BRIDGE STREET NECK ZONING - 2012
Bridge Street
Neck Zoning
Funding provided by the
District Local Technical Assistance program
Boston Region MPO Unified Planning Work Program
2012
Prepared for
The City of Salem
120 Washington Street, Salem 01970
Mayor Kimberley Driscoll, Salem
http://www.salem.com/Pages/index
Prepared by
Metropolitan Area
Planning Council
60 Temple Place, 6th Floor
Boston, Massachusetts 02111
www.mapc.org
Acknowledgements
This document was produced with input from City of Salem residents and Department of
Planning and Community Development staff. Professional technical assistance provided by the
Metropolitan Area Planning Council: Sam Cleaves, AICP, Senior Regional Planner; Eric
Halvorsen, AICP, Regional Planner; Sarah Kurpiel, Transportation Planner, Barry Fradkin, GIS
Data Collection Specialist, MAPC Visualization Intern Jeanette Lin.
This project was undertaken with funds from the District Local Technical Assistance program.
MAPC wishes to express our thanks to the Governor and the members of the Legislature for their
continued support and funding of this program.
Metropolitan Area Planning Council
Officers
President Michelle Ciccolo
Vice President Lynn Goonin Duncan
Secretary Marilyn Contreas
Treasurer Taber Keally
City of Salem
Department of Planning and Community
Development (DPCD)
Director Lynn Goonin Duncan, AICP
Staff Planner Danielle McKnight
Bridge Street Neck Working Group
Members:
Michael Sosnowski, Ward 2 Councilor
Rob Liani, owner, business owner
Helen Sides, Planning Board and Design
Review Board member
Bob Mitnik, Salem Redevelopment Authority
and business owner
Marlene Schaedle, Historic Salem, Inc.
Kosta Prentakis, business owner
Peter Kastrinakis, business owner
Christine Ayube, Bridge St. Neck resident
Doug Sabin, Bridge St. Neck resident
Dorothy Hayes, Historic Salem, Inc.
Rick Bettencourt, Bridge St. Neck resident
Tim Kavanagh, Planning Board
Rinus Oosthoek, Executive Director, Salem
Chamber of Commerce
TABLE OF CONTENTS
Contents Page
Executive Summary
I. Introduction and Background 1
II. Study Process 3
III. Zoning Recommendations 10
Figures
Figure 1: Bridge Street Neck Existing Zoning and Area Map
2
Figure 2: First Draft Proposed Village Mixed Use Overlay District
Map 5
Figure 3: Bridge Street Neck Neighborhood District Map 8
Appendices
Appendix One: Uses and Dimensional Descriptions Table of the
Proposed Overlay District as Compared to Existing Zoning 12
Appendix Two: Village Mixed Use Overlay Building Model Table 21
Appendix Three: Sketch Up Mixed Use Models 24
Appendix Four: Bridge Street Neck Neighborhood District Draft
Ordinances 32
Appendix Five: Wholesale Automotive Conformity Table and
Summary 43
Appendix Six: Bridge Street Trip Generation with Brake and Clutch
Redevelopment Summary 48
Executive Summary
In 2012, Salem received a District Local Technical Assistance grant from the Metropolitan Area
Planning Council for technical assistance in preparing new zoning for the neighborhood, with the
basic recommendations from the 2009 Bridge Street Neck revitalization plan to be used as a
starting point.
As noted in the 2009 Bridge Street Neighborhood Revitalization Plan, the Bridge Street Neck
neighborhood has both strengths and weaknesses:
Strengths: “The Bridge Street Neck neighborhood has significant strengths in its amenities,
location, planned projects and existing assets and is well positioned for improving upon its already
strong neighborhood character and resources. The neighborhood possesses an excellent location,
adjacent to downtown Salem, with direct access to Beverly and an MBTA commuter rail station.
Additionally, the planning area presents many positive such as open space recreation options,
access to the waterfront, access to the City wide bicycle path, and a mixed use commercial district
along Bridge Street. The Bridge Street Neck neighborhood is a densely developed, primarily
residential neighborhood, mainly comprised by individually owned small parcels of land. The
absence of large land parcels or individuals and entities owning multiple parcels of land in the
neighborhood significantly reduces the likelihood of a major unwanted development.” (2009
Bridge Street Neck Revitalization Plan, pg. A27)
Weaknesses: “The Bypass road project was successful in achieving its designated goal of
eliminating the debilitating congestion that existed on Bridge Street. However it also removed a lot
of the traffic that many of the Bridge Street businesses relied upon to generate business.” (2009
Bridge Street Neck Revitalization Plan, pg. A28)
In considering both the strengths and weaknesses of the Bridge Street Neck neighborhood, MAPC
tried to contribute to the strengths of the neighborhood while mitigating its challenges as it
developed zoning proposals for key commercial parcels within the study area. MAPC worked to
match the tone of the 2009 neighborhood plan’s recommended zoning change to “enhance
business compatibility with the neighboring residential areas” (2009 Bridge Street Neck Revitalization
Plan, pg. 27).
To accomplish this, MAPC and Salem DPCD staff developed and introduced for discussion the
following zoning options for the Bridge Street B-4 and other key parcels-Brake and Clutch, Coffee
Time, Mobil Gas and, in some scenarios, the Business Highway parcels on the northern end of
Bridge Street:
A. Rezone the B-4 parcels, and the R-2 Coffee Time, Mobil Gas, J&W Marine, and Brake
and Clutch parcels to B-1 Business Neighborhood, which currently does not allow for
mixed use, as suggested in the 2009 neighborhood revitalization plan. This approach
would allow for the existing uses allowed under B-1 but would not allow for the mixed
use buildings envisioned under the neighborhood plan.
B. Re-zone the B-4 parcels, and the R-2 Coffee Time, Mobil Gas, J&W Marine, and Brake
and Clutch parcels to B-1 to remove incompatible Wholesale and Automotive
underlying uses, then adopt the Mixed Use Village Overlay, including the Business
Highway parcels on the north end of Bridge Street.
C. Re-zone the B-4 parcels, and the R-2 Coffee Time, Mobil Gas, J&W Marine, and Brake
and Clutch parcels to B-1 to remove incompatible Wholesale and Automotive
underlying uses, then adopt the Mixed Use Village Overlay, but do not include the
Business Highway district parcels.
D. Rezone the B-4 parcels, and the R-2 Coffee Time, Mobil Gas, J&W Marine, and Brake
and Clutch parcels to a newly created Bridge Street Neck Neighborhood zoning
district.
MAPC and DPCD staff also conducted a review of dimensional and allowed uses within the B-4
district of the Bridge Street Neck Neighborhood District. Finally, MAPC developed a “before and
after” automobile trip generation scenario for one location within the Bridge Street corridor,
shifting land uses from uses from land uses not expected to be common (vacant land, automotive
center and warehousing) to those expected to be used more frequently under the overlay: retail
and residential uses.
