BRIDGE STREET NECK REVITALIZATION PLAN - DRAFT - JULY 29, 2009Bridge Street Neck
Neighborhood Revitalization Plan
Prepared for:
City of Salem, MA
Prepared by:
The Cecil Group, Inc.
GLC Development Resources
Peter Smith Associates
July 29, 2009
TABLE OF CONTENTS
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan TABLE OF CONTENTS
The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo
Introduction 1
Goals and Objectives 1
Planning Process 1
Planning Area 2
Planning Background 2
Existing Conditions Sumarry 2
Housing Assessment 2
Commercial Assessment 3
Physical Planning Assessment 3
Land Use 4
Historic Resources 4
Pedestrian Routes 4
Parking 4
Zoning 4
Revitalization Vision 5
Housing Revitalization 7
Commercial Revitalization 7
Neighborhood Improvements 8
Potential Redevelopment Sites 8
Housing Revitalization 15
Amenity Values 15
Market Values 15
Available Financing 16
Special Marketing 17
Conclusions and Next Steps 17
Commercial Revitalization 19
Commercial Revitalization Strategies 20
Character and Signage 20
Neighborhood Improvements 22
Streetscape Improvements 22
Open Space Connections 22
Pedestrian and Bicycle Connections 23
Waterfront Walk and Shared Path 23
Neighborhood Stewardship 24
Potential Redevelopment Sites 24
Implementation 26
Implementation tools 26
Homeowner Assistance Programs 26
Business Assistance Programs 27
Neighborhood Associations 27
Shared Marketing and Promotion 28
Zoning Mechanisms 28
Changes to Current Zoning 28
Planned Unit Development 29
Special Public Interests and Innovative Zoning Tools 29
Contract Zoning 30
Special Bonus Provisions 31
MGL Chapter 43D 31
Design Guidelines 31
Commercial Design Guidelines 31
Neighborhood Preservation District 32
Action Plan 33
Appendix A A1
Assessment of Existing Conditions A1
Planning Area Boundaries A1
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan TABLE OF CONTENTS
The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo
Market Analysis A1
Population A2
Median Household Income A2
Housing Conditions A2
Rental Market A2
For-Sale Market A3
Market Observations A3
Priority Needs and Opportunities A3
Housing Conditions Analysis A4
Foreclosure Assessment A4
Trend of foreclosures A5
Causes of foreclosures A5
Programs to Help Individuals Dealing with Foreclosures A6
Local Programs A6
Federal Efforts: Housing Stimulus Package A7
Program Help for the Bridge Street Neck Neighborhood A7
Fed/State Efforts A8
CHAPA’s Foreclosed Properties Program A9
Commercial Assessment A9
Commercial Market Status and Trends A9
Recent History – Traffic and the New Bypass Rd A9
Impact of Traffic Reduction A10
Characteristics of Commercial District – Three Zones A10
Current Residental-Retail Mix A12
Physical Appearance of Commercial District A13
Relationship to Downtown Salem and Beverly A13
Physical Planning Assessment A13
Land Use Patterns A13
Parcel Size and Ownership A14
Parking and Circulation Patterns A14
Existing Parking Conditions A14
Open Space Patterns A15
Historic Resources and Neighborhood Character A15
Historic Districts and Buildings A15
Neighborhood Character Photo Inventory A16
Pedestrian Environment A16
Existing Pedestrian Routes and Conditions A16
Infrastructure Conditions and Constraints A17
Infrastructure Conditions A17
Zoning and Regulatory Framework A18
Existing Zoning A18
Amenities A20
Urban Design Opportunities A21
Physical Conditions Summary Assessment A21
Future A23
Appendix B B1
Financial Feasiblity – Specific Projects Tested B1
Brake and Clutch Site B1
For-Sale Housing B2
Market Rate Rental Housing B2
Affordable Rental Housing B2
Clipper Ship Inn Site B3
Enhanced Hotel Use B3
Retail B3
Retail and Office B4
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan TABLE OF CONTENTS
The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo
Salem Plumbing Building Site B5
Affordable Housing on Smaller Infill Sites B5
Appendix C C1
Local Programs C1
State Programs C1
Federal Programs C2
Appendix D D1
Meeting Notes – May 5, 2009 D1
Meeting Notes – June 9, 2009 D8
Tables
Table 1: Planning Strategies 9
Table 2: Single Family Sales 16
Table 3: Single Family Sales Characteristics 16
Table 4: Commercial Revitalization Strategy 21
Table 5: Action Plan 34
Table A1: Demographic Indicators A23*
Table A2: Foreclosures Bridge Street Neck Neighborhood A4
