MAPLE STREET I-1 DISTRICT PROJECT AREA PLACEMAKING AUDIT

Transcription

1 MAPLE STREET I-1 DISTRICT PROJECT AREA PLACEMAKING AUDIT EXISTING CONDITIONS I CHALLENGES I OPPORTUNITIES FINAL REPORT November 2016 Brovitz Community Planning & Design with Dodson & Flinker Associates

2 Contents 1.0 Background and Context Project Kick Off Summary Analysis of Land Use and Development Patterns Key Surrounding Properties and Area of Influence Relevant Planning Resource Evaluation Current Zoning Evaluation Challenges and Opportunties November 2016/BCPD and D&F i

3 1.0 Background and Context As a follow up to the 2015 Danvers Maple Street I-1 District Action Plan (prepared by the Metropolitan Area Planning Commission or MAPC), the Danvers Planning Department retained the consulting team of Brovitz Community Planning & Design and Dodson & Flinker to carry out a visioning process and prepare new development standards for this industrially-zoned and underutilized area which is illustrated below. The Maple Street I-1 District Project Area As a central and highly visible district located in downtown Danvers, the Planning Board is deeply committed to getting it right crafting zoning code and design guidelines that achieve the goals for the district including: enhancing the walkability and vitality of downtown, expanding the mix of goods, services, dining, and residential choices, and responding to market opportunities in an attractive and functional way. The Maple Street Industrial-1 (I- 1) District is part of the historic Danvers Square neighborhood. This core downtown area is divided by Route 35 (High Street, Maple Street and Locust Street). It is also within 1,000 feet of Route 62 to the north, 1.6 miles of Route I-95 and US 1 to the west, 0.8 miles of Route 128 to the east, and 2 miles to Route 114 to the south. The project area is also just 1,300 feet (about ¼ mile) to the Maple St./Conant St./High St./Elm St. intersection Downtown s 100% Corner (e.g. the main corner of the district with the highest visibility, traffic flow, and pedestrian activity). The Hobart Street Public Parking Lot is located directly across the street from the Maple Street I-1 project area as is the Danvers (Border To Boston) Rail Trail. The project area serves as the primary gateway to downtown Danvers from the west. While the district is currently zoned for industrial uses, it includes a broad mix of industrial, commercial and residential uses. Like many older working class neighborhoods, many of these uses have existed for decades and predate zoning in Danvers. 1 Town of Danvers November 2016/BCPD and D&F

4 The general opinion is that the Maple Street District is a poor gateway in terms of aesthetics, but also is underutilized given local and regional demographic trends including demand for expanded opportunities for more residential, commercial, and mixed use at the edge of downtown. 2 Town of Danvers November 2016/BCPD and D&F

5 2.0 Project Kick Off Summary The Maple Street I-1 Rezoning Project kick off was held on September 6, The Danvers Planning Department and Planning Board hosted the consultant team of Brovitz Community Planning & Design and Dodson & Flinker Associates to participate in a tour of the Maple Street I-1 project area and facilitate a listening session. Following these activities, representatives from the Massachusetts Department of Housing and Community Development (DHCD) attended the Board of Selectmen s meeting and presented and overview of the Chapter 40R smart growth zoning program which is being considered for the Maple Street I-1 project area and other areas of Danvers. KICK OFF MEETING AND WALKING TOUR As part of the kick-off meeting, the Project Team asked Town officials and other participants accompany us on a walking tour of the project area. We discussed the unique features, prevailing development patterns, and surrounding context. Our team conducted subsequent tours of the project area to collect photo and mapping documentation highlighting key characteristics. Site Walk The consultant team together with participants walked throughout the Maple Street I-1 Project Area to identify prevailing development patterns, current land use characteristics, street and other public realm conditions, the surrounding context, opportunities for new development, rehabilitation, streetscape improvements, and other enhancements. Listening Session The consultant team facilitated a listening session with the Planning Board and representatives from the Board of Selectmen, Town departments and committees, and interested citizens. The team reviewed the scope of work, project schedule, and goals and objectives of the re-zoning effort. Following this overview, the listening session focused on identifying preliminary issues, challenges, and opportunities in the Maple Street I-1 Project Area, and identification of those who will be most directly affected by potential changes. Issues and opportunities identified by participants included the following: Who are the stakeholders? Planning Board, Board of Selectmen, Downtown Committee, Landowners, Residents, Affordable Housing Trust. Conduct informal conversations rather than formal hearings. 3 Town of Danvers November 2016/BCPD and D&F

6 Look at the neighborhood in the context of the entire downtown. The Town is currently working with MAPC on industrial district on the other side of downtown. The Town is also looking at housing and design in general for The Square. Parking issues perceived or real will be raised as you bring in new uses/residents. Selectman how will this rezoning relate to the downtown? Rezoning should consider the possibility of underground parking. Downtown merchants complain that trees block the signs. Trees are important for outdoor dining [which is not currently allowed]. Projecting signs are needed in the Square as well as in the project area. Have other small business owners participated? An overlay district could provide opportunities, but what do you lose? What kind of economic uses would we be displacing? Need to do a lot of outreach. What does Hannah Engineering do? The Town did a workshop and found a lot of demand for smaller units. They allowed mixed use in Tapleyville and it s been very successful. The restaurant is very successful. Look at zoning in Danversport. Very successful industrial area in back. Added light industrial uses. Traffic circulation if you put high density housing in how will people get in and out? What are the impacts on surrounding neighborhoods? What uses belong in the district? The Square is healthy, but it could be healthier. May not want to create a lot of competing commercial space but people really want to live downtown. The project grant is in support of housing. Need recommendations for what works now but also think about what s possible 20 years from now. In the 70s and 80s they prohibited outdoor dining and projecting signs. Been working hard to allow more liquor licenses, etc., now need to reduce regulations on other stuff. Salem and Beverly have done a great job. It s frustrating to just be picking away at small areas. Need to look at the whole downtown. 4 Town of Danvers November 2016/BCPD and D&F