MAPC worked closely with Salem DPCD staff to develop land use recommendations based on
past studies, historic uses, field observations, Bridge Street Working Group input, and existing
land use regulations within the Bridge Street Neck Neighborhood. Progress was made towards
evaluating all of the options presented but the results were somewhat inconclusive as none of the
options presented garnered strong support from the Working Group. In light of that fact, MAPC
offers the following suggestions and recommendations as next steps to the work performed under
this study:
1. Re-evaluate Business Neighborhood Zoning and consider changing the following:
allowing first floor dwelling units above certain commercial uses;
changing the allowed building height to thirty-five feet;
Requiring site plan review for all projects involving a change of use and for all non-
residential projects of 2,000 square feet or greater.
2. Adopt the modified B-1 zoning for the Bridge Street Wholesale and Automotive B-4 parcels
and the Coffee Time, Brake and Clutch, Mobil Gas and the J &W Marine R-2 parcels.
If the City chooses not to modify existing B-1 zoning:
3. Complete and adopt the Mixed Use Village Overlay for the Bridge Street B-4 parcels, Coffee
Time, Brake and Clutch, Mobil Gas and the J &W Marine R-2 properties, and the north Bridge
Street Business Highway B-2 parcels. Do not change the underlying zoning prior to adopting the
new overlay district.
4. Rezone the Bridge Street B-4 parcels, Coffee Time, Brake and Clutch, Mobil Gas and the J &W
Marine R-2 properties to Business Neighborhood. Complete and adopt the Village Mixed Use
Overlay District for these properties as well as the Business Highway parcels on at the northern of
Bridge Street. Business Highway properties would not be rezoned to Business Neighborhood but
would be included in the overlay district.
Bridge Street Neck Zoning
I. Introduction and Background
Introduction
In 2009, the City of Salem worked with the Cecil Group to complete a neighborhood revitalization p lan for the
Bridge Street Neck neighborhood. With the recent opening of the Bridge Street Bypass Road taking much of the
pass-through traffic off of Route 1A/Bridge Street, and major roadway, infrastructure and streetscape
improvements planned for the neighborhood, the City felt it was an important time to plan for the
neighborhood’s future development. After a series of well-attended public workshops, and nearly a year of study
and input by a working group of stakeholders from the neighborhood, the master plan was complete.
One of its key recommendations was to change the neighborhood’s zoning from its current mix of zones for
residential, automotive and other commercial uses to a more uniform zoning allowing a mix of residential and
small-scale business, in response to input received during the working group and public meetings.
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Bridge Street Neck Zoning
Figure 1-Bridge Street Neck Existing Zoning and Area Map
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Study Goals
Project goals included the development of:
Draft zoning language to meet the goals expressed in the Bridge Street Neck Visioning Plan;
Using SketchUp software, the illustration of the types and structures and streetscapes that would be
possible under the proposed zoning and site design guidelines.
Local Coordination and Public Outreach
Throughout the study, MAPC staff actively coordinated with the Salem DPCD staff and the Bridge Street Neck
Working Group. From the project initiation through development of recommendations, the City’s planners and
Salem residents played an essential role in guiding project work and development
MAPC staff conducted a site visit to Bridge Street on June 20, 2012. In addition, MAPC worked with Salem
Planning staff to conduct four publicly advertised meetings of the Bridge Street Neck Working Group. The
Working Group met on May 24, July 26. September 24, and November 29.
II. Study Process
In 2012, the Salem Planning Department contacted MAPC about developing draft zoning language that could
help to address the land use recommendations developed under the City’s 2009 Bridge Street Neck
Neighborhood Revitalization Plan. The plan built on the revitalization vision for the neighborhood, that of a
mixed use, walkable neighborhood featuring infill residential and moderate-scale multi-family residential
development, in conjunction with compatible business uses. The land selected under the plan for rezoning
included those parcels zoned Wholesale and Automotive (B-4) along Bridge Street as well as the R-2 zoned Coffee
Time bakery property, the Mobil gas station and the Brake and Clutch parcels zoned R-2.
The Wholesale and Automotive district, which includes thirty seven parcels, was originally zoned prior to the
creation of the Bridge Street Bypass Road in 2008, when Bridge Street was the primary entrance corridor from
Beverly and the neighborhood experienced heavy traffic flows. The Wholesale and Automotive District does not
allow primary residential uses such as single family, two-family or multi-family and is generally geared for
automotive-related uses that require larger lots and open space for storage, repairs and trade. It also does not
generally allow the smaller service, retail, restaurant and residential uses outlined in the 2009 neighborhood plan.
Many of the uses in the B-4 District may no longer fit the longer term vision of appropriate uses for the Bridge
Street Neck neighborhood and the creation of an overlay district was felt to be a good starting point as an
alternative to existing zoning.
Overlay districts allow for additional uses and development styles while allowing underlying uses to continue as
zoned. Research conducted under the 2009 Plan identified market trends that indicate that both infill residential
development and lighter commercial uses than currently allowed under B-4 zoning will become more desirable in
the near future. Using an overlay district could allow a gradual migration of uses away from Wholesale and
Automotive to more currently desired uses.
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Bridge Street Neck Zoning
An overlay district, entitled the Village Mixed Use Overlay District (VMUOD) was drafted by MAPC and DPCD
staff and included the Wholesale and Automotive District parcels, and the Coffee Time, Mobil Gas, and Brake
and Clutch properties identified in the 2009 study. In addition, it also included the J and W Marine site at 54-56
Bridge Street and the twenty-six lots on the northern end of Bridge Street zoned as Business Highway (B-2).
Though the 54-56 Bridge Street lot is currently split between R-2 and B-2 zoning, MAPC decided to include the
parcel within the VMUOD for a potential mixed use area as the R-2 section of it is currently used for commercial
uses (boat storage) and could be combined with the B-4 section of the lot which fronts on Bridge Street. Also, in
order to simplify the draft overlay, only the first row of B-1 zoned lots fronting on Bridge Street between Webb
Street and Beacon Street was included as several within the second row back from Bridge Street are split and
zoned for both B-1 and R-2.
The original thinking behind developing and implementing the overlay had been to apply it to the Bridge Street
Neck areas described above as a starting point, and then modify the overlay as needed to match the needs and
vision of the neighborhood. The allowable uses and dimensions of the VMUOD, as well which uses were to be
allowed by-right or by special permit, were to be nearly matched to those of the Business Neighborhood District,
with the primary difference being the introduction of a new allowable use in the VMUOD, Mixed Use Building.
The draft VMUOD concept and proposed overlay district map was presented to the Bridge Street Neck Working
Group on May 24. A two step zoning process was introduced as a way of achieving the goal of incorporating
appropriately scaled mixed use along Bridge Street. The process would include the following:
1. Rezone the Wholesale and Automotive parcels, Business Highway properties, and Coffee Time, Mobil
Gas, Brake and Clutch, and 54-56 Bridge Street parcels to Business Neighborhood.
2. Adopt the Village Mixed Use Overlay District, which would include the properties named in Step 1. The
overlay would function using the underlying Business Neighborhood zoning uses and incorporate new
mixed use and design standards.
In addition, MAPC discussed the option of extending B-1 zoning to the Wholesale and Automotive parcels
outlined above (as recommended originally in the 2009 plan) but first amending it to include mixed used
buildings. Under Massachusetts land use law, this change to B-1 would mean that mixed use buildings would be
allowed in all other Business Neighborhood zoned areas of Salem as well. In either case, design review by the
Design Review Board of the Salem Redevelopment Authority would be required for projects that trigger site plan
review.