Table A3. Foreclosures across property type A5
Table A4. Rate of Foreclosures A5
Table A5. Median Sales Calendar Year for All Salem A6
Table A6. Summary of Salem Housing Funding Proposed A8
Table A7: Bridge Street Neck Neighborhood Revitalization A12
Table A8. PERMITTED USES A19
Figures
Figure 1: Planning Area 2*
Figure 2: Revitalization Vision 6*
Figure 3: Commercial Property Categories 21*
Figure 4: Commercial Property Conditions 21*
Figure 5: Proposed Signage Improvements 21*
Figure 6: Proposed Zoning Map 29*
Figure A1: Base Map A1*
Figure A2: Existing Land Use A14*
Figure A3: Parcel Size A14*
Figure A4: Land Ownership A14*
Figure A5: Open Space and Amenities A15*
Figure A6: Historic Resources A15*
Figure A7: Photo Inventory A16*
Figure A8: Flood Zone Boundaries A17*
Figure A9: Current Zoning Map A18*
* The table/figure appears after the referenced page number
INTRODUCTION
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Introduction
The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page 1
This draft plan document compiles the key findings, planning concepts and
recommendations developed for the Bridge Street Neck neighborhood of Salem during
a five-month planning process, carried out from March to August 2009. It is envisioned
that the recommendations and strategies herein proposed will help to shape the future
of the community during the next five to ten years.
This study has been funded through a grant from the Massachusetts Department of
Housing and Community Development (DHCD) as part of its Gateway Plus Action
Grant program, aimed at improving housing conditions, quality of life, and community
engagement with the assistance of local municipalities. It has been prepared for the City
of Salem’s Department of Planning and Community Development with support
provided by a team of professional planners and specialists in economics and housing.
Goals and Objectives
The overall purpose of this plan is to generate strategies for the revitalization of the
Bridge Street Neck neighborhood, one of the oldest settlements in the City of Salem.
Key complementary goals of this study are the following:
y Improve the business climate along Bridge Street.
y Identify measures to reduce foreclosures and stabilize the local housing market.
y Recommend physical improvements that will enhance the overall quality of
living in the neighborhood.
The original Gateway Cities Grant outline of tasks and services associated with this plan
set three specific objectives for the study:
y Act to support neighborhood development and village style housing.
y Support and enhance commercial retention and development opportunities.
y Maintain and improve the area’s pedestrian environment.
Planning Process
The planning process incorporated extensive community participation. A Civic
Engagement Program was prepared early in the process to orchestrate a series of
meetings, stakeholder interviews and information outreach. The planning team worked
in conjunction with the Bridge Street Neck Working Group through several meetings
and working sessions, including a neighborhood walk. The Working Group is made of
community members representing local businesses and residents, who were selected by
the City to steer the direction of the planning process.
Three public meetings were held with the community, including a planning charrette to
generate ideas and share concepts for a variety of housing, commercial and
neighborhood improvements. Some of these meetings attracted more than 100
participants, and served to provide direct community input into the plan
recommendations.
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Introduction
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Planning Area
The planning area comprises the entire Bridge Street Neck north of Webb Street. South
of Webb Street, the study area includes the properties with direct frontage on Bridge
Street and all the properties that are located between Bridge Street, the water and the
Salem MBTA station to the west (shown in Figure 1).
The existing commercial properties along Bridge Street represent a special area of focus
for the economic analysis and revitalization strategies. Figure 1 shows the location and
boundaries of this Focus Area with a separate outline.
