Over the past several years, Harvard has used several grants to explore the future of the commercial district (1.2 miles of Ayer Road, from Route 2 north to Doe Orchards and Myrick Lane). As the commercial district grows, we must preserve the character of our community and its rural New England charm. Ideally we want to promote a more pedestrian-friendly, mixed-use feel for residents and visitors.
Form-based zoning code is a tool that accomplishes this. It is a method of land use regulation that focuses on the physical form and design of buildings in addition to their uses. This approach of a more thoughtful, community-oriented development is increasingly being adopted across the United States and has been adopted by many of our neighboring communities, notably Ayer and Littleton. Harvard residents should consider embracing form-based code zoning with their vote at Town Meeting Sept. 27.
Form-based code is a regulatory approach that prioritizes the built environment’s appearance, scale, and function over traditional zoning codes that are typically more concerned with land use (e.g., residential, commercial, industrial). The primary objective is to ensure that new developments and renovations respect the aesthetic and functional characteristics of the area.
Form-based codes regulate the following elements:
- Building height and massing: Physical scale of buildings and how they relate to their surroundings.
- Frontage and setback: Distance buildings are set back from the street and the design of building facades.
- Pedestrian and vehicular interaction: How buildings address streets and public spaces, emphasizing pedestrian-friendly environments.
- Architectural styles and materials: Guidelines for maintaining the architectural character of an area.
- Public spaces: Creation and design of public parks, squares, and walkways.
Harvard’s form-based zoning framework addresses key elements that have the ability to shape the community’s future development. These elements have been developed by market analysts, engineers, and architectural specialists via several grant-funded commercial district studies between 2022 and 2024.
Key features
The zoning is characterized by several key features.
- Commercial district design. A central tenet of form-based code, in Harvard, is preserving the town’s character, with buildings that complement the historic architecture. For example, new commercial buildings are encouraged to have a human scale, with windows and storefronts designed to engage pedestrians.
- Preserving natural features. Harvard’s form-based code recognizes our rural landscape, including woodlands, wetlands, and farmlands. Development is guided to minimize the impact on these natural areas and to preserve key vistas and open spaces.
- Mixed-use zoning. The code encourages mixed-use developments, where residential, commercial, and civic functions can coexist within the same building or neighborhood. This creates vibrant communities where people can live, work, and shop within walking distance, reducing car dependency and encouraging a more sustainable lifestyle.
- Connectivity and walkability. Harvard’s form-based code emphasizes connectivity among different areas of the commercial district. It includes guidelines to create pedestrian pathways, bicycle lanes, and interconnected streets that make it easier for residents to walk or bike to nearby destinations.
- Sustainability and green building standards. The town encourages sustainable design through green building practices. Developers are incentivized to incorporate energy-efficient technologies, sustainable materials, and stormwater management techniques in their projects.
Article 43 at Town Meeting presents the form-based code on which the Planning Board and other stakeholders in town have been working diligently. This zoning introduces the opportunity for mixed-use development and affordable housing in the commercial district. The form-based code consists of text, tables, and diagrams and is in the Harvard Town Meeting warrant. The Planning Board website has additional study material to prepare you for the vote. To see the board’s presentation about form-based code, go to http://bit.ly/3K3L3N2 or search the town’s website (harvard-ma.gov) for Form-Based Code Presentation (created March 2025) and follow the link. For fast readers ready for a deep dive into alternative revenue sources for the town, I recommend “Harvard Market Study & Fiscal Impact Analysis” found on the left sidebar.
As more communities explore form-based zoning, Harvard will serve as a model for other small towns looking to embrace a more holistic and sustainable approach to mixed-use village planning. By prioritizing the form and design of buildings over function, Harvard will continue to be a town residents can be proud to call home for generations to come.
Doug Thornton is a member of the Harvard Planning Board.
Editor’s note: This column first ran in the April 25, 2025, issue of the Press ahead of last May’s Annual Town Meeting, which was continued to Sept. 27 with three articles, including Article 43, left to consider.