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Bridge Street Neck Zoning
Figure 2: Proposed Village Mixed Use Overlay District Map
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Bridge Street Neck Zoning
At the July 26 meeting of the BSN WG, MAPC presented a draft Village Mixed Use Design overlay outline table
showing use and dimensions of the proposed district as well as abutting zoning districts. The decision to stay with
the overlay model rather than switch directly to a modified Business Neighborhood zoning district that would
include mixed use buildings was done to avoid impacting other Business Neighborhood zoned districts in Salem
while still meeting the new vision for the neighborhood. The Business Highway parcels included in the first
outline of the overlay district were not included in this iteration of the overlay as there were concerns that these
areas should be preserved under current zoning to accommodate the need for travel and hospitality businesses at
the northern end of the corridor, as originally indicated in the 2009 report. The new overlay would still retain
many of the Business Neighborhood permitted dimensions, allowed uses and those uses permitted by special
permit, but would allow building height to shift to a 40 foot maximum from B-1’s 30 foot maximum height and
incorporate mixed uses. As drafted, the overlay allowed approximately 12 units of residential development per
acre, a density similar to that found in the North River Canal Corridor district.
See Appendix One for the complete Uses and Dimensional Descriptions Table of the Proposed Overlay
District as Compared to Existing Zoning.
In addition, MAPC presented digital models of what redevelopment might look using the Village Mixed Use
Design Overlay by crafting mixed use scenarios for the following three sites:
Current Brake and Clutch - four parcels combined: 2nd and 3rd Floor Residential, 1st Floor Retail
54-56 Bridge Street (current J &W) Marine: 2nd and 3rd Floor Residential, 1st Floor Office
94 Bridge Street (current Mobil Gas): 2nd and 3rd Floor Residential, 1st Floor Restaurant.
All modeling was done incorporating the current parking requirements and setbacks for the B-1 district
but allowing for a 40 foot maximum height.
See Appendix Two for the Village Mixed Use Overlay Building Model Table.
See Appendix Three for the Sketch Up Mixed Use Models.
Working with DPCD staff and the Working Group after the July 26 BSN WG meeting, MAPC continued to
modify and craft alternative zoning ideas for Bridge Street. Concerns were expressed about:
The complexity of two-step zoning that would accompany a shift to B-1 zoning followed by the adoption
of an overlay district such as the proposed Village Mixed Use overlay;
residential density and building heights;
dimensional and use non-conformity issues created if the Wholesale and Automotive parcels were shifted
to B-1zoning.
At the September 24 Working Group meeting, MAPC presented an alternative to the Mixed Use Village
Overlay- a draft ordinance for a new, stand-alone zoning district entitled the Bridge Street Neck Neighborhood
District (BSNND). See Appendix Four for the BSNND draft ordinances. As under the proposed overlay, B-1
uses and dimensional were largely maintained and the Business Highway parcels were excluded. Adopting a new
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Bridge Street Neck Zoning
district to replace the B-4 zoning avoids the more complex two-step process discussed in conjunction with the
Village Mixed Use Overlay model described above and also allows Bridge Street to adopt Business Neighborhood
style zoning, including mixed use, without having to introduce mixed use to the other B-1 zoned neighborhoods
in Salem. Other features of the first draft of the BSNND, in response to Working Group concerns, included:
a reduction of allowed height from 40 to 35 feet under the Village Mixed Use Overlay, with three stories
maximum;
an eight unit per acre cap on the number of residential units allowed, reduced from 12 units under the
Village Mixed Use Overlay- 5,000 square feet of lot area per unit required in BSNND;
design review required for any project that triggers site plan review: 2,000 square feet non-residential space
in the Highway Entrance Corridor, 10,000 square feet outside the HE Corridor and any project with
four or more residential units;
maximum lot coverage allowed would change from 40 % in B-1 to 50 % in the BSNND;
BSNND would require a 10 foot minimum distance of buildings on the same lots while B-1 requires
none;
moving from a 15 foot front yard setback under B-1 to a zero foot setback under BSNND;
all uses the same as B-1 except that BSNND would allow restaurants that serve alcohol and home
occupations as special permit uses.
A use and dimensional conformance study of the thirty seven Bridge Street B-4 parcels that would become
non-conforming if zoned to Business Neighborhood style zoning was performed by DPCD staff. The results
of that study indicated that nineteen (51%) of currently non-conforming uses under B-4 would become
conforming uses and eight (22%) uses would become non-conforming under Business Neighborhood. Six of
the eight uses that would become non-conforming are automobile repair businesses; one is a warehouse and
the other is a construction business. Eighty-four percent of the parcels are already non-conforming
dimensionally under B-4 zoning and while adding B-1 dimensions will add a new dimensional conformity for
eighty-one percent of the parcels, none of the parcels will become dimensionally non-conforming that aren’t
already. See Appendix Five for Wholesale Automotive Conformity Table and summary.
At the September meeting, MAPC also presented a mixed use automobile trip generation model scenario for
the four Brake and Clutch parcels. MAPC transportation staff reconfigured the contiguous parcels, which
total 2.689 acres, from its current auto care designation by the Institute of Traffic Engineers (ITE) into retail
and mixed use scenario to estimate the trips that could be expected using ITE average trip rates for a mix of
apartments and retail on the four parcels. This type of modeling is often done prior to redevelopment projects
to estimate overall traffic flows without conducting a full traffic study. Overall, the exercise indicated that
under the new mixed use scenario, 157 new trips, an average of 6.5 new trips per hour would be created, with
no increase in peak travel a.m. trips and a slight decrease in p.m. peak travel daily vehicle trips See Appendix
Six for the Bridge Street Trip Generation with Brake and Clutch Site Redevelopment Scenario.
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Figure 3- Proposed Bridge Street Neck Neighborhood District Map
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After reviewing the comments and questions raised by the Working Group at its September 24 meeting, MAPC
and City staff continued to refine the BSNND draft ordinance for further review at the fourth and final BSN WG
meeting of November 29. Changes to the draft ordinance included the following:
In response to concerns that changing uses from residential to commercial uses on the first floor of
historic buildings could negatively impact historic properties within the BSNND area, language was
included to ensure that all changes in use would require Site Plan Review by the Planning Board, as well
as Design Review by the SRA Design Review Board.
For properties 50 years or older, applications requiring the review of the Design Review Board will refer
to the entire Section 3.3 of the Salem Downtown Renewal Plan rather than just Section 3.3.2 as proposed
under the first draft of the ordinance.
Site Plan and Design Review were extended to all non-residential projects of 2,000 square feet or more
outside of the Entrance Corridor Overlay District but in the BSNND.
Eliminated Planned Unit Development as an allowed use in BSNND.
Adjusted minimum side yard setback to be 10 feet. The first draft of the ordinance had used a setback
derived from using the average side setbacks of nearby buildings.