Planning Background
Historically, the Bridge Street Neck grew as a gateway district organized along the main
road and bridge that connects Salem to the cities of Beverly and Danvers (Bridge
Street/Route 1A). Land use along the road has been focused on retail and commercial
services that cater to residents of Salem and the surrounding communities, and depend
on automobile access. Single- and two-family homes are clustered behind the
commercial properties on both sides of Bridge Street, extending throughout the neck
and all the way to the water (see Figure 1).
A new bridge and bypass road were built in recent years to increase roadway capacity
and divert through-traffic from the neighborhood. The resulting decrease in traffic on
Bridge Street, which used to include trucks and large vehicles, has contributed to
substantially reduce congestion, noise and pollution in the neighborhood. However,
lesser traffic has also affected the local businesses by decreasing their visibility and
marketing share within the region. This has been reflected in a reduced volume of sales.
The residential areas in the neighborhood, traditionally an enclave of workforce and
moderate income households, have been impacted by the recent economic downturn
and foreclosures that affect Salem and the rest of the region.
Existing Conditions Summary
In order to maintain consistency with the three specific objectives initially set for the
plan, the assessment of existing conditions and the plan recommendations have been
organized in three main areas of focus corresponding to each objective: housing,
commercial revitalization and physical planning.
Housing Assessment
The City of Salem has approximately 19,000 total residences, of which 6% or about
1,200 units are located in the Bridge Street Neck neighborhood. The homes in the
Bridge Street Neck are characterized by small single-family and two-family detached
homes. Key findings on housing conditions are the following:
y The Bridge Street Neck neighborhood stands out because within a well priced
city it represents a lower price option.
y The neighborhood is well positioned to pick up new residents who like Salem,
but would prefer a well priced home instead of a rental unit.
The Cecil Group GLC Development Resources Peter Smith Associates Tetra Tech Rizzo
DRAFT RepoRT
FIGURE 1
Bridge Street Neck Neighborhood Revitalization Plan
FIGURE 1: PLANNING AREA
BRIDGE STREETMARCH STREET
EAST COLLINS STREETOSGOOD STREET
WEBB STREET
L
E
M
O
N S
T
R
E
E
T COLLI
NS STREETPEARL STREET
N
O
R
T
H
E
Y S
T
R
E
E
T
HOWARD STREETBARTON STREET CONNERS ROADPLEASANT STREETHUBON STREET
FERRY STREET
´0 1,000 2,000500
Feet
Legend
Parcels
Focus Area
Planning Area
Bridge Street Neck Area, Salem, MA
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Introduction
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y From January 1, 2007 to March 15, 2009 in the Bridge Street Neck
neighborhood there were 20 properties in various stages of foreclosure, as
reported by the Warren Group.
y Salem has been proactive in dealing with foreclosures. The Mayor has
appointed a property team that makes sure buildings are boarded up, neighbors
are notified and other actions are taken to provide neighborhood stability.
y The City provides counseling services through the North Shore Community
Action Program and other organizations.
y Salem has a very useful website listing numerous sources for foreclosure
prevention and legal resources.
Commercial Assessment
Interviews with business owners indicate that businesses dependent on through traffic
have lost significant sales over the last year. On the other hand, businesses with a loyal
customer base appear to have remained stable because their customers no longer need
to wait in heavy traffic to get to Bridge Street. These businesses have expressed
concern, however, that new customers are no longer being drawn to the area.
A review of the properties along Bridge Street was conducted by going building to
building, identifying uses with retail frontage and using the City’s GIS data to complete
floor area take-offs of the different buildings. Using this approach, an estimate of
approximately 174,000 gross sf of space dedicated to ground floor commercial uses was
established. The median space was approximately 3,250 gross sf in area. Key findings
on commercial areas include the following:
y Reduction of traffic has alleviated delays, but removed a portion of the
customer base and reduced exposure to through traffic.
y There is a mix of retail and residential uses on Bridge Street.
y The neighborhood residential population is too small to support existing retail
by itself.
y Very few businesses serve as a draw or anchor at present.
y The character of Bridge Street is influenced by its immediate surroundings (the
positive presence of water views, the negative visual impact of gas storage
tanks and electric lines, and the proximity of residential areas).
y The quality of the appearance of retail buildings has deteriorated in recent
years.
y The streetscape appearance and infrastructure need improvements, and are
awaiting planned reconstruction.