7 3.0 Analysis of Land Use and Development Patterns General Characteristics The Maple Street I-1 project area includes the properties within the block contained by Maple Street, N. Putnam Street, and Hobart Street; properties fronting on the west side of Maple Street from 146 to 156; and properties fronting on the north side of Locust Street from Maple Street to Butler Avenue. There is a total of 35 parcels and acres in the project area. On average, lots are 12,737 s.f but several lots are 5,000 square feet or less. There is a total of 31 buildings in the project area with an average construction year of 1899 (117 years old on average). The average building size is 8,293 gross square feet ranging in size from 1,100 square foot single family cottages to 48,000 square foot industrial buildings. The average floor area ratio (FAR the ratio of building square feet to lot square feet) in the project area is 0.62, with the highest being 1.64 at 20 Locust Street - The Ideal Business Center. Footprint map of the Maple Street I-1 Project Area Illustrating the historic settlement patterns of the District The project area is characteristic of traditional neighborhood development patterns with narrow frontages, deep lots with rear yards, short front yard setbacks, multi-story buildings oriented to the street and sidewalk, and a vertical and horizontal mix of uses. The most common land uses are single-family and two-family homes (10) followed by factories (4). In total, 37 dwelling units were identified in the project area representing an existing residential density of 3.6 units per acre. There are several businesses in the Maple Street I-1 project area located in a variety of building types from home occupation in single-family homes to mixed use buildings to industrial facilities. In all, about 30 businesses were identified including restaurants, retail stores, auto services, manufacturing and fabrication, professional and personal services, ambulance, fitness, woodworking, and other trades. 5 Town of Danvers November 2016/BCPD and D&F

8 MAPLE STREET I-1 PROJECT AREA PROPERTY EVALUATION - OWNERSHIP AND USE Summary Property Ownership Assessed Value (land & buildings) Land Area (Acres) Number of Parcels 35 In common ownership (Lee) $ 5,030,700 39% % Land Area (Acres) Other parcels (>1 acre) $ 236,600 2% % Other parcels (.5 acre-1 acre ) $ 780,000 6% % Other parcels (.3 acre -.5 acre) $ 874,000 7% % Other parcels (<.3 acre) $ 6,139,100 47% % Total $ 13,060, % % PROPERTY LOCATION PROPERTY OWNERSHIP BUILDING TYPE AND USE ID Parcel # St # Street Name Owner 1 Owner 2 Billing City Owner Zip Code Zone LUC LUC Description D.U.s COMMENTARY 5 Hobart is 2 unit apartment building; 7 Hobart includes Betty Ann's HOBART COURT BRADY ALICIA M. BRADY WILLIAM R. DANVERS 1923 I1 101 One Family DU 1 Single family home HOBART COURT HENTSCHEL DEREK J HENTSCHEL LISA M DANVERS 1923 I1 101 One Family DU 1 Single family home HOBART ST LRC LLC DANVERS 1923 I1 13 MU - Res/Comm 5 Triple decker with Corner Grocery and 5 apartments HOBART ST LEE WILLIAM E. TRUSTEE LEE JEREMY S. TRUSTEE DANVERS 1923 I1 401 Ind. Warehouse Hotwatt auxillary space HOBART ST LEE WILLIAM E. TRUSTEE LEE JEREMY S. TRUSTEE DANVERS 1923 I1 31 MU - Com/Res 2 Sandwich Shop and Domenic's Barbershop HOBART ST BOUCHARD RONALD E BOUCHARD LINDA A DANVERS 1923 I1 13 MU- Res/Comm 2 Historic cottage and 2-family home with office use HOBART ST DELOMBA MARK V DELOMBA MARY K DANVERS 1923 I1 104 Two family DU 2 2-family apartment house HOBART ST AIDAN ENTERPRISES, LLC DANVERS 1923 I1 330 Auto Sales/Service Danvers Auto Center Parking Lot HOBART ST AIDAN ENTERPRISES, LLC DANVERS 1923 I1 325 Store 88 Chinese Restaurant, Grace Hair Design, and Danvers Auto Center LOCUST ST CARNEVALE THOMAS TRUSTEE BEVERLY 1915 I1 400 Factory Ideal Business Center; Site plan approved for 24 apartment units LOCUST ST DOYLE MILDRED L LIFE ESTATE DANVERS 1923 I1 101 One Family DU 1 Single family home LOCUST ST MARSH FAMILY HOLDINGS, LLC MIDDLETON 1949 I1 31 MU - Com/Res 2 Marsh Family Dental and 2 apartment units MAPLE ST LEE WILLIAM E. TRUSTEE LEE JEREMY S. TRUSTEE DANVERS 1923 I1 340 Office Ben Franklin Tee Screen Prints; 1-story commercial bldg on 100% corner MAPLE ST LEE WILLIAM E. TRUSTEE LEE JEREMY S. TRUSTEE DANVERS 1923 I1 400 Factory Old factory building occupied by Hotwatt - largest employer in district MAPLE ST 1904 LLC DANVERS 1923 I1 316 Comm. Warehouse Lyons Ambulance Service MAPLE ST CAPE ANN INVESTMENT PROP LL MANCHESTER 1944 I1 326 Restaurant/Bar Jazzercise Fitness Club MAPLE ST LEE WILLIAM E. TRUSTEE LEE JEREMY S. TRUSTEE DANVERS 1923 I1 337 Parking Lot 17-space private parking lot used by adjacent buildings MAPLE ST LRC LLC DANVERS 1923 I1 105 Three family DU 3 Apartment house with 3 units Custom Pools; 3 apartments upstairs not occupied due to MAPLE ST LEE WILLIAM E TRUSTEE LEE JEREMY S TRUSTEE DANVERS 1923 I1 31 MU - Com/Res 2 contamination on adjacent property MAPLE ST MEAR REALTY TRUST, LLC DANVERS 1923 I1 41 MU - Ind/Res 1 Hannah Engineering and Apartment House MAPLE ST ZAGORSKI, TRUSTEE PETER M DANVERS 1923 I1 400 Factory Tech-Air Systems A MAPLE ST LEE WILLIAM E TRUSTEE LEE JEREMY S. TRUSTEE DANVERS 1923 I1 392 Undev Com. Land Former Alex's Dry Cleaner; Contamination on site NORTH PUTNAM ST TOWN OF DANVERS PARK & FORESTRY BLDG DANVERS 1923 I1 931 Municipal Danvers DPW Grounds Division NORTH PUTNAM ST KING BRIAN P KING HEATHER S DANVERS 1923 I1 340 Office Former SF home converted to commerial office with garage NORTH PUTNAM ST SOUCY FRANCIS R. JR. SOUCY DIANE M. DANVERS 1923 I1 101 One Family DU 1 Single family home NORTH PUTNAM ST LEE WILLIAM E. TRUSTEE LEE JEREMY S. TRUSTEE DANVERS 1923 I1 101 One Family DU 1 Single family rental home NORTH PUTNAM ST BOLDUC ROBERT T BOLDUC LARK L DANVERS 1923 R1 104 Two family DU 2 2-family apartment house NORTH PUTNAM ST BROWN RICHARD F. DANVERS 1923 I1 401 Ind. Warehouse Cabinets By Design; 2 other contractor tenants NORTH PUTNAM ST WESTIN JASON TRUSTEE CJ WESTIN REALTY TRUST PEABODY 1960 I1 111 Apt. Bldg 4-8 DU 5 Apartment house with 5 units NORTH PUTNAM ST LEE WILLIAM E. TRUSTEE LEE JEREMY S. TRUSTEE DANVERS 1923 I1 400 Factory All State Canvas and Upholstery; storage NORTH PUTNAM ST CLIFTON ARDIE DARNELL DANVERS 1923 I1 104 Two family DU 2 2-family apartment house NORTH PUTNAM ST BROOKS MARIA TRUSTEE BROOKS DONALD G, TRUSDANVERS 1923 I1 104 Two family DU 2 2-family apartment house NORTH PUTNAM ST LRC LLC DANVERS 1923 I1 104 Two family DU 2 2-family apartment house PUTNAM COURT LEE WILLIAM E. TRUSTEE LEE JEREMY S. TRUSTEE DANVERS 1923 I1 316 Comm. Warehouse Jeremy Adams Harpsichord Maker; former church PUTNAM COURT LEE WILLIAM E. TRUSTEE LEE JEREMY S. TRUSTEE DANVERS 1923 I1 440 Industrial Land Private parking lot used by adjacent properties TOTAL 37 AVERAGE