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Bridge Street Neck Zoning
Chapter Two: Zoning Recommendations
MAPC worked closely with Salem planning staff to develop land use recommendations based on past studies,
historic uses, field observations, Bridge Street Working Group input, and existing land use regulations within the
Bridge Street Neck Neighborhood. Progress was made towards evaluating all of the options presented but the
results were somewhat inconclusive as none of the options presented garnered strong support from the Working
Group. In light of that fact, MAPC offers the following suggestions and recommendations as next steps to the
work performed under this study. The proposed changes are designed to make the Bridge Street neighborhood
more vibrant, livable and a better fit with its existing commercial, residential, historic and mixed use areas.
1) Re-evaluate Business Neighborhood Zoning. The 2009 neighborhood plan made the case for instituting
moderately scaled, mixed use development within the Bridge Street neighborhood, calling for the substitution
of the current Wholesale and Automotive B-4 zoning with Business Neighborhood B-1 zoning. As currently
written, B-1 does not allow for a mixed use component. To enable mixed use in the BSN neighborhood will
mean the adoption of an overlay district, or the adoption of a new zoning district that includes mixed use as
an allowed use, either by right or by special permit. MAPC recommends that the City evaluate whether
modifying and adding some type of mixed use component makes sense for Salem’s B-1 neighborhoods, most
of which consist of the same type of densely settled, smaller lot properties that are already a mix of pre-
existing residential, mixed use, and small commercial uses. If there is a decision to move forward to amend
B-1 zoning, Salem may wish to consider the following steps in regard to making B-1 zoning more effective:
Amend Business Neighborhood zoning to allow, By Right or Special Permit, Dwelling Units
above First Floor Retail, Personal Service or Office Use.
At present, only the Central Development district allows for the by-right use of a dwelling unit above
first floor retail, personal service or office use. Allowing dwelling units in the city’s Business
Neighborhood areas would help to provide consistent customers for Business Neighborhood areas
such as the North Street, Essex Street as well as the Bridge Street neighborhoods. Properly sited,
additional residential units on upper floors can help build or keep an identity for the neighborhood
as a great place to live and shop. There a number of pre-existing mixed used buildings along Bridge
Street with residential uses located above first floor commercial uses. Prudent allowance of well
designed mixed use buildings could help provide pedestrian oriented but commercially viable
neighborhoods such as Bridge Street and other B-1 type neighborhoods.
Increase the current thirty foot maximum building height in Business Neighborhood to thirty-five
feet.
The current height limit of thirty feet can lead to buildings that do not add to Bridge Street’s historic
foundation or fit well with the abutting and nearby residential neighborhoods. The maximum
building heights for the Residential One Family (R1), Residential Two Family (R2), Residential Multi-
Family (R3) and North River Canal Corridor (NRCC) districts are thirty –five feet for R1 and R2,
forty -five feet for R3 and fifty feet for the NRCC. Flat-roofed, single or two story buildings often do
not provide the essential “edge” needed in this kind of setting and are often more on the periphery of
suburban or rural settings.
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Bridge Street Neck Zoning
Require site plan review and advisory Design Review Board review for all projects requiring a
change of use and all non-residential project of 2,000 square feet or greater. Originating from
community input received while MAPC was drafting the Bridge Street Neck Neighborhood Zoning
District draft ordinance for this study, this recommendation makes sense for the Business
Neighborhood district and could help preserve and enhance the historic nature of all the B-1 zoned
areas, including Bridge Street, without causing undue permitting hardship for small residential and
commercial projects.
2) Following these changes to B-1, adopt modified B-1 zoning for the B-4 parcels, and the R-2 Coffee Time,
Mobil Gas, J&W Marine, and Brake and Clutch parcels.
An enhanced B-1 district that could include mixed use, height and review modifications could better meet the
needs envisioned by the Bridge Street 2009 neighborhood plan as well as potentially benefiting Salem’s other
Business Neighborhood zoned areas.
Other recommendations, if the City prefers not to consider modifying B-1 zoning and adopting it for use along
Bridge Street, include the following:
3) Move forward with completing and adopting the Mixed Use Village Overlay District for the B-4 parcels,
Coffee Time, Mobil Gas, Brake and Clutch, J & W Marine, and Business Highway parcels included in the first
draft of the VMUOD. Adopt the VMUOD as a first step but do not change the underlying B-4, R-2 or B-2
zoning to B-1. This land use configuration will provide the maximum amount of flexibility; providing mixed use
overlay development options while allowing the underlying B-4, R-2 and Business Highway (B-2) underlying uses
to remain in place for now. The City could consider letting the underlying zoning remain in place for a fixed
amount of time, perhaps 2 years, to see what kind of development was using underlying zoning versus the overlay
and then revisit the issue of rezoning some of the above parcels to B-1.
Increasing land price valuations, as estimated by the 2009 revitalization plan, should draw uses gradually away
from existing automotive uses under B-4 and allow moderately scaled mixed use development to occur as demand
for it grows. Including the Business Highway District within the VMUOD while preserving its current B-2 zoning
will allow the City to preserve the northern Bridge Street hospitality industry options as identified in the 2009
neighborhood plan as well as allow property owners the option to build mixed use development under the
VMUOD.
4) Re-zone the B-4 parcels, and the R-2 Coffee Time, Mobil Gas, J&W Marine, and Brake and Clutch parcels
to B-1 to remove incompatible Wholesale and Automotive underlying uses, then adopt the Mixed Use Village
Overlay, including the Business Highway parcels on the north end of Bridge Street. The inclusion of B-4
parcels would allow flexibility of zoning and B-1 option if desired while still retaining B-2 hospitality and Planned
Unit Development (PUD) possibilities for larger B-2 lots. Rezoning B-4 and R-2 lots to B-1 would strongly
support the spirit of the 2009 neighborhood plan and would shift the Bridge Street Neck neighborhood more
quickly towards the mixed use, pedestrian-scaled development envisaged by the plan.