Physical Planning Assessment
The Bridge Street Neck neighborhood is comprised of relatively small parcels, with
Bridge Street serving as a centralized circulation “spine” that has connecting roads and
blocks extending to the east and west.
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Introduction
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Land Use
The dominant land use in the neighborhood is residential, with a substantial proportion
of residential land zoned for two-family houses. There are commercial uses located
along Bridge Street and industrial uses located at the northeast section of the planning
area. The commercial uses include a bakery, restaurants, lodging, automotive services,
and boat sales. The industrial uses include facilities of the regional gas and electric utility
companies. The neighborhood also has a church and an elementary school.
There are three public open space areas: Gonyea Park, Collins Cove Playground, and
Curtis Park/March Street Playground. There are also two unconnected sections of a
bicycle network located within the planning area. Additionally there is a park planned
for the north end of Bridge Street, on the remaining portion of the former bridge
connection to Beverly.
Historic Resources
The neighborhood is rich with historic resources. There are two National Register
Districts and a building on the National Register of Historic Places located within the
planning area, and a Local Historic District is located nearby.
Pedestrian Routes
Although the neighborhood has a comprehensive network of street sidewalks, the
historical nature of the sidewalks (narrow and close to street level in many locations)
reduces their effectiveness in establishing a safe and friendly pedestrian environment.
The reconstruction of the sidewalks along Bridge Street is planned as part of the Bridge
Street reconstruction project. This project includes landscaping and period lighting that
will enhance the pedestrian environment in the commercial areas.
Parking
The neighborhood has limited parking for residences and businesses due to its dense
street network and built environment. Additionally, there are no curbside areas
monitored for short term parking in the commercial area.
Zoning
The Bridge Street Neck neighborhood has nine different zoning districts and one
overlay district. This is a significant number of different zoning districts for the size of
the planning area. While the existing zoning appears to be reflective of historical uses
associated with the Bridge Street Neck, its specific mix and allotment may not be
appropriate for the future.
More extensive and detailed discussion of the Bridge Street Neck existing conditions is
provided in Appendix A of this document.
REVITALIZATION VISION
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Revitalization Vision
The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page 5
The Bridge Street Neck neighborhood should be an active mixed-use neighborhood, incorporating lively
commercial and residential areas. The neighborhood should have a safe and enjoyable pedestrian
environment that connects its different amenities and serves its residents and businesses. This district
should be a stable residential community with engaging open spaces and a variety of housing options and
homeowner resources. Commercial businesses and development opportunities that are compatible and
complementary with the area’s residential fabric should be encouraged and supported.
A neighborhood vision has emerged throughout the planning process that is aimed at
maintaining the residential character and scale of the neighborhood, while attracting
more business and visitors to its commercial areas. Group discussions during public
meetings and interviews with residents and business owners clearly conveyed that the
community is proud of the historical character of the neighborhood, which should be
protected and maintained. Homeownership is also an important quality that local
residents would like to promote as part of their vision for the future.
Wishes were expressed to have a more walkable neighborhood, with better sidewalks
and safer pedestrian crossings. People would like to safely walk all the way to the
restaurants located at the northern end of Bridge Street, and to Salem Common a few
blocks to the south. The proposed Bridge Street traffic improvements, currently in the
planning stage will greatly improve the pedestrian and streetscape conditions along
Bridge Street. In addition, and looking toward the future, wishes have also been
expressed by the community to have sidewalk and streetscape improvements that
extend beyond Bridge Street into the residential areas and the open space resources
located along the waterfront.
A more vibrant commercial environment would also contribute to making the
neighborhood more walkable and attractive. More neighborhood-scale businesses and
restaurants would be desirable, especially at the end of Bridge Street where a restaurant
“cluster” could be developed. Public access and amenities, such as a waterfront walk
with access to the existing small beach and the new park that is being designed for the
site of the old bridge, would contribute to creating a local destination for families and
visitors alike.
The physical appearance of the commercial areas should be enhanced through building
façade and signage improvements, especially in some of the zones that appear more
deteriorated. Cleaning and good maintenance of buildings and site areas visible from
public vantage points should be paramount. The few vacant and underutilized
properties that exist should be rehabilitated in ways that contribute to improving the
overall image and quality perception of the neighborhood.
