1 Waterfront West December 6, 2016
Agenda 1. Development Team 2. Waterfront History As Our Guide. A Compelling Site Idea 4. Community Benefits 5. Zoning 6. Architectural Context 7. Project Renderings 8. Next Steps / Questions PHOTO 2
1 DEVELOPMENT TEAM
Development Team FOUGERE PLANNING & DEVELOPMENT Inc. 4
New England Development THE PINEHILLS NANTUCKET MICHAEL S HARBORSIDE 5
New England Development Part of the Newburyport Community RETAIL APARTMENTS RESTAURANTS ssss Anna Jaques Hospital Jeanne Geiger Crisis Center The Firehouse The Greater Newburyport YWCA Newburyport Art Association Newburyport Maritime Museum Newburyport Educational Foundation Clipper City Rail Trail NBPT Parks Commission..and many more 6 FULL SERVICE MARINAS OFFICE SPACE COMMUNITY SUPPORT AND GIVING
2 NEWBURYPORT WATERFRONT HISTORY AS OUR GUIDE 7
Historic River Connectivity (1880) HIGH STREET MARKET SQUARE Site 8
Site History 2 1 4 1 DODGE BROS. SHOE FACTORY 2 LEARNED SHOE FACTORY VARINA COAL 4 BOSSY GILLIS GAS STATION SANBORN MAP COMPOSITE 9 PREVIOUS SITE USES PRIOR TO THE 194 FIRE: Shoes Baking Coal Automotive Marine Lumber
A COMPELLING SITE IDEA 10
Existing Conditions Green St. Titcomb St. Market St. Market Square Project Site Interim Walkway Black Cow Michael s Harborside Interim walkway delivered by December 2017 11 Hilton s Marina Windward Marina
Development Inspiration Green St. Titcomb St. Market St. CONNECT WATERFRONT 12 Hilton s Marina Windward Marina
Site Program LEGEND Green St. Titcomb St. Market St. Hotel Hotel and/or Retail Parking with Residential Above Black Cow 1 Hilton s Marina Windward Marina Michael s Harborside
Site Plan Potential Phase 1 PHASE 1 REPRESENTATIVE PROGRAM Green St. Titcomb St. Market St. Twenty one flat style residences Five townhouses Retail at ground level Enclosed parking PUBLIC AMENITIES Waterfront vista area Sidewalk and hardscape Landscaping and lighting Site furnishings Black Cow 1 14 Hilton s Marina Windward Marina Michael s Harborside
Site Plan Full Buildout REPRESENTATIVE PROGRAM Homes: 145 Hotel Rooms: 120 Green St. Titcomb St. 6 Market St. 7 Meeting Space Marina: 18 Slips Retail / Café: 6,500 sf 4 5 PLANNING CONSIDERATIONS City Master Planning Goals 1 2 Sustainability Flood Plain Considerations Stormwater Management Utility / Infrastructure Improvements Black Cow 8 Phased delivery Michael s Harborside 15 Hilton s Marina Windward Marina
Waterfront Amenities 2 4 PROGRAM Pedestrian access Bicycle access Hardscaped path Harborwalk connection Site Furnishings Active Marina and Boat Slips Landscaping Shaded seating Public bathrooms Lighting Bicycle racks Trash receptacles Black Cow 1 8 Michael s Harborside 16 Hilton s Marina Windward Marina
Parking Parking supply: 285 onsite parking spaces at full buildout 6 7 Parking ratios based on prior experience and Institute of Transportation Engineers ratios for mixed-use projects. Parking provided would be 1 per residential home, 0.5 spaces per hotel room and marina slip and 2 spaces per 1000 square feet of retail. For example, consider a representative program that includes 145 homes, 120 hotel rooms, 6,500sf retail, and 18 marina slips 1 2 4 5 All residential, hotel & majority of marina and retail parking would be provided onsite leaving a deficit of 2 spaces 8 Initial phases of representative program will be fully parked onsite Deficit parking will be accommodated through shared parking and offsite spaces Phased construction allows parking demand to be reviewed/accommodated over time LEGEND Parking Areas 17
Site Access & Circulation LEGEND Temporary Walkway Pedestrian / Bicycle Green St. Titcomb St. 6 Market St. 7 Vehicular Access Residential Vehicular Access Emergency Vehicular Access 4 5 2 1 8 Black Cow 18 Hilton s Marina Windward Marina Michael s Harborside
4 COMMUNITY BENEFITS 19