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Appendix One: Uses and Dimensional Descriptions Table of the Proposed
Overlay
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SALEM TABLE OF PRINCIPAL AND ACCESSORY
USE REGULATIONS
B4
(Wholesale &
Automotive)
B1 (Business
Neighborhood)
Draft Village Mixed
Use Design Overlay
Y = allowed
N = prohibited
BA = allowed by Special Permit from Zoning Board of
Appeals
PB = allowed by Special Permit from Planning Board
PRINCIPAL USES
A. RESIDENTIAL USES
Dwelling, Single-family N Y Y
Dwelling, Two-family N Y Y
Dwelling, Multifamily N Y Y
Cluster development N N N
Dwelling unit(s) above first floor retail, personal
service, restaurant, or office use
N N Y or PB
Dwelling unit in historic carriage house N BA BA
Multifamily Development N N N
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SALEM TABLE OF PRINCIPAL AND ACCESSORY
USE REGULATIONS
B4
(Wholesale &
Automotive)
B1 (Business
Neighborhood)
Draft Village Mixed
Use Design Overlay
Nursing or convalescent home N BA BA
Planned unit development PB PB PB
Rooming, boarding or lodging house N BA BA
B. EXEMPT AND INSTITUTIONAL USES
Child care facility Y Y Y
Essential services BA BA BA
Facilities for the sale of produce, and wine and dairy
products, provided that during the months of June,
July, August, and September of every year, or
during the harvest season of the primary crop, the
majority of such products for sale, based on either
gross sales dollars or volume, have been produced
by the owner of the land containing more than five
acres in area on which the facility is located
Y Y Y
Hospital N N N
Municipal facilities Y Y Y
Use of land for the primary purpose of agriculture,
horticulture, floriculture, or viticulture on a parcel of
more than five acres in area
Y Y Y
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SALEM TABLE OF PRINCIPAL AND ACCESSORY
USE REGULATIONS
B4
(Wholesale &
Automotive)
B1 (Business
Neighborhood)
Draft Village Mixed
Use Design Overlay
Use of land or structures for educational purposes on
land owned or leased by the commonwealth or any
of its agencies, subdivisions or bodies politic or by a
religious sect or denomination, or by a nonprofit
educational corporation
Y Y Y
Use of land or structures for religious purposes Y Y Y
C. COMMERCIAL USES
Adult day care BA BA BA
Agricultural use, nonexempt N N N
Animal clinic or hospital; kennel BA BA BA
Arts and crafts studios and workshops BA BA BA
Bank, financial agency Y Y Y
Bed and breakfast N BA BA
Business or professional office, including medical Y Y Y
Club or lodge, private N N N
Commercial recreation, indoor BA N N
Commercial recreation, outdoor BA N N
Drive-through facilities; fast-food PB N N
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Bridge Street Neck Zoning
SALEM TABLE OF PRINCIPAL AND ACCESSORY
USE REGULATIONS
B4
(Wholesale &
Automotive)
B1 (Business
Neighborhood)
Draft Village Mixed
Use Design Overlay
Drive-through facilities; other PB N N
Educational use, nonexempt N N N
Farm stand, nonexempt N N N
Funeral home N BA BA
Retail store, except department store, not elsewhere
set forth
Y Y Y
General service establishment Y Y Y
Golf course Y Y Y
Historic buildings open to the public Y Y Y
Hotel, motel, or inn BA N N
Marina; waterfront boat yard or yacht club BA BA BA
Motor vehicle general and body repair BA N N
Motor vehicle light service Y BA BA
Motor vehicle, trailer and boat sales, service and
rental
Y N N
Museum Y Y Y
Nonprofit outdoor recreational facilities N BA BA
Page | 16
Bridge Street Neck Zoning
SALEM TABLE OF PRINCIPAL AND ACCESSORY
USE REGULATIONS
B4
(Wholesale &
Automotive)
B1 (Business
Neighborhood)
Draft Village Mixed
Use Design Overlay
Personal service establishment Y Y Y
Plumbing, carpentry and sheet metal shop Y N N
Restaurant, with service of alcoholic beverages N N N
Restaurant; drive-in or fast-food Y Y Y
Restaurant; no service of alcoholic beverages Y Y Y
Retail department store located within a shopping
plaza
N N N
Retail-wholesale supply establishments, provided that
the wholesale operation does not exceed 50% of the
gross floor area
N BA BA
Sale and storage of building supplies Y N N
Supermarket N N N
Wind energy facility, commercial scale N N N
Wind energy facility, residential scale PB PB PB
Wireless Communications Facility PB PB PB
D. INDUSTRIAL USES
Page | 17
Bridge Street Neck Zoning
SALEM TABLE OF PRINCIPAL AND ACCESSORY
USE REGULATIONS
B4
(Wholesale &
Automotive)
B1 (Business
Neighborhood)
Draft Village Mixed
Use Design Overlay
Assembly or packaging N N N
Computer hardware development N N N
Contractor's yard; landscaping business N N N
Earth removal N N N
Food and beverage manufacturing, bottling or
processing facility
N N N
Junkyard or automobile graveyard N N N
Light manufacturing N N N
Livery facility, yard, or terminal N N N
Manufacturing N N N
Mini-storage warehouse facility BA N N
Publishing and printing Y N N
Research, laboratories, and development facilities N N N
Transportation terminal N N N
Wholesale, warehouse, or distribution facility Y N N
Page | 18
Bridge Street Neck Zoning
SALEM TABLE OF PRINCIPAL AND ACCESSORY
USE REGULATIONS
B4
(Wholesale &
Automotive)
B1 (Business
Neighborhood)
Draft Village Mixed
Use Design Overlay
E. ACCESSORY USES
Adult day care N N N
Customary agricultural, horticultural and floricultural
operation
N N N
Family day care, large N N N
Family day care, small N N N
Home occupation N N N
Private garages and other accessory structures N Y Y
Rooming and boarding not more than 2 persons N N N
Existing and Proposed
Draft Dimensions
Existing B4
(Wholesale & Automotive)
Existing B1 (Business
Neighborhood)
Draft Village Mixed Use
Design Overlay
Minimum Lot Area-square
feet
6,000 6,000 6,000
Minimum Lot Area per
Dwelling Unit-square feet
- - 3,500
Minimum Lot Frontage-feet 60 60 60
Minimum Lot Width-feet 60 60 60
Maximum Lot Coverage by
all Buildings-%
80 40 40
Page | 19
Bridge Street Neck Zoning
Minimum Open Space - - 10
Minimum Front Yard Setback - 15 15
Minimum Side Yard Setback - 10 10
Minimum Rear Yard Setback 25 30 30
Maximum Height-feet 45 30 40
Maximum Height-stories - - -
Page | 20
Bridge Street Neck Zoning
Appendix Two: Village Mixed Use Overlay Building Model Table
Page | 21
Bridge Street Neck Zoning
Site
Name
Address(es)
&
Current
Zoning
Total Lot(s)
Size: acres
and square
feet
1st Floor
Building
Footprint:
square
feet
*Residential
Units
(12/acre
allowed)
Office:
square
feet
Restaurant:
square feet
# of Parking
Spaces
10 % Open
Space: square
feet
2nd and 3rd Floors
Residential
1st Floor Retail
Salem
Brake
and
Clutch
9 Lathrop
Street( R-2)
11 Lathrop
Street(R-2)
65 Bridge
Street(B-4)
63 Bridge
Street(R-2)
Four lots =
2.692
acres
117,612
square feet
22,738
square
feet
30 units/2.7
acre lot= 11
per acre
22,738 X Retail: 151
Residential:45
11,761
2nd and 3rd Floors
Residential
1st Floor Office
J&W
Marine
54-56
Bridge
Street (R-2)
0.98 acres
42,687
square feet
11,525
square
feet
15 units/acre
(more units
due to office
parking
requirements
11,525
square
feet
X Office: 40
Residential:23
4,269
square feet
2nd and 3rd Floors
Residential
1st Floor
Restaurant
Mobil
Gas
94 Bridge
Street
0.504
acres
21,954
square feet
2,634
square
feet
4 units/acre
(less units due
to restaurant
parking
requirements)
X 2,634
square feet
Restaurant: 35
Residential: 6
2,195 square
feet
Page | 22
Bridge Street Neck Zoning
* The number of units allowed by zoning per acre is based on requiring 3,500 square feet minimum lot area per dwelling unit.
For one acre: 43,560 square feet/ 3500 = 12.44 dwelling units, rounded down to 12 units per acre.
Dwelling unit size = 1500 square feet used for models.