The assessment of commercial properties and the proposed commercial revitalization
strategies recognize that there are zones or sub-areas along Bridge Street with different
commercial characters and customer bases. To the extent possible, businesses located
in the northern end of Bridge Street should capitalize on their advantageous location,
views and accessibility to become a local “destination”, while businesses more centrally
located within the neighborhood should tend to be more compatible with residential
uses and more neighborhood-oriented.
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Revitalization Vision
The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page 6
Some of the existing wholesale/automotive and industrial properties may not be fully
compatible with the vision of a residential and neighborhood-scale commercial district
as the one herein described, and this plan outlines a possible strategy to facilitate the
relocation of businesses willing to move to a more advantageous location, where they
could enjoy better access, visibility or site conditions.
The revitalization vision for the Bridge Street Neck neighborhood also considers the
possibility that some of the large commercial properties currently used for automotive
repair businesses and boat storage could in the long term be redeveloped for residential
uses. This could result in the creation of new townhomes and moderate-scale residential
development that would increase home buying and rental opportunities for young
families and smaller households.
Future residential development should be complemented with the creation of new open
space, and bicycle and pedestrian connections through the neighborhood. These could
be designed and constructed in conjunction with the redevelopment of large sites,
linking Bridge Street to the surrounding residential areas and waterfront. An ultimate
goal for physical improvements would be the creation of an interconnected network of
pedestrian and bicycle paths leading to the water and extending along the entire length
of the waterfront perimeter.
These ideas are further developed and supported by the plan strategies and
recommendations. The proposed revitalization vision is illustrated in Figure 2.
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DRAFT RepoRT
FIGURE 2
Bridge Street Neck Neighborhood Revitalization Plan
FIGURE 2: REvITALIzATIoN vISIoN
PLANNING STRATEGIES
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Planning Strategies
The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page 7
The recommended planning strategies have been organized in a manner similar to the
arrangement of the assessment of existing conditions; they are organized to reflect the
three main areas of focus that correspond to the basic plan objectives: housing
revitalization, commercial revitalization and physical planning.
Housing Revitalization
The recommended housing revitalization strategies consist of the following:
y Stabilize the local housing market through a coordinated homeowner
assistance and marketing effort.
y Support a healthy real-estate market that has a diverse mix of housing prices,
housing types and low vacancies.
y Support the development of neighborhood-scale new housing.
y Mitigate unsightly housing conditions that impact the overall appearance of the
neighborhood.
The Bridge Street Neck neighborhood offers opportunities and great value to buyers
who are making the commitment to buy a new home. The housing market is
functioning, although at a slower pace than in the recent past: sales are taking place,
home prices are down, interest rates are low and financing is available.
The most cost effective way to spur neighborhood revitalization is to spur the housing
market. Most critically this needs to be done in a multifaceted way as part of
coordinated homeowner assistance and marketing efforts. The fundamentals that are
already in place for housing revitalization include amenity values, market values and
available financing.
Commercial Revitalization
The recommended commercial revitalization strategies are the following:
y Promote the improvement and commercial redevelopment of sites with
location advantages such as visibility, size and proximity to the water.
y Enhance the attractiveness and success of the waterfront area through new
investment and reinvestment in a cluster of restaurants and destination uses.
y Improve the appearance of existing business properties.
y Attract new small businesses and reinvestment in existing businesses.
y Provide adequate and convenient parking for commercial uses.
y Enhance amenities to attract visitors to the Bridge Street Neck area.
y Enhance commercial identity and wayfinding signage.
y Promote and facilitate neighborhood business stewardship.
y Work with businesses that could benefit from moving from less compatible to
more compatible sites, either within the neighborhood or to other areas of
Salem.
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Planning Strategies
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For the Bridge Street commercial district to thrive again, it needs to give potential
customers a better reason to come to Bridge Street, create a more visible and
identifiable character capitalizing on its proximity to the water and downtown Salem,
and tie together the retail and residential uses in a way that will help younger people see
this neighborhood as an attractive residential option.
