draft zoning bylaw & development standards · 6/20/2017 · june 20, 2017. downtown danvers...

Danvers Maple St I-1 Design Guidelines & Zoning CodeBrovitz Community Planning & Design * Dodson & Flinker

MAPLE STREET I-1 AREADRAFT ZONING BYLAW & DEVELOPMENT STANDARDS Town of Danvers, MA

The Danvers Team:• Brovitz Community Planning & Design• Dodson & Flinker

UPDATEBoard of SelectmenJune 20, 2017

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)

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

Define Issues, Challenges & Opportunities

MAPLE STREET AREA VISION PLAN & C40R ZONING CODE


Scenario-Building

Streetscapes, Open Spaces, and Connectivity

Visual Preference Survey

Public Visioning


17 15

Visual Preference Survey - Highest Rated Building Types and Design

12

14

12

1412


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

Mixed Use (Comm/Res) Infill and Redevelopment

Relocate Former Depot Near Rail Trail

Preserve Small Historic Homes for Residential and Office Uses

Streetscape Improvements on Hobart St.

Centralized and Shared Parking Area with LID strategies

Common Open Space for Civic Gathering and Events


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

Infill Residential Buildings Near Rail-Trail with Shared Parking Area

Preserve Historic Building and Allow Context Sensitive Infill for Residential and Office Uses

Reconfigure Gas Stations as “Gas Backwards” with Convenience Store in Front

Mixed Use (Comm/Res) Infill and Redevelopment with Structured Parking

Redesign parking lots and streetscape improvements for shared benefits.


N. Putnam St Maple St

PUBLIC REALM

Building Standards• Bldg. Placement• Building Types• Building Uses• Bldg. Frontage Types• Building Components• Bldg. Height/Stepbacks• Building Design Stds

Outdoor Amenity Spaces• Yards• Dining Terrace• Green Roofs• Courtyards• Comm.

Gardens• Plazas• Forecourts

Building Frontage TypeSite Standards• Parking Placement• Ped/Veh. Access• Landscaping• Lighting/Screening• Utilities• Signage• LID/Sustainability 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

PRIVATE REALM POPS

Character-Building Zoning & Design Standards


ZONING & DESIGN STANDARDS

SECTION 18MAPLE 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

18.10 ADMINISTRATION

18.11. ENFORCEMENT AND APPEAL

18.12. WAIVER OF REQUIREMENTS

18.13. DATE OF EFFECT

18.14. SEVERABILITY

ZONING BYLAW 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


DESIGN STANDARDS1. 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

1. Traditional Neighborhood DevelopmentPatterns and Design

2. Compact Development and Human ScaleDesign

3. Mix of Uses and Flexible Building Space4. Architectural Context and Adaptive Reuse

of Historic Structures 5. Relationship with Downtown Core and

Surrounding Neighborhoods6. Active Open and Civic Space7. Landscape and Streetscape Character8. Alternative Modes of Transportation9. Downtown and Neighborhood Gateways10. Smart Growth and Sustainable

Development

Guiding Principles


ZONING BYLAW MSTND Overlay District


Chapter 40R ProvisionsZONING BYLAW 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.

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-1Total Sub-District Parcels 23 17 17Total Sub-District Acres 6.23 5.35 5.23Total No. of Existing Dwelling Units 18 28 22Total Existing Non-Residential Development (GFA)1 166,890 29,298 13,902

TABLE 1: MSTND REGULATING PLAN SUBDISTRICTS

RequirementSub-District

1. 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.