Page | 23
Bridge Street Neck Zoning
Appendix Three: Sketch Up Mixed Use Models
Page | 24
Bridge Street Neck Zoning
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Bridge Street Neck Zoning
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Bridge Street Neck Zoning
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Bridge Street Neck Zoning
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Bridge Street Neck Zoning
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Bridge Street Neck Zoning
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Bridge Street Neck Zoning
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Bridge Street Neck Zoning
Appendix Four: Bridge Street Neck Neighborhood District Draft
Ordinances
Page | 32
Bridge Street Neck Zoning
Bridge Street Neck Neighborhood District
First Draft
September 17, 2012
The purpose of this district is to enhance the Bridge Street Neck neighborhood by promoting
opportunities for local, small businesses and lower density housing, while serving as a
transitional zone from abutting residential and commercial areas.
Uses Permitted by Right
The following uses are permitted by right, with the following conditions:
As per Section 9.5 of this Ordinance, proposed nonresidential uses or premises within the
Bridge Street Neck Neighborhood District that exceed 10,000 gross square feet or any
residential development of 6 units or more shall be subject to Site Plan Review.
As per Section 8.2 of this ordinance, all new nonresidential construction over 2,000 square
feet located within the Entrance Corridor Overlay District shall be subject to Site Plan Review
by the Planning Board.
All measurements in square feet refer to Gross Floor Area as per Section 10 of the Salem
Zoning Ordinance.
Single-family Dwelling
Two-family Dwelling
Multi-Family Dwelling with up to 4 dwelling units
Mixed Use Building with up to 4 dwelling units above first floor retail, general service,
restaurant, or office uses
Child care facility
Municipal services
Use of land for the primary purpose of agriculture, horticultur e, floriculture, or
viticulture on a parcel of more than five acres in area
Use of land or structures for educational purposes on land owned or leased by the
commonwealth or any of its agencies, subdivisions or bodies politic or by a religious
sect or denomination, or by a nonprofit educational corporation
Use of land or structures for religious purposes
Bank, financial agency
Business or professional office, including medical
Page | 33
Bridge Street Neck Zoning
Retail store, except department store, not elsewhere set forth
General service establishment
Golf course
Historic buildings open to the public
Museum
Restaurant; drive-in or fast-food-keep
Restaurant; with service of alcoholic beverages
Ground floor uses
In mixed-use buildings, ground floor uses will be reserved for retail, general service,
restaurant and office uses except as specified below:
Residential uses up to 2 dwelling units may be allowed on first floors of mixed -use
buildings only where:
the building is set behind another building which has frontage on the street;
the residential portion of the first floor of a building is set behind street-front
retail/office/restaurant uses within the same building; or
where the Board determines that street-front residential uses will not have an
adverse impact on the continuity of the commercial street-front uses.
Procedures and Criteria for Review by Site Plan Review
1. Proposed uses subject to Site Plan Review shall be required to submit an application as per
Section 9.5 of this ordinance.
2. The Site Plan shall be reviewed by the Design Review Board of the Salem Redevelopment
Authority in regard to the design of the project. The Design Review Board shall make a
recommendation to the Planning Board. The Design Review Board shall refer to the Salem
Downtown Renewal Plan”, specifically Section 3.3.2 Design Criteria, Section 3.3.3 Design Standards,
and Appendix III City of Salem Commercial Design Guidelines (2005) when making its
recommendation.
Dimensional Requirements
Minimum Lot Area
6,000 square feet
Page | 34
Bridge Street Neck Zoning
Minimum Frontage
60 feet
Minimum Lot Width
60 feet
Maximum Lot Coverage 50 percent
This maximum lot coverage restriction shall not apply to any structures existing (date of adoption),
even when such structures are modified, reconstructed or restored, so long as the lot coverage is
not increased.
Maximum number dwelling units 1 unit per 5,000
square feet lot area
Maximum number of dwelling units per/acre 8
Maximum building height for construction or reconstruction
35 feet
Maximum Number of Stories 3
Separation of Buildings 10 feet minimum
between two
buildings located on
the same lot
Page | 35
Bridge Street Neck Zoning
Minimum Front Yard Setback 10 feet
Maximum Front Yard Setback 20 feet or the average
of the setbacks to
buildings on the
same side of the
street or way within
200 feet of the lot in
question, whichever
is less.
Minimum Side Yard Width 10 feet
Minimum Rear Yard Depth 30 feet
Parking As required by
Section 5.0 of this
Ordinance
Special Permit in Salem Bridge Street Neck Neighborhood District
In this District, a Special Permit may be granted by the Planning Board (PB) or the Zoning
Board of Appeals (BA) for the following listed uses:
Uses Allowed by Special Permit
Dwelling Unit in Historic Carriage House (BA)
Nursing or convalescent home (BA)
Planned unit development (PB)
Rooming, boarding or lodging house (BA)
Essential Services (BA)
Adult Day Care (BA)
Animal Clinic or Hospital (BA)
Page | 36
Bridge Street Neck Zoning
Arts and crafts studios or workshops (BA)
Bed and Breakfast (BA)
Funeral home (BA)
Marina; waterfront boat yard or yacht club (BA)
Motor vehicle light service (BA)
Nonprofit outdoor recreational facilities (BA)
Retail-wholesale supply establishments, provided that the wholesale operation does not
exceed 50% of the gross floor area
Wind energy facility, residential scale (PB)
Wireless communications facility (PB)
Any residential or mixed used building containing more than 4 dwelling units (PB)
Home occupation (BA)
Procedures and Criteria for Review of Special Permits
1. The procedural criteria for approval of a Special Permit in the Bridge Street Neck
Neighborhood District are through the submission of a Special Permit application under Section
9.4 of this ordinance and Massachusetts General Law Chapter 40 A.
2. All proposed uses subject to Special Permit approval shall also be required to file an
application for Site Plan Review under Section 9.5 of this ordinance.
3. The Site Plan shall be reviewed by the Design Review Board of the Salem Redevelopment
Authority in regard to the design of the project. The Design Review Board shall make a
recommendation to the Planning Board. The Design Review Board shall refer to the Salem
Downtown Renewal Plan”, specifically Section 3.3.2 Design Criteria, Section 3.3.3 Design Standards,
and Appendix III City of Salem Commercial Design Guidelines (2005) when making its
recommendation.
4. The Special Permit Granting Authority shall issue a decision with findings and conditions
as regulated under Section 9.4 of this zoning by-law, and M.G.L Chapter 40A.
Prohibition of Nuisance in Bridge Street Neck Neighborhood District
1. All dust, fumes, odors, smoke, or vapor shall be effectively confined to the premises
or disposed of to prevent intrusion on neighboring properties.
Page | 37
Bridge Street Neck Zoning
2. Any noise or vibration shall not be normally perceptible without at a distance of
one hundred (100) feet from the source instruments (and shall not exceed Board of
Health standards).
_____________________________________________________________________
B RIDGE S TREET N ECK N EIGHBORHOO D D ISTRICT
S ECOND D RAFT
N OVEMBER 20, 2012
The purpose of this district is to enhance the Bridge Street Neck neighborhood by promoting
opportunities for local, small businesses and lower density housing, while serving as a
transitional zone from abutting residential and commercial areas.