9 HOBART ST LEE WILLIAM E. TRUSTEE ,000 6, % HOBART ST BOUCHARD RONALD E ,469 4, % HOBART ST DELOMBA MARK V ,847 4, % HOBART ST AIDAN ENTERPRISES, LLC , HOBART ST AIDAN ENTERPRISES, LLC ,517 5, % LOCUST ST CARNEVALE THOMAS TRUSTEE ,214 47, % LOCUST ST DOYLE MILDRED L LIFE ESTATE ,250 2, % LOCUST ST MARSH FAMILY HOLDINGS, LLC ,950 3, % MAPLE ST LEE WILLIAM E. TRUSTEE ,000 1, % MAPLE ST LEE WILLIAM E. TRUSTEE ,810 43, % MAPLE ST 1904 LLC ,127 16, % MAPLE ST CAPE ANN INVESTMENT PROP LLC ,600 1, % MAPLE ST LEE WILLIAM E. TRUSTEE , MAPLE ST LRC LLC ,075 4, % MAPLE ST LEE WILLIAM E TRUSTEE ,168 2, % MAPLE ST MEAR REALTY TRUST, LLC ,811 10, % MAPLE ST ZAGORSKI, TRUSTEE PETER M ,518 14, % A MAPLE ST LEE WILLIAM E TRUSTEE , NORTH PUTNAM ST TOWN OF DANVERS ,600 6, % NORTH PUTNAM ST KING BRIAN P ,460 3, % NORTH PUTNAM ST SOUCY FRANCIS R. JR ,360 2, % NORTH PUTNAM ST LEE WILLIAM E. TRUSTEE ,040 2, % NORTH PUTNAM ST BOLDUC ROBERT T ,750 3, % NORTH PUTNAM ST BROWN RICHARD F ,260 6, % NORTH PUTNAM ST WESTIN JASON TRUSTEE ,775 6, % NORTH PUTNAM ST LEE WILLIAM E. TRUSTEE ,016 13, % NORTH PUTNAM ST CLIFTON ARDIE DARNELL ,094 4, % NORTH PUTNAM ST BROOKS MARIA TRUSTEE ,736 4, % NORTH PUTNAM ST LRC LLC ,896 4, % PUTNAM COURT LEE WILLIAM E. TRUSTEE ,600 3, % PUTNAM COURT LEE WILLIAM E. TRUSTEE , TOTAL , ,092 AVERAGE ,737 8, % MAPLE STREET I-1 PROJECT AREA PROPERTY EVALUATION - LOTS AND BUILDINGS PROPERTY LOCATION PROPERTY OWNERSHIP LOT AND BUILDING CHARACTERISTICS ID Parcel # St # Street Name Owner 1 Year Built Total Acres Parcel S.F. Building GFA FAR Primary St. Frontage St. Frontage y Primary Bldg St. Setback y g Bldg Front Frontage Wall Length Occuancy HOBART COURT BRADY ALICIA M ,388 2, % HOBART COURT HENTSCHEL DEREK J ,808 3, % HOBART ST LRC LLC ,678 5, % HOBART ST LEE WILLIAM E. TRUSTEE ,479 12, %

