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DRAFT ZONING BYLAW & DEVELOPMENT STANDARDS · 6/20/2017 · June 20, 2017. DOWNTOWN DANVERS...
Transcript of 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
MAPLE STREET AREA VISION PLAN & C40R ZONING CODE
Scenario-Building
Streetscapes, Open Spaces, and Connectivity
Visual Preference Survey
Public Visioning
MAPLE STREET AREA VISION PLAN & C40R ZONING CODE
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Visual Preference Survey - Highest Rated Building Types and Design
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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
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
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
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.
MAPLE STREET AREA VISION PLAN & C40R ZONING CODE
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
MAPLE STREET AREA VISION PLAN & C40R ZONING CODE
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
ZONING & DESIGN STANDARDS
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 & DESIGN STANDARDS
ZONING BYLAW MSTND Overlay District
ZONING & DESIGN STANDARDS
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.
MAPLE STREET AREA VISION PLAN & C40R ZONING CODE
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
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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)
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TOD/Downtown 26 acres 256 Units Zoned 50-Unit Project Mixed Use Density: 9.4DU/Acre
COMPLETED 40R PROJECTS
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Completed Projects:
Northampton 40RVillage Hill Redevelopment 16 acres 156 units Mix of Housing Density: 9.75 DU/Acre
COMPLETED 40R PROJECTS
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Completed 40R Projects
Lynnfield – Arborpoint at MarketStreet
• lifestyle center & housing
180 Units
• Adjacent office park / hotel
COMPLETED 40R PROJECTS
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
DEVELOPMENT CASE STUDIES/Mixed Use
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
DEVELOPMENT CASE STUDIES/Mixed Use
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
DEVELOPMENT CASE STUDIES/Mixed Use
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
BROOKSIDE SQUARE MIXED USE TOD
DEVELOPMENT CASE STUDIES/Mixed Use
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)
BROOKSIDE SQUARE MIXED USE TOD
DEVELOPMENT CASE STUDIES/Mixed Use
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
DEVELOPMENT CASE STUDIES/Mixed Use
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