yet Another Reason for REZONING

The City Council refuses to take up the issues of rezoning. So we get LOTS of people coming before them asking for (essentially) SPOT ZONING changes for their property.

I believe the Planning Board seems to think we need some Zoning Reform... as they quickly amended the IL district to include the uses requested (which would have been allowed under some of the existing rezoning plans).

The story from the Salem News is here.
Another view of this story from the Lynn Item is here.

Then the City Council voted to NOT allow such a change. However, they will allow these uses under the Special Permit procedure (which of course gives them full authority for granting these uses - with little oversight or prescribed conditions.)

The special permitting process is a throwback to a different time, one where WHO YOU KNOW is more important than the merits of the situation.

Zoning Reform is the way to go. A completely rezoned City would allow for better control over what goes where as well as giving the City a new blueprint for future changes and revitalization.

CITY COUNCIL:
Stop stonewalling the issue of ZONING REFORM and start to work for all the Citizens of this City... especially the ones who will be living here in the next 50 years.

Why we need to rezone Peabody

Peabody, the entire City, not just the downtown area, needs a comprehensive rezoning plan. There has been much too much activity such as requested by the Walnut Mart to rezone their property (from Industrial to Business Central) in order to be allowed a liqour license. They now are requesting an amendment of the entire Industrial zone to include selling liquor and non-profit clubs.

In my view, this is clearly an example of Spot Zoning*, which is illegal in Massachusetts. Of course, the burden of proof is on the person alleging spot zoning, not the person seeking the zoning change or the City agency granting the change.

What is spot zoning?

Spot zoning occurs when a small area of land or section in an existing neighborhood is singled out and placed in a different zone from that of neighboring property. For example, a park or school might be allowed in a strictly residential area if it serves a useful purpose to the neighborhood residents.

In some areas of the country the courts have found spot zoning illegal on the ground that it is incompatible with the existing land use-zoning plan or in an overall zoning scheme for the community. Whether the exception carved out is reasonable and supported by the facts, often turns on public interest, the effect the spot zoning has on the current uses of neighboring properties, and any ramifications created by the zoning.

The best way to combat the further abuse of this system is to reevaluate the entire City and to set out new zoning requirements and restrictions that meet the current needs of the community for today and the foreseeable future. This will seriously lessen the need for anyone to come forward and demand that they receive special treatment - especially when they have a high priced lawyer standing by their sides.

And YES, this would certainly include REZONING DOWNTOWN in such a way to make it a viable place for the next 50 years... instead of the last 150 years.

* Note: This link is to a big document of Massachusetts law.