10 HOBART ST LEE WILLIAM E. TRUSTEE STORE MULTI-GARDEN 6,951 3, GABLE CONC BLOCK C Average HOBART ST BOUCHARD RONALD E OLD STYLE OFFICE 4,379 2, T GABLE CLAPBOARD C Good HOBART ST DELOMBA MARK V MULTI-CONV 4,590 2, GABLE ALUMINUM C Average HOBART ST AIDAN ENTERPRISES, LLC HOBART ST AIDAN ENTERPRISES, LLC STORE 5,849 5, GABLE WOOD SHING D+ Average LOCUST ST CARNEVALE THOMAS TRUSTEE INDUST-LT 47,840 37, FLAT CONC BLOCK C+ Good LOCUST ST DOYLE MILDRED L LIFE ESTATE OLD STYLE 2,064 1, T GABLE VINYL C Good LOCUST ST MARSH FAMILY HOLDINGS, LLC OFFICE 3,740 3, GABLE BRICK VENR C+ Very Good MAPLE ST LEE WILLIAM E. TRUSTEE OFFICE 1,152 1, FLAT VINYL D+ Average MAPLE ST LEE WILLIAM E. TRUSTEE MILL 43,750 43, FLAT ALUMINUM D+ Average MAPLE ST 1904 LLC TRUCK TERM 16,820 15, T GABLE BRICK VENR C Avg-Good MAPLE ST CAPE ANN INVESTMENT PROP LLC RESTAURANT 1,764 1, HIP CLAPBOARD D Average MAPLE ST LEE WILLIAM E. TRUSTEE MAPLE ST LRC LLC MULTI-GARDEN 4,973 3, T GABLE CLAPBOARD C Fair-Avg MAPLE ST LEE WILLIAM E TRUSTEE MIXED OLD 2,690 1, FLAT VINYL C- Avg-Good MAPLE ST MEAR REALTY TRUST, LLC INDUST-LT MULTI-GARDEN 10,560 8, FLAT BRICK C Average MAPLE ST ZAGORSKI, TRUSTEE PETER M INDUST-LT 14,708 14, GAMBREL VINYL C- Average A MAPLE ST LEE WILLIAM E TRUSTEE NORTH PUTNAM ST TOWN OF DANVERS REPAIR GAR OFFICE 6,233 2, A GABLE WOOD SHING D Fair NORTH PUTNAM ST KING BRIAN P OFFICE 3,746 2, GABLE ASBESTOS C Average NORTH PUTNAM ST SOUCY FRANCIS R. JR. OLD STYLE 2,901 1, GABLE VINYL C Average NORTH PUTNAM ST LEE WILLIAM E. TRUSTEE OLD STYLE 2,431 1, T GABLE CLAPBOARD C Avg-Good NORTH PUTNAM ST BOLDUC ROBERT T MULTI-CONV 3,748 2, A GABLE WOOD SHING C Average NORTH PUTNAM ST BROWN RICHARD F. WAREHOUSE 6,325 6, GABLE CONC BLOCK C- Good NORTH PUTNAM ST WESTIN JASON TRUSTEE APT 4-8 6,092 3, H GABLE VINYL C+ Average NORTH PUTNAM ST LEE WILLIAM E. TRUSTEE MILL 13,884 13, FLAT ASPHALT D Fair NORTH PUTNAM ST CLIFTON ARDIE DARNELL MULTI-CONV 4,600 2, A GABLE VINYL C Average NORTH PUTNAM ST BROOKS MARIA TRUSTEE MULTI-CONV 4,218 2, A GABLE ASBESTOS C Average NORTH PUTNAM ST LRC LLC MULTI-CONV 4,198 2, A GABLE ASBESTOS C Average PUTNAM COURT LEE WILLIAM E. TRUSTEE WAREHOUSE 3,328 2, T GABLE CLAPBOARD D- Poor PUTNAM COURT LEE WILLIAM E. TRUSTEE TOTAL 257, , AVERAGE 8,293 6,649 MAPLE STREET I-1 PROJECT AREA PROPERTY EVALUATION - LOTS AND BUILDINGS PROPERTY LOCATION PROPERTY OWNERSHIP LOT AND BUILDING CHARACTERISTICS ID Parcel # St # Street Name Owner 1 Primary Building Type Secondary Building Type Building GFA Building Finished SF # Bldgs on Site Story Roof Height Type Exterior Wall Grade Condition HOBART COURT BRADY ALICIA M. OLD STYLE 2,065 1, T GABLE VINYL C Good HOBART COURT HENTSCHEL DEREK J OLD STYLE 3,916 1, T GABLE WOOD SHING C Good HOBART ST LRC LLC MIXED OLD 5,177 3, GABLE ALUMINUM C Average HOBART ST LEE WILLIAM E. TRUSTEE INDUST-LT 12,400 12, GABLE VINYL C- Average