The City and local stakeholders are limited in their ability to bring about desirable
changes in the retail mix and offerings that characterize the neighborhood commercial
areas. But they can restrict to some extent undesirable uses, remove restrictions that
currently impede desirable development, improve the environment through
improvements to infrastructure, and support desired development.
One opportunity for improvement in the shorter-term is better signage. In addition to
the existing highway signage, a controlled Bridge Street signage program would help to
improve the image of the commercial area while drawing visitors and new customers.
Neighborhood Improvements
The recommended neighborhood improvement strategies consist of the following:
y Expand streetscape improvements along side streets, once the Bridge Street
improvements are completed.
y Expand and improve open space connections and amenities.
y Extend pedestrian and bicycle access.
y Promote neighborhood stewardship.
y Support new development and renovations at key locations that are apt to
change because of their size, location, potential value and relationship to the
surrounding neighborhood.
Future infrastructure projects could include extending the Bridge Street renovation and
reconstruction to key side streets, in order to extend vehicular and pedestrian
improvements throughout the neighborhood. Increasing the Bridge Street Neck
connection to the waterfront through public access, open space connections, bike paths
and preservation of views can significantly enhance real estate values, civic life and
commercial activities in the neighborhood.
Potential Redevelopment Sites
There are a couple of large properties on Bridge Street which could be reused in ways
that would benefit both the owner and the neighborhood. There are also some smaller
properties that contain vacant, run-down buildings which detract from the overall
image and quality of living in the neighborhood. Conceptual development feasibility
tests were conducted for these parcels and indicate that the redevelopment of these
properties would not make economic sense in today’s economic climate but
conceivably could be feasible in the future. Potential reuse concepts could include an
enhanced motel, a neighborhood-scale destination business, and a moderate-scale
residential development.
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Planning Strategies
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Table 1 lists the proposed planning strategies and outlines key recommendations under
each of the proposed strategies, including specific implementation measures. More
detailed information and descriptions of the recommended strategies are provided in
the document sections that follow.
Table 1. Planning Strategies
Planning Strategy Recommendations Implementation
HOUSING REVITALIZATION
Stabilize the local housing
market through a coordinated
property owner assistance and
marketing effort
• Assist homeowners at
risk of foreclosure
• Assist new owners in
rehabilitating foreclosed
properties
• Orchestrate a multipronged effort to assist
homeowners at risk of foreclosure and attract
new resident owners
• Focus information and enhance outreach
within the community to identify opportunities
such as homeowner assistance programs (e.g.
North Shore Community Action Program,
MassHousing purchase and rehabilitation loans
for eligible families)
• Provide access and education regarding City
and state sponsored homeownership and home
rehabilitation programs
Support a healthy real estate
market that has a diverse mix
of housing prices, housing
types and low vacancies
• Attract new residents to
available housing
• Market the neighborhood as an opportunity
for first-time buyers
• Coordinate marketing efforts to bring new
buyers, lenders and partners
Support the development of
neighborhood-scale new
housing
• Support the
development of
low-rise multi-
family/infill housing
• Allow the conversion
from commercial to
residential use in
appropriate locations
• Undertake zoning and regulatory changes to
allow mixed use and residential development
along Bridge Street (e.g. change zoning from
B4 to B1 district)
• Consider special zoning strategies to promote
appropriate and economically beneficial
redevelopment (e.g. contract zoning)
Reduce unsightly housing
conditions that impact the
overall appearance of the
neighborhood
• Improve deteriorated
properties
• Work with property owners to seek grants,
financial assistance when possible
• Set up programs to help renovate foreclosed
property
• Help at-risk residents to seek loan
modifications
• Undertake additional, focused code
enforcement
Table 1. Planning Strategies (Continued)
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Planning Strategies
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Planning Strategy Recommendations Implementation
COMMERCIAL REVITALIZATION
Promote the improvement and
commercial redevelopment of
sites with location advantages
such as visibility, size and
proximity to the water
• Support enhanced
business and restaurant
clusters along the
waterfront
• Promote additional
hospitality uses
(hotel/motel/bed &
breakfast)
• Enhance waterfront
access and amenities
• Work with business owners to identify
