UPDATE Board of Selectmen June 20, 2017

Transcription

1 MAPLE STREET I-1 AREA DRAFT ZONING BYLAW & DEVELOPMENT STANDARDS Town of Danvers, MA UPDATE Board of Selectmen June 20, 2017 The Danvers Team: Brovitz Community Planning & Design Dodson & Flinker Danvers Maple St I-1 Design Guidelines & Zoning Code Brovitz Community Planning & Design * Dodson & Flinker

2 DOWNTOWN DANVERS PLANNING INITIATIVES Danvers Community & Economic Development Plan (2004) Danvers Zoning Bylaw Review & Recommendations (2006) Danvers Mixed-Use Industrial-1 (I-1) Study (2009) Tapleyville Mixed Use Overlay District Zoning Bylaw (2014) Danvers Maple Street I-1 District Action Plan (2015) Downtown Danvers Parking Study (2015) Danvers Bicycle Network & Pedestrian Priority Plan (2015) Maple Street I-1 Area Vision Plan & Draft C40R Zoning Code (2017) Downtown Area Traffic Management Report (2017) Downtown Wayfinding Project (2017)

3 MAPLE STREET AREA VISION PLAN & C40R ZONING CODE Define Issues, Challenges & Opportunities Historic Context & Compatibility Current and Future Mix of Uses Building Scale, Density & Orientation Parking Placement, Ratios & Access Landscaping and Screening Passive & Active Recreation Streetscape and Walkability Development Review Processes

4 MAPLE STREET AREA VISION PLAN & C40R ZONING CODE Public Visioning Scenario-Building Streetscapes, Open Spaces, and Connectivity Visual Preference Survey

5 MAPLE STREET AREA VISION PLAN & C40R ZONING CODE Visual Preference Survey - Highest Rated Building Types and Design

6 MAPLE STREET AREA VISION PLAN & C40R ZONING CODE Mixed Use (Comm/Res) on Maple with Townhouse residences behind. Add Second Floor and Improve Streetscape on N. Putnam St. Infill Mixed Use Building Infill Residential Building Small Single Family, Townhouses, Live/Work and Medium Sized Apartments Centralized and Shared Parking Area with LID strategies Mixed Use (Comm/Res) Infill and Redevelopment Preserve Small Historic Homes for Residential and Office Uses Streetscape Improvements on Hobart St. Common Open Space for Civic Gathering and Events Relocate Former Depot Near Rail Trail

7 MAPLE STREET AREA VISION PLAN & C40R ZONING CODE Reconfigure Intersection and Install Gateway Treatments Streetscape Improvements on Maple Street Infill Mixed Use Building at Corner of N. Putnam Mixed Use (Comm/Res) Infill or Redevelopment Redesign parking lots and streetscape improvements for shared benefits. Mixed Use (Comm/Res) Infill and Redevelopment with Structured Parking Preserve Historic Building and Allow Context Sensitive Infill for Residential and Office Uses Infill Residential Buildings Near Rail-Trail with Shared Parking Area Reconfigure Gas Stations as Gas Backwards with Convenience Store in Front

8 MAPLE STREET AREA VISION PLAN & C40R ZONING CODE N. Putnam St Maple St

9 MAPLE STREET AREA VISION PLAN & C40R ZONING CODE Character-Building Zoning & Design Standards Building Frontage Type Site Standards Parking Placement Ped/Veh. Access Landscaping Lighting/Screening Utilities Signage LID/Sustainability Stds PRIVATE REALM Building Standards Bldg. Placement Building Types Building Uses Bldg. Frontage Types Building Components Bldg. Height/Stepbacks Building Design Stds Street Standards Complete Street Hierarchy Streetscape Treatment Sidewalk Use/Activation On-Street Parking/Parklets Intermodal Facilities Utilities LID/Sustainability Stds Open Space & Rec Types Parks, Playgrounds, Commons PUBLIC REALM Outdoor Amenity Spaces Yards Dining Terrace Green Roofs Courtyards Comm. Gardens Plazas Forecourts POPS