Uses Permitted by Right
Single-family Dwelling
Two-family Dwelling
Multi-Family Dwelling with up to 4 dwelling units
Mixed Use Building with up to 4 dwelling units above first floor retail, general service,
restaurant, or office uses
Child care facility
Municipal services
Use of land for the primary purpose of agriculture, horticulture, floriculture, or
viticulture on a parcel of more than five acres in area
Use of land or structures for educational purposes on land owned or leased by the
commonwealth or any of its agencies, subdivisions or bodies politic or by a religious
sect or denomination, or by a nonprofit educational corporation
Use of land or structures for religious purposes
Bank, financial agency
Business or professional office, including medical
Retail store, except department store, not elsewhere set forth
General service establishment
Golf course
Historic buildings open to the public
Museum
Restaurant;
Page | 38
Bridge Street Neck Zoning
Ground floor uses
In mixed-use buildings, ground floor uses will be reserved for retail, general service, restaurant and
office uses except as specified below:
Residential uses up to 2 dwelling units may be allowed on first floors of mixed -use buildings only
where:
the building is set behind another building which has frontage on the street;
the residential portion of the first floor of a building is set behind street-front
retail/office/restaurant uses within the same building; or
where the Board determines that street-front residential uses will not have an adverse
impact on the continuity of the commercial street-front uses.
Procedures and Criteria for Review by Site Plan Review
1. All new nonresidential construction over 2,000 square feet or any residential development of 4
units or more located within the Bridge Street Neck Neighborhood District shall be subject to
Site Plan Review by the Planning Board. Any change of use within an existing building shall be
subject to Site Plan Review by the Planning Board.
2. All measurements in square feet refer to Gross Floor Area as per Section 10 of the Salem
Zoning Ordinance.
3. The Site Plan shall be reviewed by the Design Review Board of the Salem Redevelopment
Authority in regard to the design of the project. The Design Review Board shall make a
recommendation to the Planning Board. The Design Review Board shall refer to the Salem
Downtown Renewal Plan”, specifically Section 3.3 Design Review and Appendix III City of Salem
Commercial Design Guidelines (2005) when making its recommendation.
Dimensional Requirements
Minimum Lot Area
6,000 square feet
Minimum Frontage
60 feet
Page | 39
Bridge Street Neck Zoning
Minimum Lot Width
60 feet
Maximum Lot Coverage 50 percent
This maximum lot coverage restriction shall not apply to any structures existing (as
of the date of adoption), even when such structures are modified, reconstructed or
restored, so long as the lot coverage is not increased.
Maximum number dwelling units 1 unit per 5,000
square feet lot area
Maximum number of dwelling units per/acre 8
Maximum building height for construction or reconstruction
35 feet
Maximum Number of Stories 3
Separation of Buildings 10 feet minimum
between two
buildings located on
the same lot
Minimum Front Yard Setback None
Page | 40
Bridge Street Neck Zoning
Maximum Front Yard Setback 10
Minimum Side Yard Width 10 feet
Minimum Rear Yard Depth 30 feet
Parking As required by
Section 5.0 of this
Ordinance
Special Permit in Salem Bridge Street Neck Neighborhood District
In this District, a Special Permit may be granted by the Planning Board (PB) or the Zoning
Board of Appeals (BA) for the following listed uses:
Uses Allowed by Special Permit
Dwelling Unit in Historic Carriage House (BA)
Nursing or convalescent home (BA)
Rooming, boarding or lodging house (BA)
Essential Services (BA)
Adult Day Care (BA)
Animal Clinic or Hospital (BA)
Arts and crafts studios or workshops (BA)
Bed and Breakfast (BA)
Funeral home (BA)
Marina; waterfront boat yard or yacht club (BA)
Motor vehicle light service (BA)
Nonprofit outdoor recreational facilities (BA)
Retail-wholesale supply establishments, provided that the wholesale operation does not exceed 50%
of the gross floor area (BA)
Wind energy facility, residential scale (PB)
Wireless communications facility (PB)
Page | 41
Bridge Street Neck Zoning
Any residential or mixed used building containing more than 4 dwelling units (PB)
Home occupation (BA)
Restaurant; with service of alcoholic beverages (BA)
Procedures and Criteria for Review of Special Permits
1. The procedural criteria for approval of a Special Permit in the Bridge Street Neck Neighborhood
District are through the submission of a Special Permit application under Section 9.4 of this
ordinance and Massachusetts General Law Chapter 40 A.
2. All proposed uses subject to Special Permit approval shall also be required to file an application for
Site Plan Review under Section 9.5 of this ordinance.
3. The Special Permit Granting Authority shall issue a decision with findings and conditions as
regulated under Section 9.4 of this zoning by-law, and M.G.L Chapter 40A.
Prohibition of Nuisance in Bridge Street Neck Neighborhood District
1. All dust, fumes, odors, smoke, or vapor shall be effectively confined to the premises
or disposed of to prevent intrusion on neighboring properties.
2. Any noise or vibration shall not be normally perceptible without at a distance of
one hundred (100) feet from the source instruments (and shall not exceed Board of
Health standards).
Page | 42
Bridge Street Neck Zoning
Appendix Five: Wholesale Automotive Conformity
Summary and Table
Page | 43
Bridge Street Neck Zoning
Summary of B4 and R2 nonconformity – existing and proposed
B4 (Wholesale and Automotive):
37 parcels are zoned B4
19 of these currently have nonconforming uses
o Of the 19, 17 are residential uses only
o The other 2 are mixed residential and commercial
o All 19 would become conforming with regard to use under new zoning
6 uses would become nonconforming with regard to use
o Of these, 4 are auto repair (including Salem Brake & Clutch)
o 1 is a warehouse and 1 is a construction business
31 parcels currently have a dimensional nonconformity
No parcels would become dimensionally nonconforming that aren’t already
R2 (Residential Two-Family):
2 parcels are zoned R2
Both of these currently have nonconforming uses (gas station and Coffee Time)
Both would become conforming with regard to use
With regard to dimensional conformity:
o Coffee Time has several dimensional nonconformities, which will remain
o Gas station has no dimensional nonconformities, and will not gain any
Page | 44
Bridge Street Neck Zoning
Red: currently
nonconforming
Blue: to become
nonconforming
Street Number Street Name St. Current use
Lot
area
(acres)
Lot
area
(SF) Frontage
Front
yard
setback
Side
yard 1
setback
Side
yard 2
setback
Rear
yard
setback
Building
height
(stories)
Building
height
(feet)
Building
coverage
(SF)
Building
coverage
(%)