potential for improvements and need for
technical/financial assistance
• Promote shared strategy for marketing,
waterfront amenities
• Work with business/property owners to
provide public access along the water
• Create partnership for funding and building 1st
phase of walkway along waterfront (from
planned park at the end of Bridge Street to the
99 restaurant)
Enhance the attractiveness and
success of the waterfront area
through new investment in a
cluster of restaurants and
destination uses
• Create a focused
redevelopment strategy
suited to this tightly
constrained area
• Coordinate public
access and use of the
new park and
waterfront edge
• Create special zoning or other regulatory tools
and processes to encourage redevelopment
• Work with property owners to promote
reinvestment
• Work with property owners to create and
implement a shared parking strategy
Improve the appearance of
existing businesses properties
• Undertake façade
improvement
• Improve signage
• Improve landscaping of
parking lots
• Review current design guidelines for
commercial properties, and determine
appropriateness with local business/property
owners
• Consider updating the design guidelines to
incorporate guidance on the use of innovative
materials and technologies (e.g. LED signs)
• Reach out and work with interested property
owners to achieve individual business results
• Undertake additional code enforcement
activities
• Undertake outreach to educate business
owners about existing programs
Table 1. Planning Strategies (Continued)
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Planning Strategies
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Planning Strategy Recommendations Implementation
COMMERCIAL REVITALIZATION
Attract new small businesses
and reinvestment in existing
business properties
• Promote new infill
businesses and
reinvestment for
neighborhood-
compatible businesses
• Create a promotional program for leasing and
reinvestment by organizing collaborations
among property owners and the commercial
brokerage community
• Work with local property owners and technical
assistance/business development programs to
attract new businesses
• Assess the conformability of existing business
properties and adjust zoning if needed to
support viable businesses
Provide adequate and
convenient parking for
commercial uses
• Protect and enhance the
parking supply on- and
off-street
• Support the creation of
shared and convenient
parking
• Manage on street parking along Bridge Street
to ensure availability of convenient parking for
business customers
• Initiate conversations with business owners
and utility companies to identify opportunities
for new parking locations
• If agreement is reached, establish partnership
to initiate technical parking studies and a
shared parking strategy
• Support shared parking solutions through
zoning
Enhance amenities to attract
visitors to the Bridge Street
Neck area
• Enhance waterfront
access and activities,
including provisions for
transient boat access
• Promote the
organization of summer
festivals, program
activities at the new
park
• Undertake feasibility study for public amenities
and recreational programming
• Undertake feasibility study for boat access
• Seek additional public funding of waterfront
access and amenities
• Work with neighborhood businesses and
residents to organize program of activities
Enhance commercial identity
and wayfinding
• Complement the
existing directional
signage along the
Bypass road (Route 1A)
• Provide wayfinding and
informational signage
• Complement the existing directional signage
along the bypass road (Route 1A) with signs
directing to the Bridge Street businesses for
vehicles leaving Salem
• Create wayfinding and informational signage
promoting the Bridge Street Neck businesses
within the neighborhood and Downtown
Salem
• Provide identification signage at each end of
Bridge Street for vehicles and pedestrians
Table 1. Planning Strategies (Continued)
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Planning Strategies
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Planning Strategy Recommendations Implementation
COMMERCIAL REVITALIZATION
Promote and facilitate
neighborhood business
stewardship
• Promote the creation of
a neighborhood
business association or
working group that
incorporates local
businesses and property
owners
• Continue working with local residents and
business owners building upon the Working
Group interaction generated during this
planning process
Work with businesses that
could benefit from moving
from less compatible to more
compatible sites
• Promote and enable
business relocation and
site reorganization
• Meet with property owners/businesses to
consider opportunities and options
• Investigate mechanisms for technical/financial
assistance and zoning incentives
• Investigate potential sites for business
relocation within Salem
• Undertake zoning and regulatory changes to
promote feasible redevelopment when market
conditions allow
Table 1. Planning Strategies (Continued)
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Planning Strategies
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Planning Strategy Recommendations Implementation
NEIGHBORHOOD IMPROVEMENTS
Expand streetscape
improvements along side