10 ZONING & DESIGN STANDARDS ZONING BYLAW SECTION 18 MAPLE STREET TRADITIONAL NEIGHBORHOOD DEVELOPMENT OVERLAY DISTRICT (MSTND) 18.1 PURPOSE AND INTENT 18.2 AUTHORITY AND APPLICABILITY 18.3 OVERLAY DISTRICT ZONING MAP AND REGULATING PLAN 18.4 DEFINITIONS 18.5 BUILDING STANDARDS AND USES 18.6 DENSITY AND BULK STANDARDS 18.7 FAIR HOUSING REQUIREMENTS/HOUSING AND AFFORDABILITY 18.8 SITE PLANNING AND DEVELOPMENT STANDARDS 18.9 DESIGN STANDARDS ADMINISTRATION ENFORCEMENT AND APPEAL WAIVER OF REQUIREMENTS DATE OF EFFECT SEVERABILITY Purpose and Intent Incentives for property reinvestment An attractive and vibrant gateway to Downtown Danvers Lifecycle range of housing choices and types Expand downtown area living opportunities Flexibility and variety in future development Compatibility with existing uses in surrounding neighborhood Retain existing goods and services Expand opportunities for small locally-owned businesses and entrepreneurial activity Foster sustainable development and low impact design (LID) Enable the Town to receive Zoning Incentive Payments under Chapter 40R Review procedures that ensure predictable, fair and cost-effective, and expeditious permitting process

11 ZONING & DESIGN STANDARDS DESIGN STANDARDS 1. PURPOSE AND APPLICABILITY 2. DEFINITION OF TERMS 3. GUIDING PRINCIPLES 4. GENERAL DESIGN STANDARDS 5. BUILDING FRONTAGES & FAÇADE TREATMENTS 6. BUILDING COMPONENTS 7. OPEN SPACES AND OUTDOOR AMENITIES 8. SIGNAGE 9. PUBLIC REALM STANDARDS Guiding Principles 1. Traditional Neighborhood Development Patterns and Design 2. Compact Development and Human Scale Design 3. Mix of Uses and Flexible Building Space 4. Architectural Context and Adaptive Reuse of Historic Structures 5. Relationship with Downtown Core and Surrounding Neighborhoods 6. Active Open and Civic Space 7. Landscape and Streetscape Character 8. Alternative Modes of Transportation 9. Downtown and Neighborhood Gateways 10. Smart Growth and Sustainable Development

12 ZONING & DESIGN STANDARDS ZONING BYLAW MSTND Overlay District

13 ZONING & DESIGN STANDARDS ZONING BYLAW Chapter 40R Provisions Allows as-of-right residential development at minimum densities: 20 DU/Acre MU/Apartment Bldgs 12 DU/Acre 2 and 3 Unit Homes 8 DU/Acre Single Family Homes 20% of the units must be affordable Promotes mixed-use and infill development Encourages open space and protects historic districts. TABLE 1: MSTND REGULATING PLAN SUBDISTRICTS Requirement 1. Core Mixed Use Sub-District Sub-District 2. Maple Street Limited Mixed Use Sub-District 3. Hobart and Locust Street Limited Mixed Use Sub-District Underlying Base Zone I-1, R-1 I-1, R-1 C-1, C-1A, R-1 Total Sub-District Parcels Total Sub-District Acres Total No. of Existing Dwelling Units Total Existing Non-Residential Development (GFA) 1 166,890 29,298 13, Mixed Use Buildings were estimated to be equally divided between commercial and residential floor area, and the estimated residential GFA was substracted from the total.