Zoning
District
(B4 Standard) 0.138 6000 60 - - - 25 - 45 - 80%
(R2 Standard) 0.344 15,000 100 15 10 10 30 2.3 35 - 35%
Proposed BSN
Neighbor-hood
District 0.138 6000 60 0 10 10 30 3 - 50%
5 Beacon St. 2-family house 0.108
4,704 48 7 1 17 35 2
1,325 28% B4/R2
31 Bridge St. Dunkin' Donuts 0.576
25,091 134 60 30 6 77 1
4,330 17% B4
33 Bridge St.
Damatas Pizza,
Bridge Street
Sports 0.164
7,144 91 0 17 7 20 1
2,670 37% B4
35 Bridge St. Auto-Repair 0.266
11,587 57 0 0 0 0 1
10,760 93% B4
39 Bridge St. Auto-Repair 0.405
17,642 84 1 41 0 2 1
8,316 47% B4
41 Bridge St.
Mixed Use -
residential and
vacant retail
space 0.077
3,354 42 7 7 2 47 1.5
1,555 46% B4
43 Bridge St.
Plumbing
Supply 0.336
14,636 47 1 0 1 95 3
6,680 46% B4
45 Bridge St. Retail 0.07
3,049 43 0 2 2 6 1
2,065 68% B4
47 Bridge St. Multi-family 0.075
3,267 52 0 12 0 19 3
1,073 33% B4
Page | 45
Page | 40
Bridge Street Neck Zoning
Red: currently
nonconforming
Blue: to become
nonconforming
Street Number Street Name St. Current use
Lot
area
(acres)
Lot
area
(SF) Frontage
Front
yard
setback
Side
yard 1
setback
Side
yard 2
setback
Rear
yard
setback
Building
height
(stories)
Building
height
(feet)
Building
coverage
(SF)
Building
coverage
(%)
Zoning
District
49 Bridge St.
Bill Johnson
Plumbing 0.095
4,138 49 0 2 3 7 3
1,980 48% B4
50 Bridge St. Single Family 0.184
8,015 64 12 35 13 57 1.5
1,005 13% B4/R2
51 Bridge St. Joe's Hair Salon 0.024
1,045 26
no
building
no
building
no
building
no
building 1
no
building 0% B4
53 Bridge St. Aqua Hair Salon 0.065
2,831 56 0 23 1 0 3
1,330 47% B4
61 Bridge St. 3-family house 0.159
6,926 49 0 0 0 46 2
2,740 40% B4
63 Bridge St.
Salem Brake &
Clutch 0.995
43,342 51 5 0 0
178
(main
building)
; 20 feet
(rear
building) 1
13,695 32% B4/R2
65 Bridge St.
Salem Brake &
Clutch 0.281
12,240 99 42 25 31 27 1
1,445 12% B4
67 Bridge St.
mixed use -
Saws and 2
residential units 0.076
3,311 59 0 2 1 7 2.5
2,750 83% B4
71 Bridge St. 2-family house 0.068
2,962 32 6 0 2 45 2.5
1,385 47% B4
77 Bridge St.
Nautical
Traders 0.246
10,716 88 0 0 0 7 2
9,330 87% B4
54-56 Bridge St. Retail 0.98
42,689 137 67 0 16 381 1
2,880 7% B4/R2
57-59 Bridge St.
Meridian
Construction 0.52
22,651 117 140 0 2 6 1
5,715 25% B4/R2
94 Bridge St.
Gas station/
convenience
store 0.504
21,954 115 54 23 33 80 1
3,450 16% R2
96 Bridge St.
Coffee Time
Bake Shop 0.231
10,062 82 6 1 53 8 1
2,290 23% R2
3 Cromwell St. 2-family house 0.069
3,006 52 0 1 15 6 2.5
1,045 35% B4
6 Cromwell St. 1-family house 0.111
4,835 108 7 2 78 10 1.5
680 14% B4/R2
Page | 46
Bridge Street Neck Zoning
Red: currently
nonconforming
Blue: to become
nonconforming
Street Number Street Name St. Current use
Lot
area
(acres)
Lot
area
(SF) Frontage
Front
yard
setback
Side
yard 1
setback
Side
yard 2
setback
Rear
yard
setback
Building
height
(stories)
Building
height
(feet)
Building
coverage
(SF)
Building
coverage
(%)
Zoning
District
7 Cromwell St. 1-family house 0.117
5,097 100 0 0 72 14 2
735 14% B4/R2
5 Ferry St. 0.156
6,795 118
no
building
no
building
no
building
no
building
no
building
no
building 0% B4
4 Lathrop St. 1-family house 0.048
2,091 36 3 5 0 24 2.5
770 37% B4
6 Lathrop St. 3-family house 0.088
3,833 60 7 11 11 35 2.5
1,040 27% B4
11 Lathrop St.
Salem Brake &
Clutch 1.1
47,916 132 35 34 37 0 1
7,155 15% B4/R2
B4/ March St. Single Family 0.102
4,443 41 11 9 0 93 2.5
850 19% B4/R2
7 March St. Three-Family 0.063
2,744 32 8 4 2 32 3
891 32% B4/R2
7 Osgood St. Single Family 0.158
6,882 81 25 42 11 29 1
700 10% B4
8 Osgood St. Warehouse 0.043
1,873 35 5 1 6 0 1
1,269 68% B4
12 1/2 Osgood St. Single Family 0.106
4,617 14 6 25 0 17 2.5
666 14% B4/R2
2 Planters St. Single Family 0.052
2,265 38 3 3 13 20 2.5
743 33% B4
4 Planters St. Single Family 0.069
3,006 45 3 4 20 28 2.5
967 32% B4
8 Waite St. Auto-Repair 0.086
3,746 38 8 3 2 0 1
3,275 87% B4
Page | 47
Bridge Street Neck Zoning
Appendix Six: Bridge Street Trip Generation with Brake and Clutch
Redevelopment Summary
Page | 48
Bridge Street Neck Zoning
Bridge Street Trip Generation with Brake and Clutch Site Redevelopment Scenario Summary
Trip Generation estimates the number of vehicle trips by land use – MAPC used the very basic “average
trip rate” from the Institute of Traffic Engineers ( ITE )Trip Generation Manual to help us estimate the
existing and proposed uses. (Every trip has an origin and a destination. When you drive to work, that’s
one trip - back and forth to work are 2 trips.)
MA DOT has estimated that average daily trips (ADT) using Bridge Street declined by 23 % in 2008, the
most current available number, when the Bridge Street Bypass Road was completed, dropping from
31,400 ADT in 2003 to 24,200 in 2008.
For Salem Brake and Clutch Redevelopment Scenario: MAPC reconfigured the four contiguous Brake
and Clutch parcels, which total 2.689 acres, from current auto care ITE estimates into a retail and
apartments mixed use scenario to estimate the trips that could be expected using ITE average trip rates for
a mix of apartments and retail.
The parcels include:
o 65 Bridge St-Brake and Clutch .22 acres
o 63 Bridge St-Brake and Clutch .99 acres
o 11 Lathrop St-Brake and Clutch 1.10 acres
o 9 Lathrop St- Brake Clutch .379 acres
Using ITE data, the four lots are estimated to produce 992 daily trips under current use.
The results of redeveloping the four Brake and Clutch parcels would yield the following:
o The creation of 21 residential units, at 8 units allowed per acre and 22,738 square feet of new
retail commercial space.
o Apartment and retail uses would generate an estimated 1,140 daily vehicle trips vs. 992 existing
uses.
o This would create an additional 157 daily vehicle trips over existing uses, an average of 6.5 new
trips per hour.
o More important, new peak a.m. trips would remain the same as current uses and p.m. peak trips
would decline by 3 trips.
o Comparing the increase to MA DOT 2008 average daily trips on Bridge Street equals a 0.6
percent overall increase.
Page | 49