Ordinance Committee Meeting on Form-Based Code Districts – May 27, 2026

The Ordinance Committee of the New Bedford City Council met on May 27, 2026, at 7:23 PM in the Council Chamber. The primary agenda item was a public hearing on a communication from Mayor Mitchell submitting an ordinance to amend Chapter 9 (zoning) to establish form-based code districts in three strategic areas: Acushnet, Downtown, and Goulart Square. The hearing was continued to June 24, 2026, at 7:00 PM.

Public Comments & Testimony

• Edward Carson (member of the public) expressed support, stating the ordinance preserves neighborhood character, allows development, and helps build the tax base.
• Will G. Gardner (South Coast Places for People) supported the ordinance, emphasizing that it empowers small-scale, local developers by providing clarity and streamlining the process, giving them an equal footing with larger developers.
• Oddly Boden (Three Miles Properties, LLC, local developer) spoke in favor, noting that the form-based code would enable walkable, vibrant communities and address parking concerns by not restricting development due to parking requirements.

Discussion Items

• Presentation: Assistant City Planner Ian Laura and consultant Emily Keyes Ennis presented the ordinance, which is the result of a multi-year evaluation. The form-based code is tailored to existing conditions and aims to preserve historic development patterns, enhance transit-oriented walkable districts, permit a range of housing types, and improve public spaces. The three districts (Acushnet, Downtown, Goulart Square) were chosen as pilot areas; the rest of the city's zoning remains unchanged.
• Councillor Lopes asked about adding future districts. Ian Laura responded that once the baseline is established, additional districts could be mapped in a few months, with potential areas like the Upper River mill district.
• Councillor Abreu inquired about infrastructure capacity (water, sewer, drainage, roadways) for the proposed density. Laura stated that the infill potential is small (e.g., only about four lots on Acushnet Avenue), so the impact on infrastructure is minimal. Parking demand will be managed through newly adopted parking standards, with parking situated in the rear or side and subject to landscaping standards.
• Councillor Pereira requested that the planning department convene architects, engineers, and developers to review the ordinance and provide feedback. Laura confirmed they are beginning that process. Pereira also noted that the ordinance is more granular and protects neighborhoods better than current zoning.
• Councillor Baptiste expressed concern about the MU14 (14-story) height allowance in the Downtown district, especially given the possibility of a new courthouse. Laura acknowledged that the height may be too high and that the planning board agreed; they plan to hold neighborhood meetings to discuss appropriate heights and will likely scale back the MU14 designation.
• Councillor Gomes suggested that future form-based code districts should include the Weld Square area (Purchase Street corridor) to revitalize that area. Laura noted that the city is already investing in infrastructure improvements there (e.g., MassDOT grants for Purchase Street) and that Weld Square is a strong candidate for future form-based code expansion.

Key Outcomes

• The public hearing was continued to June 24, 2026, at 7:00 PM in the City Council Chamber (Room 214, 133 William Street) by a motion from Councillor Pereira, seconded by Councillor Baptiste. The motion passed unanimously.
• The committee received and placed on file amended documentation (highlighted paperwork) from John Carnell, by motion of Councillor Abreu, seconded by Councillor Gomes.
• No vote was taken on the ordinance itself; the hearing is to be continued to allow for further community outreach and refinement of the height provisions in the Downtown district.