11 $ $ 1,026,640 $ $ 1,411,334 $ $ 1,825, HOBART ST LEE WILLIAM E. TRUSTEE 22 Rear/Side Center 20 $ 237,300 $ 210, , HOBART ST BOUCHARD RONALD E 4 Rear Center 9 $ 156,200 $ 5,400 $ 177, , HOBART ST DELOMBA MARK V 4 Side Sideline 20 $ 151,800 $ 3,400 $ 173, , HOBART ST AIDAN ENTERPRISES, LLC 12 All Center 12 $ 145,300 $ 145,300 $ 1,441, HOBART ST AIDAN ENTERPRISES, LLC 20 All Open 100 $ 215,400 $ 5,400 $ 197,800 $ 418,600 $ 1,175, LOCUST ST CARNEVALE THOMAS TRUSTEE 20 All Open 190 $ 419,000 $ 5,900 $ 997,900 $ 1,422,800 $ 2,121, LOCUST ST DOYLE MILDRED L LIFE ESTATE 2 Side Sideline 10 $ 144,800 $ 103,100 $ 247,900 $ 2,540, LOCUST ST MARSH FAMILY HOLDINGS, LLC 10 Side/Rear Open 70 $ 155,100 $ 2,500 $ 247,000 $ 404,600 $ 2,962, MAPLE ST LEE WILLIAM E. TRUSTEE 12 Front Open 90 $ 186,400 $ 3,800 $ 55,400 $ 245,600 $ 2,139, MAPLE ST LEE WILLIAM E. TRUSTEE 15 All Sideline 18 $ 415,400 $ 8,200 $ 332,100 $ 755,700 $ 1,142, MAPLE ST 1904 LLC 15 All Center 34 $ 287,000 $ 4,800 $ 476,500 $ 768,300 $ 2,369, MAPLE ST CAPE ANN INVESTMENT PROP LLC 10 Front Center 24 $ 221,100 $ 4,100 $ 98,500 $ 323,700 $ 2,136, MAPLE ST LEE WILLIAM E. TRUSTEE 18 All Sideline 24 $ 151,400 $ 7,300 $ 158,700 $ 1,287, MAPLE ST LRC LLC 20 Side/Rear Sideline 14 $ 158,400 $ 144,600 $ 303,000 $ 821,071 MAPLE STREET I-1 PROJECT AREA PROPERTY EVALUATION - PARKING, ACCESS AND PROPERTY VALUE PROPERTY LOCATION PROPERTY OWNERSHIP PARKING AND ACCESS ASSESSOR'S PROPERTY VALUATION $ ID Parcel # St # Street Name Owner 1 Spaces On Site Location of Spaces Curbcut Location Curbcut Width Land Yard Bldgs Total Value Total Property Value Per Acre $ $ 1,912,847 $ $ 1,687,888 $ $ 2,612,398 $ $ 1,959, HOBART COURT BRADY ALICIA M. 2 Side/Rear Sideline 12 $ 147,000 $ 400 $ 89, , HOBART COURT HENTSCHEL DEREK J 4 Front Sideline 28 $ 149,800 $ 114, , HOBART ST LRC LLC 4 Front Sideline 22 $ 147,600 $ 192, , HOBART ST LEE WILLIAM E. TRUSTEE 4 Side Sideline 18 $ 177,300 $ 249, ,500 $ MAPLE ST LEE WILLIAM E TRUSTEE 18 Side/Rear Sideline 25 $ 175,400 $ 2,200 $ 118,400 $ 296,000 $ 1,406, MAPLE ST MEAR REALTY TRUST, LLC 30 All Open 35 $ 255,000 $ 5,200 $ 296,100 $ 556,300 $ 1,111, MAPLE ST ZAGORSKI, TRUSTEE PETER M 60 All Open 92 $ 447,000 $ 4,500 $ 309,800 $ 761,300 $ 491, A MAPLE ST LEE WILLIAM E TRUSTEE 0 $ 93,000 $ 93,000 $ 1,000, NORTH PUTNAM ST TOWN OF DANVERS 20 Front Sideline 18 $ 192,300 $ 11,000 $ 84,300 $ 287,600 $ 438, NORTH PUTNAM ST KING BRIAN P 6 Side/Rear Sideline 32 $ 183,500 $ 15,200 $ 169,500 $ 368,200 $ 1,533, NORTH PUTNAM ST SOUCY FRANCIS R. JR. 4 Side Sideline 14 $ 156,100 $ 53,400 $ 209,500 $ 880, NORTH PUTNAM ST LEE WILLIAM E. TRUSTEE 3 Side Sideline 24 $ 154,100 $ 700 $ 93,600 $ 248,400 $ 1,196, NORTH PUTNAM ST BOLDUC ROBERT T 2 Side Sideline 8 $ 155,500 $ 2,000 $ 135,000 $ 292,500 $ 1,306, NORTH PUTNAM ST BROWN RICHARD F. 26 Front Open 122 $ 245,300 $ 12,500 $ 168,100 $ 425,900 $ 915, NORTH PUTNAM ST WESTIN JASON TRUSTEE 4 Side Sideline 20 $ 153,600 $ 800 $ 237,700 $ 392,100 $ 1,946, NORTH PUTNAM ST LEE WILLIAM E. TRUSTEE 20 Side/Rear Sideline 36 $ 243,700 $ 8,300 $ 98,300 $ 350,300 $ 762, NORTH PUTNAM ST CLIFTON ARDIE DARNELL 3 Side Sideline 14 $ 144,500 $ 131,300 $ 275,800 $ 2,934, NORTH PUTNAM ST BROOKS MARIA TRUSTEE 3 Side Sideline 14 $ 143,800 $ 126,800 $ 270,600 $ 3,154, NORTH PUTNAM ST LRC LLC 3 Side Sideline 14 $ 144,100 $ 140,100 $ 284,200 $ 3,177, PUTNAM COURT LEE WILLIAM E. TRUSTEE 6 Side/Rear Sideline 14 $ 152,900 $ 46,000 $ 198,900 $ 1,547, PUTNAM COURT LEE WILLIAM E. TRUSTEE 24 All Open 90 $ 172,300 $ 172,300 $ 864,656 TOTAL 430 $ 6,878,400 $ 113,600 $ 6,068,400 13,060,400 AVERAGE ,526 5, , ,154 1,635,475

12 Acres Land Use Total Ave SF 13 Res/Comm , Com/Res , Ind/Res , One Family DU , Two Family DU , Three Family DU , Apt.Bldg 4-8 DU , Com. Warehouse , Store , Rest/Bar , Auto Serv. Stn , Parking Lot , Office , Und. Com. Prop , Factory , Ind. Warehouse , Ind. Land , Municipal ,600 In terms of ownership, 14 of the 35 properties are in common ownership (Lee). In total, these properties make of 34% of the land base in the project area, and several of these properties are abutting, providing good opportunities for future infill and redevelopment, as well as coordinated parking and access. (See Appendix A for more detailed property data and analysis). Streets and Thoroughfares The Maple Street I-1 project area is served by five (5) public streets and two (2) private courts with varying layouts, traffic volumes, and streetscape treatments. Most streets are narrow with a right-of-way width of 50 feet or less. Block lengths are also short with most street segments between intersecting streets 300 feet or less. (A block length of 250 to 400 feet is considered ideal for walkability and pedestrian interest). MAPLE & HOBART STREETS I-1 DISTRICT STREET CHARACTERISTICS ROW Street Segment Length Width On-Street Parking Sidewalks Streetscape Treatments Maple Street Hobart St. to N. Putnum St on east side Both sides Limited - 3 street trees; some private landscape N. Putnum St. to Maple Ave on east side Both sides Limited - 4 street trees; some private landscape Hobart Street Maple St. to Charter St N. Side; 3 S. Side Both sides Limited by wide curb cuts Charter St. to Hobart Ct None Both sides Limited on N. side w 2 street trees; extensive on S.side near public parking lot Hobart Ct. to N. Putnam St None Both sides Limited by wide curbcuts on N. side; extensive on S.side near public parking lot Hobart Court Hobart St. to Dead End None None Limited by open curbcuts and limited width N. Putnam Street Maple St. to Putnam Ct Partial, flush Limited by open curbuts; mostly private 20 undefined N/S sides with TL landscape Putnam Ct. to Bell St Partial, flush Limited by open curbuts; mostly private 40 undefined N/S sides with TL landscape Bell St. to Hobart St undefined N/S sides None Limited - 2 street trees; mostly private landscape Putnam Court N. Putnum St. to Dead End None None None Locust Street Maple St. to Butler Ave None Partial N.side; On S.side Maple Avenue Maple St. to Rear 156 Maple PL None None None Limited by open curbcuts; 6 street trees; mostly private landscape on side side 7 Town of Danvers November 2016/BCPD and D&F