14 MAPLE STREET AREA VISION PLAN & C40R ZONING CODE ZONING BYLAW 18.6 DENSITY AND BULK STANDARDS EXISTING DEVLOPMENT 52 DUs in MSTND Area 200,090 Non-Res SF PROJECTED NEW DEVELOPMENT 211 New Dwelling Units 171,000 Non-Res SF 30 Year Projected Build-Out C40R HOUSING INCENTIVES Estimated Incentive Payments from State = $350,000 Density Bonus Payments (as OP Issued) = $849,000 Density Provisions TABLE 5: MSTND REGULATING PLAN SUBDISTRICTS - DENSITY BY DU TYPE Dwelling Unit Types D.U.s Per Acre By Right By Special Permit 1. Single Family Detached Dwelling Units - includes Workers Cottages and Cottage Courts Single Family Attached Dwelling Units - includes horizontally-attached rowhouses, townhouses, and Live/Work Units Multi-Family/Two and Three-Family Dwelling Units Multi-Family/Four or More Dwelling Units - includes condominiums, apartment buildings, housing cooperatives Mixed Use Developments (Commercial and Multi-Family) TABLE 10: MSTND REGULATING PLAN SUBDISTRICTS - MAXIMUM DEVELOPMENT Sub-District Requirement 1. Core Mixed Use Sub-District 2. Maple Street Limited Mixed Use Sub-District 3. Hobart and Locust Street Limited Mixed Use Sub-District Underlying Base Zone I-1, R-1 I-1, R-1 C-1, C-1A, R-1 Total Sub-District Parcels Total Sub-District Acres Total No. of Existing Dwelling Units Max Number of New Dwelling Units Max. GFA of New Non-Residential Development 2,3 67,845 58,262 44, Maximum Number of New Dwelling Units is based on a Density Ratio of 20 DU/Acre except for parcels in the Res-Trans Frontage Zone which are based on 12 DU/Acre. Existing Dwelling Units were then subtrated from the gross number of units calculated under the Density Ratios. 2. Maximum GFA of New Non-Residential Development is based on an Overall Floor Area Ratio (FAR) of Maximum Number of New Dwelling Units and GFA of New Non-Residential Development excludes the Hobart Street Municipal Parking Lot in Subdistrict 3 which is not considered a developable property. Minimum Dwelling Unit Size Unit Type Useable Floor Area (Min.) Studio 400 sq. ft. 1 Bedroom 600 sq. ft. 2+ Bedrooms 900 sq. ft.

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16 MAPC 40R USE REPORT HOUSING PRODUCTION ASOF Smart Growth (C40R) Districts Future Zones Units: 13,715 Built/Building Permits Issued: 3,352 (24% of total) Built/Building Permits Issued in 2009: 1,127 (175% Increase)

17 MAPC 40R USE REPORT 40R BUILT PROJECT TRENDS MOSTLY SMALL UNITS Total Unit Built as of 2016: 3,352 1-Bedroom DUs (36%) 2-Bedroom DUs (49%) 3-Bedroom DUs (4%) 4-Bedroom DUs (0.06%) MOST PROJECTS ARE MULTIFAMILY RENTALS Multi-Family Units (99%) 2/3 Family and Single Family (<1%) Rental Units (92%); Ownership Units (8%) MOST PROJECTS BUILT TO DATE HAVE USED HOUSING SUBSIDY PROGRAMS Affordable Units (48%) of units A few projects include no affordable units (all small ownership projects); Some others are 100% affordable. Vast majority of the projects use state or federal housing subsidy programs

18 Completed Projects & Development COMPLETED Opportunities: 40R PROJECTS TOD/Downtown 26 acres 256 Units Zoned 50-Unit Project Mixed Use Density: 9.4DU/Acre Reading (Downtown 40R) 18

19 COMPLETED Completed 40R Projects: PROJECTS Northampton 40R Village Hill Redevelopment 16 acres 156 units Mix of Housing Density: 9.75 DU/Acre 19

20 COMPLETED 40R PROJECTS Completed 40R Projects Lynnfield Arborpoint at MarketStreet 180 Units Adjacent office park / hotel lifestyle center & housing 20

21 DEVELOPMENT CASE STUDIES/Mixed Use DANVERS, MA IDEAL BUSINESS CENTER 20 Locust Street Former Factory/Ideal Business Center Land Area: 29,214 Renovation of existing 47,850 S.F. building 24 new D.U.s (apartment) approved Approx. 20 parking spaces on site Additional Off-Site Parking Permitted Residential Density: 35 DU/Acre