20 Waterfront West Community Benefits Estimated Fiscal Benefits $2.2 million in annual municipal and rooms tax revenue (Current tax revenue is +/-$75,000) $1. million in building permit fees 00 construction jobs 100 permanent jobs 12% affordable housing at full buildout Ongoing City Cooperation Coordinated with City to accommodate Clipper City Rail Trail Coordinated with City to provide wastewater and utility service to Harbormaster facility Coordinating with City to create an Intermodal Facility Reflects City s Waterfront Strategic (200) and Draft Master Plan (2016) Creates a welcoming waterfront Preserves marina uses and respects the City s maritime heritage Establishes more universal access from Merrimac Street to the river Encourages further investment in the downtown waterfront and supports existing merchants Improves the pedestrian character of Merrimac Street along site Extends the scale and character of downtown Newburyport to the waterfront by establishing a vibrant harbor side neighborhood
5 ZONING 21
22 Waterfront West Waterfront West Zoning Standard Zoning Approach Draft new zoning text; bring forward a project; review by the Planning Board Project not always what the City/Public expected when the zoning text was approved Waterfront West Zoning Approach Create a Zoning Overlay District Create Zoning Text Create a Master Development Plan, which becomes part of the new zoning text Why a Master Development Plan Approach? Tailor the Plan and the Zoning to the Site Provide Certainty to: City Public Lenders Regulatory Community Why Certainty Matters Allows for the infrastructure to be built/financed, even though Project is phased Allows for community input, early and often, before zoning and plan are finalized Establishes the uses, dimensions, etc. Provides site-planning flexibility and planning our site Allows Planning Board to confirm compliance with the Master Plan, on a phased basis SUMMARY: THE DEVELOPMENT YOU COMMENTED ON, REVIEWED AND APPROVED AND VOTED FOR IS WHAT YOU GET!
Zoning Approval Path Applicant submits Zoning Amendment and Master Development Plan to the City of Newburyport Comprehensive public review process and coordination with City boards, agencies and departments and community meetings: Traffic Design Utilities Stormwater Floodplain Planning Work with Planning Board and City Council to finalize Zoning Amendment and Master Development Plan: Ensures long-term project viability Certainty for financing to pay for project infrastructure Project certainty, including uses, dimensions, parking, etc. Site-planning flexibility and Planning Board oversight 2 City Council adopts Zoning Amendment and Master Development Plan Planning Board Conformance Review and Recommendation
6 ARCHITECTURAL CONTEXT: DENSITY, HEIGHT, & CHARACTER 24
25 Waterfront West Density Comparison: Market Square Existing Density
Waterfront West Density Comparison: Market Square & Waterfront West Water St. Market Square 26 Market Square Waterfront West Land Area : 225,850 sf Building Area: 245,500 sf Land Area : 244,100 sf Building Area: 294,550 sf Floor Area Ratio: 1.1 Floor Area Ratio: 1.2
Height in Context TITCOMB STREET 55 152 PLEASANT STREET 67 71 MERRIMAC STREET ROUTE 1 BRIDGE (BEHIND) PLEASANT STREET A A 46 8 2 59 50 6 44 45 55 Garrison Inn Central Congregational Church Newburyport City Hall Newburyport Police Department 45 Merrimac Street Horton s Yard (Behind) 44 Merrimac Street PROPOSED BUILDING A 27 A
Newburyport Character Building Precedents PIER AND WHARF BUILDINGS ACTIVE FIRST FLOOR SHAPED BUILDINGS AS BACKDROPS TO ACTIVE GATHERING SPACES ARCHITECTURAL PALETTE: BRICK AND PAINTED WOOD FRAMED VIEWS AND ACCESS ALLEYS 28
7 PROJECT RENDERINGS 29
Perspective Locus Map Green St. Titcomb St. 6 Market St. 2 7 2 4 5 1 8 Black Cow 1 Michael s Harborside Hilton s Marina 0 Windward Marina
1 VIEW OF WATERFRONT FROM RIVER 1
2 EXISTING VIEW DOWN TOURNAMENT WHARF FROM MERRIMAC ST. 2
2 PROPOSED VIEW DOWN TOURNAMENT WHARF FROM MERRIMAC ST.
AERIAL VIEW 4
8 NEXT STEPS / QUESTIONS 5 A link to this presentation is available on the City of Newburyport website.