13 Generally, the narrow street layouts and short blocks provide a good framework for a positive pedestrian environment. However, other factors such as extensive curb cuts, narrow and fragmented sidewalks, and limited streetscape treatments tend to diminish the pedestrian environment. Maple Street: This major corridor runs through the project area from north to south and connects downtown to I-95 and Route 1 via Route 62. The street has a 60-foot right-way with two travel lanes and limited on-street parking on the east side. There is an opportunity for more parking if the numerous access points along the corridor could be reduced, some of which are secondary driveways while others are wide open curb cuts. There are sidewalks on both sides of varying widths and materials. There is also a partial green strip but few street trees. New streetscape treatments are recommended including a concrete sidewalk on both sides with a minimum of 5 feet in width together with new street trees installed in the planting strip, sidewalk or curb extensions depending on width. Overhead utilities on the east side limit the type and size of tree that could be planted. There is a pedestrian crosswalk at the intersection with Locust Street which is off-set and should be realigned together with a curb extension on the northeast corner to shore up the intersection and shorten the crossing distance. Pedestrian crosswalks should be considered at the intersections of N. Putnam Street and Maple Avenue. Hobart Street: This primary street runs east to west along the southern boundary of the project area. Side streets create short blocks along Hobart Street including Maple Street, Charter Street, Hobart Court and N. Putnam Street. The right-of-way is 50 feet and contains 2 travel lanes and partial parking lanes with 8 on-street spaces on the north side and 3 on the south side. There is a sidewalk in both sides which is includes several gaps because of the number of curb cuts. Streetscape is limited on Hobart Street except along the frontage at the public parking lot. There are only two street trees on the north side and an informal seating area in front of Betty Ann s Sandwich Shop. There is good potential to reconfigure the street with more on-street parking, formal streetscapes, and outdoor dining if curb cuts can be reduced through future reuse or redevelopment. 8 Town of Danvers November 2016/BCPD and D&F

14 Hobart Court: The small private street has a 20-foot r-o-w and provides access to two single-family homes as well as Danvers Auto Center. N. Putnam Street: This public street has a 40-foot right-ofway and contains two narrow travel lanes and informal onstreet parking. There is a partial concrete sidewalk on both sides of the street between Maple Street and 50/51 N. Putnam Street. The sidewalk has no curb and therefore flush with the street allowing cars to easily park on it. There is no tree belt on either side of the street, and streetscape in provided on private front yards. There is potential to reconfigure the street and add substantially more on-street parking. Sidewalks should be improved and extended between Bell Street and Hobart Street. Putnam Court: This is a private way which provides access to a large internal parking area utilized by residential, commercial and industrial tenants on N. Putnam Street, Maple Street and Hobart Street. This access way and parking area could be a significant contributor to future redevelopment and circulation improvements in the project area. Maple Avenue: This public street is about 600 feet long with a 24-foot r-o-w. The front half toward Maple Street is utilized by industrial businesses while the rear area near the cul-de-sac serves single-family homes and duplexes. There is no streetscape or sidewalk on the street. Future development along the front segment should include these improvements leading up to Maple Street. Locust Street: This public street runs north to south in the project area about 440 feet from Maple Street to Butler Avenue. This corridor is also Route 35 from the Maple Street intersection to the light at the intersection of Poplar Street (Route 62). The light at this intersection is easier to access than at the Maple/Poplar Street intersection. The street has a 60-foot r-o-w with a 5-foot sidewalk on the south side and partial sidewalk on the north side which is disrupted by large and numerous curb cuts. There are 6 street trees along this segment of the corridor but most streetscape is accomplished by private landscaping in the front yard. 9 Town of Danvers November 2016/BCPD and D&F

15 Project Area Properties 156 Maple Street ( ): This one-story industrial building at the northwest corner of Maple Street and Maple Avenue is occupied by Tech-Air Systems. There is a large curbcut in front of the building and the entire front yard is paved over for parking. Additional parking spaces are located on the north side and rear to the building. The rear portion of the lot of Maple Avenue is used for vehicle and equipment storage. This is the largest parcel in the project area (1.55 acres) much of which is underutilized. The owner has also acquired the adjacent property at 158 Maple Street which is a deteriorated apartment house and should be included in the project area. Together, these properties have good potential for expansion or redevelopment including residential and mixed use. 150 Maple St ( ): Hannah Engineering occupies this building at the southwest corner of Maple Street and Maple Avenue. The building was constructed in 1915 and appears to be in average to poor condition. In addition to the main building, there is an apartment building with a large parking lot accessed from Maple Avenue. This.5-acre parcel has moderate potential for future redevelopment. 148 Maple St ( ): This 2-story house was built in It has been converted into a mixed use building with commercial on the ground floor (Custom Pools) and residential above. There are 3 dwelling units in the building. However, they are not occupied currently because of contamination found at the former Alex s Dry Cleaners next door which is being monitored on site. The lot is deep with parking located on the north side and to the rear of the building. The property has good redevelopment potential if merged with adjacent properties and if the contamination can be adequately mitigated. 146 Maple St ( ): This 2 ½ story house was built in 1930 and includes 3 residential apartments. The 16,000 square foot lot has good potential for redevelopment, particularly if merged with adjacent properties which are in common ownership. 146A Maple St ( ): The 4,000 SF lot is the former site of Alex s Cleaners which was recently demolished. The property is contaminated and there are monitoring wells on site. It has potential for redevelopment if the contamination can be adequately mitigated. There is good potential for redevelopment if this lot is combined with adjacent parcels that are in common ownership. Because of the contamination future redevelopment could be limited to commercial and light industrial uses including small 10 Town of Danvers November 2016/BCPD and D&F