22 SCITUATE, MA DEVELOPMENT CASE STUDIES/Mixed Use HARBORSIDE VILLAGE REDEVELOPMENT Scituate Harbor Front Street Built in Residential Condos (7 Affordable) Unit Size: 1,548 Net SF and 2-Bedroom Land Area: 29,309 2,314 SF Ground Floor Comm. Space 55 Parking Spaces (all underground) Parking access off side street 3.5 Stories/40 feet height Small Plaza in front of building Residential Density: 55 DU/Acre

23 SCITUATE, MA DEVELOPMENT CASE STUDIES/Mixed Use MILL WHARF REDEVELOPMENT Scituate Harbor Front Street Built in Residential Condos 2 and 3-Bedroom Units Land Area: 48,711 SF Ground Floor Comm. Space Movie Theater 1 Parking Space/DU (all in car ports) Parking access off side street 3.5 Stories/40 feet height Small Plaza in front of building Residential Density: 25 DU/Acre

24 W.CONCORD, MA DEVELOPMENT CASE STUDIES/Mixed Use BROOKSIDE SQUARE MIXED USE TOD 2015 Mixed use project in West Concord Village Center adjacent to the commuter train station. Redevelopment of Dilapidated Industrial and Warehouse Buildings Density: 17 DU/Acre 3-story TOD project with the following components: o 36,270 SF light ind., office, indoor rec. on 1 st floor (10% leased as affordable business start-ups) o 74 apartments (84,494 SF) on 2 nd /3 rd floors 4 Studios, 32 1-BRM Units, 38 2-BRM Units (10% affordable). o Existing Post Office 3,364 SF; Future Retail 6,750 SF o Active Open Space market plaza, courtyards, and pathway along the brook

25 W.CONCORD, MA DEVELOPMENT CASE STUDIES/Mixed Use BROOKSIDE SQUARE MIXED USE TOD 74 apartments (84,494 SF) on 2 nd /3 rd floors: o 4 Studios (518 SF) o 32 1-BRM Units (688 SF) o 38 2-BRM Units (938 SF) o Total 10% affordable

26 W.CONCORD, MA DEVELOPMENT CASE STUDIES/Mixed Use BROOKSIDE SQUARE MIXED USE TOD Underground parking Used the Shared Parking factor in zoning bylaw to reduce total required parking from 323 to 271. Overall parking ratio is 1 space/485 GFA (less than 2 spaces/1000)

27 WELLESLEY, MA DEVELOPMENT CASE STUDIES/Commercial LINDEN SQUARE INFILL DEVELOPMENT Medium sized mixed use infill development, shared access and parking, street side parking (on street but not in r-o-w), internal connection to public sidewalk, parking placed behind frontage buildings, plazas and sidewalk seating.

28 WELLESLEY, MA DEVELOPMENT CASE STUDIES/Commercial LINDEN SQUARE INFILL DEVELOPMENT Infill Development Oriented to Street and Pedestrians New Streetside Parking Added 250,000 SF Lifestyle Center on former Strip Development Site Parking ratio: 3.5 spaces/1000 for mixed use; provides 10 on-street parking spaces

29 DARIEN, CT DEVELOPMENT CASE STUDIES/Mixed Use 16 CROSS ST REDEVELOPMENT Mixed Use (Res-Comm.) FAR =.75; Res. Density = 20 DU/Acre Redevelopment of Dilapidated Industrial Buildings Retail Ground Floor; Office and 13 Apartments on Upper Floors Reduced Setback/2.5-3 Stories Underground/Tandem/Reduced Parking Streetscape Improvements Pedestrian Orientation

30 DOWNTOWN DANVERS ENHANCEMENTS Street Activation Standards

31 MAPLE STREET I-1 AREA DRAFT ZONING BYLAW & DEVELOPMENT STANDARDS Town of Danvers, MA THANK YOU Board of Selectmen June 20, 2017 The Danvers Team: Brovitz Community Planning & Design Dodson & Flinker Danvers Maple St I-1 Design Guidelines & Zoning Code Brovitz Community Planning & Design * Dodson & Flinker