ZONING BYLAW18.6 DENSITY AND BULK

STANDARDSEXISTING 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

TABLE 5: MSTND REGULATING PLAN SUBDISTRICTS - DENSITY BY DU TYPE

By Right By Special Permit

1.Single Family Detached Dwelling Units - includes Workers’ Cottages

and Cottage Courts8 16

2.Single Family Attached Dwelling Units - includes horizontally-attachedrowhouses, townhouses, and Live/Work Units

12 16

3. Multi-Family/Two and Three-Family Dwelling Units 12 12

4.Multi-Family/Four or More Dwelling Units - includes condominiums,apartment buildings, housing cooperatives

20 36

5. Mixed Use Developments (Commercial and Multi-Family) 20 36

Dwelling Unit TypesD.U.s Per Acre

Minimum Dwelling Unit Size Unit Type Useable Floor Area (Min.) Studio 400 sq. ft. 1 Bedroom 600 sq. ft. 2+ Bedrooms 900 sq. ft.

Density Provisions

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-1Total Sub-District Parcels 23 17 17Total Sub-District Acres 6.23 5.35 5.23Total No. of Existing Dwelling Units 18 28 22Max Number of New Dwelling Units1 94 67 50

Max. GFA of New Non-Residential Development2,3 67,845 58,262 44,758

3. 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.

TABLE 10: MSTND REGULATING PLAN SUBDISTRICTS - MAXIMUM DEVELOPMENT

RequirementSub-District

1. 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 .25

MAPC 40R USE REPORT

HOUSING PRODUCTION ASOF 2016

38 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)

MAPC 40R USE REPORT

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%)

40R BUILT PROJECT TRENDS

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

Completed Projects & Development Opportunities:

Reading (Downtown 40R)

18

TOD/Downtown 26 acres 256 Units Zoned 50-Unit Project Mixed Use Density: 9.4DU/Acre

COMPLETED 40R PROJECTS

19

Completed Projects:

Northampton 40RVillage Hill Redevelopment 16 acres 156 units Mix of Housing Density: 9.75 DU/Acre


20

Completed 40R Projects

Lynnfield – Arborpoint at MarketStreet

• lifestyle center & housing

180 Units

• Adjacent office park / hotel


DEVELOPMENT CASE STUDIES/Mixed Use

DANVERS, MA

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

IDEAL BUSINESS CENTER


SCITUATE, MA

Scituate Harbor - 91-93 Front Street• Built in 2006• 37 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

HARBORSIDE VILLAGE REDEVELOPMENT


SCITUATE, MA

Scituate Harbor - 132 Front Street• Built in 2004• 28 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

MILL WHARF REDEVELOPMENT

BROOKSIDE SQUARE MIXED USE TOD


W.CONCORD, MA

• 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 1st floor (10% leased as affordable business start-ups)o 74 apartments (84,494 SF) on 2nd /3rd floors – 4 Studios, 32 1-BRM Units, 38 2-BRM Units (10%

affordable).o Existing Post Office – 3,364 SF; Future Retail – 6,750 SFo Active Open Space – market plaza, courtyards, and pathway along the brook



W.CONCORD, MA

74 apartments (84,494 SF) on 2nd /3rd floors:o 4 Studios (518 SF)o 32 1-BRM Units (688 SF)o 38 2-BRM Units (938 SF)o Total 10% affordable

• 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)



W.CONCORD, MA

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.

DEVELOPMENT CASE STUDIES/Commercial

WELLESLEY, MA LINDEN SQUARE INFILL DEVELOPMENT

Infill Development Oriented to Street and Pedestrians New “Streetside” Parking Added

DEVELOPMENT CASE STUDIES/Commercial

WELLESLEY, MA LINDEN SQUARE INFILL DEVELOPMENT

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

• 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

DARIEN, CT


16 CROSS ST REDEVELOPMENT

Street Activation Standards

DOWNTOWN DANVERS ENHANCEMENTS

Danvers Maple St I-1 Design Guidelines & Zoning CodeBrovitz Community Planning & Design * Dodson & Flinker

MAPLE STREET I-1 AREADRAFT ZONING BYLAW & DEVELOPMENT STANDARDS Town of Danvers, MA

The Danvers Team:• Brovitz Community Planning & Design• Dodson & Flinker

THANK YOUBoard of SelectmenJune 20, 2017

draft zoning bylaw & development standards · 6/20/2017 · june 20, 2017. downtown danvers...

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