16 scale fabrication, business incubator, and other flex space geared to small business development and entrepreneurship. 140 Maple St ( ): This 5,371 SF parcel is vacant and used as a private parking lot (17 spaces) for adjacent commercial and residential uses. It is located at the northwest corner of Maple Street and N. Putnam Street, and has good redevelopment potential. It could also be merged with 146, 146A, and 148 Maple Street, which are in common ownership, to expand redevelopment opportunity. 66 North Putnam St ( ): This 2 ½ story 2-family apartment home was built in 1900 and is well maintained. It has limited redevelopment potential except for home occupation and small scale office uses. 64 North Putnam St ( ): This attractive 2 ½ story 2-family apartment home was built in 1910 and is well maintained. It has a 2-story front porch attached to the front façade of the building. It has limited redevelopment potential except for home occupation and small scale office uses. 62 North Putnam St ( ): This attractive 2 ½ story 2-family apartment home was built in 1900 and is well maintained. It has a 2-story front porch attached to the front façade of the building. It has limited redevelopment potential except for home occupation and small scale office uses. 60 North Putnam St ( ): This attractive 2 ½ apartment house has 5 units, was built in 1900 and is well maintained. It has a 2 bay windows on the front façade of the building. The property recently sold and has limited redevelopment potential except for home occupation and small scale office uses. 61 North Putnam St ( ): This former mill building was constructed in 1885 and is in fair to poor condition. The 2.5 story structure is about 14,000 SF with a flat roof and partially exposed basement. It is currently use for storage and fabrication including All State Canvas and Upholstery. Most of the ½ acre lot is paved and used for parking to the side and rear of the building. The property has good potential for redevelopment. Several of the 11 Town of Danvers November 2016/BCPD and D&F

17 adjacent properties are also in common ownership providing greater opportunity for mixed use development and shared parking. 56 North Putnam St ( ): This large warehouse building is occupied by Cabinetry By Design and two other contractors. The 6,300 SF building was constructed in 1941 and sits about 70 feet from the street line (edge of right-of-way). The ½ acre lot has good expansion or redevelopment potential. The concrete block building could also support a second floor which could be used for office or residential purposes. The open curb cut along the frontage should be reduced and streetscape enhancements made within the right-of-way. 54 North Putnam St ( ): This 2-family home was built in The 9,750 SF parcel is the only property in the project area not zoned I-1 but is in the R1 District. This property and the adjacent residential property at 50 N. Putnam Street are wedged between other commercial properties on the street. The property was recently sold and has limited redevelopment potential for redevelopment unless combined with adjacent properties. The building could support home occupations and small scale office uses. 47 North Putnam St ( ): This property is owned by the Town of Danvers and used by the DPW Grounds Division for storing vehicles and equipment. The 6,200 SF barn (now a repair garage) was constructed in 1900 and is an attractive structure. Most of the rest of the parcel is paved and used for storage. The property has good redevelopment potential although there may be some contamination on site. The property could also be used as public parking to support private redevelopment in the surrounding area. 49 North Putnam St ( ): This small single family home was built in 1895 and has been converted into a commercial office space. It has a separate garage building located behind the main house used for the commercial operation. Parking is located along the west side of the property. The 10,460 SF lot has redevelopment potential and is adjacent to other properties on the interior of the block that are likely to be redeveloped. 51 North Putnam St ( ): This 2-story single family house was built in 1900 and has a side entrance. The 10,360 SF lot is heavily vegetated to the rear. The property has potential for redevelopment and is adjacent to other properties with the block that are likely to be redeveloped. 12 Town of Danvers November 2016/BCPD and D&F

18 53 North Putnam St ( ): This 2-story single family rental house was built in 1900 and is attractively maintained. The rear portion of the 10,360 SF lot is used by the property owner to support other commercial uses in the block. The property had good potential for redevelopment if combined with adjacent parcels. 2 Putnam Court ( ): This former 7 th Day Adventist church was built in 1875 and is currently used for storage and as a workshop for Jeremy Adams Harpsichord Maker. Most of the lot is paved with parking accessed by Putnam Court and N. Putnam Street. The building has good potential for renovation or reuse for office, civic or restaurant purposes. 6 Putnam Court ( ): This 8,680 SF parcel is a private parking lot used to support surrounding commercial and industrial uses. There are approximately 30 spaces on this lot which is also connected to several other parking areas, most of which are controlled by the same owner (Lee) which collectively amount to a significant amount of off-street parking on the interior of the block formed by Maple Street, Hobart Street, and N. Putnam Street. These interior open areas provide a significant opportunity to create a large shared parking resource to support future mixed use redevelopment. 128 Maple St ( ): This factory building was constructed in Several additions were made over the years to reach a total of 43,750 GFA. There is an old foundation at the corner of Maple Street and N. Putnam Street. Parking is limited on with small lots located on the south and west side of the building. The building is occupied by Hotwatt which makes heating elements for a variety of different appliances. They are the largest employer in the project area. The property has good potential for redevelopment but demolition of this large old building would be costly and the potential loss of local jobs is a major concern. 114 Maple St ( ): This small 1-story office building was constructed in It occupies a small 5,000 SF lot but is at the 100% corner of Maple Street and Hobart Street. The building is setback from Maple Street and the frontage is used as a parking lot. The building is currently rented to Ben Franklin Tee Screen Prints. The property has good potential for redevelopment as commercial or mixed use because of its visibility from the street. 13 Town of Danvers November 2016/BCPD and D&F

19 1 Hobart St ( ): This 3-story mixed use building was constructed in The ground floor is occupied by the Corner Grocery and 2 upper floors contain 5 apartment units. Parking is provided on the adjacent lot which is controlled by the same owner. The building is in a key location on the 100% corner at Maple Street and Hobart Street and has significant redevelopment potential. However, a small market as well as affordable rental apartments are important uses to the future of the project area as well. 3 Hobart St ( ): This older industrial building was constructed in The 2-story wood frame building has 9,750 GFA which covers most of the lot. There is no parking located on site but the property owner also owns the parking lot on Putnam Court behind the building. The building is currently used by Hotwatt and for small scale fabrication. 5 and 7 HOBART ST ( ): This property includes 2 buildings. An older 2-story home at 5 Hobart Street contains 2 apartments, and the 1-story commercial building at 7 Hobart Street was constructed in 1950 and contains two occupied storefronts Betty Ann s Sandwich Shop and Dominic s Barber Shop. Betty Ann s has tables and chairs on the edge of the sidewalk against the building. Both stores are supported by a large parking lot located behind the building which is also connected to other parking lots off Putnam Court owned by the same owner (Lee). 9 and 9 ½ Hobart St ( ): This property includes 2 small, older homes that are very attractive and well maintained. The historic home at 9 Hobart Street is circa 1847, and 9 ½ Hobart Street home is an historic cottage. These buildings may also be used for home occupations or small offices. The 10,469 SF lot is deep enough to provide adequate parking if needed in the future for commercial purposes. It also abuts property in the rear that is likely to be redeveloped in the future. 11 Hobart St ( ): This is a small and attractive older 2- family home with parking on the west side. The lot depth is sufficient to provide parking to support future redevelopment and abuts other properties that are likely to be redeveloped. 13 Hobart St ( ): This is a vacant 4,400 SF parcel located at the corner of Hobart Street and Hobart Court. It currently used as a private parking lot by Danvers Auto Center. The property has good redevelopment potential with frontage on both streets. 14 Town of Danvers November 2016/BCPD and D&F

20 3 Hobart Court ( ): This is a small, attractive single family home built in The 6,808 parcel has potential for commercial reuse or mixed use redevelopment but the building could be relocated to another location. 2 Hobart Court ( ): This is a small, attractive single family home built in The 5,388 SF parcel has potential for commercial reuse or mixed use redevelopment but the building could be relocated to another location. 17 Hobart St ( ): This 2-story commercial building was originally constructed in Over the years several additions have been added amounting to 15,517 GFA today. There are businesses currently in the building including 88 Chinese Restaurant, Grace Hair Design, and Danvers Auto Center. The 15,517 SF lot includes parking on both side of the building. The property has good potential for redevelopment with frontage on Hobart Street and N. Putnam Street. 135 Maple St ( ): This former fire station was built in 1900 and is located at the intersection of Maple Street and Locus Street which is the main intersection (or 100% corner) of the project area. The 16,820 SF building is 3 ½ stories with tall floor plates. The old hose tower extends even higher making it the tallest building in the downtown area. The main floor is occupied by Lyons Ambulance Service and there are associated offices and storage located in the upper 2 floors. The building is very attractive architecturally and in good condition. While this central location is well suited for an ambulance service, the property also highly visible and has good reuse potential with retail/restaurant space on the ground floor and office and residential units above. 20 Locust St ( ): This older mill building was originally constructed in Several additions and renovations have been made over the year and the current 47,850 SF building is known as The Ideal Business Center with a variety of commercial tenants. The property is important to local economic development as it provides flex space for small businesses and entrepreneurs at moderate cost. There are about 20 parking spaces on site most of which are in front of 15 Town of Danvers November 2016/BCPD and D&F

21 the building. There is open curbcut along the entire Locust Street frontage with no sidewalk or planting strip. Site Plans were recently approved for 24 apartment units on the upper floors and renovations to ground floor commercial space. New walkway and streetscape improvements are planned along the front including the reconfiguration of the 17 head-in parking spaces with 8 parallel streetside parking spaces along the frontage. If this plan is not executed there is good potential for redevelopment of the site for mixed use. The building also uses a surface lot located on the south side of Locust Street. 139 Maple St ( ): This former restaurant was built in 1984 and contains 1,764 GFA. The building is set back about 60 feet from the street line with 10 parking spaces in front. The building is currently occupied by Jazzercise. The property has potential for redevelopment as commercial or mixed use including adding a second floor to the existing building. 24 Locust St ( ): This single family home was built in The property has some potential for small home-based or commercial office use. 26 Locust St ( ): This 3,740 GFA mixed use building was constructed in 1980 and is currently occupied by Marsh Family Dental on the ground floor and two apartments on the upper floor. The site is accessed from Butler Ave. and has about 10 parking spaces on the side and rear. The 5,950 property has limited redevelopment potential. 16 Town of Danvers November 2016/BCPD and D&F

22 4.0 Key Surrounding Properties and Areas of Influence Area of Influence The Maple Street I-1 Action Plan identified residential properties in adjacent neighborhoods as being in the Area of Influence (AOI) for the project area. These neighborhoods included: Maple Avenue; Bell Street; Andrews Street; the west side of North Putnam Street; the south side of Locust Street; Butler Ave.; Oak Street; Charter Street; Putnam Street; and Maple Street (northeast side of the street across from the project area). Expanded Area of Influence identified in the Maple Street I-1 Action Plan Demographics: Within the project area and surrounding neighborhoods, the Census Block Group contained 1,960 people as of the 2010 Census (7 % of the town s total population). Danvers overall population is projected by MAPC to increase by 3,750 persons between from its 2010 population of 26,493. Income and Poverty: The median household income for the AOI is $79,000 as compared to $66,866 for Massachusetts for Although the median household income is higher, there are still households in the AOI that are below the poverty level. The number of households below the poverty level in the census tract is 4.54 % which is below the statewide average of 11%, and about the same for the town overall which has 5% of households below the poverty level. Housing: The AOI contains 805 housing units. Approximately 60% of these units are owner-occupied, which is consistent with the MAPC regional average. The 2010 downtown housing needs study found support for adding housing in the downtown/maple Street area. The Town fell below the 10% affordable housing threshold in 2010, and with a higher percent of downtown households earning a lower median income, there is a need for greater housing choices in these central neighborhoods. (Since 2010, the Affordable Housing Inventory has once again exceeded the 10% threshold). 17 Town of Danvers November 2016/BCPD and D&F