streets, once the Bridge Street
improvements are completed
• Provide for sidewalk
improvements and
landscaping where
possible
• Connect improved
sidewalks to waterfront,
shared path and open
space network
• Seek and secure additional public funding and
target local improvements in a strategic, step-
by-step improvement program
• Improve sidewalk conditions throughout the
neighborhood
• Study and implement traffic calming elements
at selected locations along Bridge Street
• Study the possibility and long term cost of
undergrounding utilities
Expand and improve open
space connections and
amenities
• Expand and improve
open space along the
water
• Promote the creation of
open space connections
through new
development
• Consider the provision of bonus incentives
through zoning in exchange for the creation of
open space and public amenities
• Seek and secure additional public funding
Extend pedestrian and bicycle
access
• Extend pedestrian and
bicycle access along the
waterfront
• Extend pedestrian and
bicycle access through
potential new
development
• Seek opportunities to
generate a network of
interconnected bike
paths/shared paths,
building upon the
planned extension of
the bike path along
Route 1A
• Initiate feasibility studies to provide for public
use and access where there are opportunities
associated with zoning, Chapter 91 regulations
or other methods
• Study feasibility to extend the existing bicycle
path from Webb Street north to Collins Cove
Park, and to the planned park and open space
at the end of Bridge Street
• Improve signage and markings for the
dedicated pedestrian and bicycle paths
• Seek and secure additional public funding
Promote neighborhood
stewardship
• Establish a stewardship
and leadership group
through the
participation of area
residents, and create
programs and activities
at a neighborhood scale
• Build upon Working Group interaction
generated during this planning process by
convening a meeting of interested parties, and
identifying leadership to move the stewardship
effort forward
Table 1. Planning Strategies (Continued)
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Planning Strategies
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Planning Strategy Recommendations Implementation
POTENTIAL REDEVELOPMENT SITES
Support new development and
renovations at key locations
which could change because of
their size, location, potential
value and relationship to the
surrounding neighborhood
• Waterfront restaurant
cluster
• Brake & Clutch site
• Clipper Ship Inn
• Former plumbing
facilities
• Work with business/property owners to
achieve shared goals and mutual benefits
HOUSING REVITALIZATION
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Housing Revitalization
The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page 15
The recommended housing revitalization strategies consist of the following:
y Stabilize the local housing market through a coordinated homeowner
assistance and marketing effort.
y Support a healthy real estate market that has a diverse mix of housing prices,
housing types and low vacancies.
y Support the development of neighborhood-scale new housing.
y Mitigate unsightly housing conditions that impact the overall appearance of the
neighborhood.
A more detailed list of recommended steps and tools for implementation is provided in
the Implementation section of this document.
The Bridge Street Neck neighborhood offers opportunities and great value to buyers
who are making the commitment to buy a new home. The housing market is
functioning, although at a slower pace than in the past; sales are taking place. Home
prices are down, interest rates are low and financing is available.
In maximizing the effort by working with the market, the most cost effective way to
spur revitalization of the area would be to spur the housing market. Most critically this
needs to be done in a multifaceted way as part of coordinated homeowner assistance
and marketing efforts. The fundamentals that are already in place for revitalization
include amenity values, market values and available financing,
Amenity Values
y Ten minute walk to train and Pickering Wharf
y Water views all around
y Historic character, village settings
y Bike paths, walkability for shopping and recreation
Market Values
Based on a small sample of single family properties that have sold in the Bridge Street
Neck neighborhood from June 2008 to March 2009 home values have dropped
notably, making it a good time to buy. These single family homes sold at an average
price of $206,950 versus the asking prices of $247,918. Homes took an average of 194
days to sell versus an average of 90 days in better times. It should be noted that the
average sale price might have been lower at $206,950 than the average sale price at
other locations because the homes sold were on the smaller side—1,493 square feet
versus a more probable average of over 2,000 square feet.
Data on single family sales is compiled in Table 2 and Table 3 below.
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Housing Revitalization
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Table 2. Single Family Sales
Property
Address
Bedrooms/bath Square
footage
Sale
Date
Value
25 Cross St 2 bedroom/ 1
bath
1,104
3/12/2009 110,500
5 Cross Street
Ct
4 br/2.5 baths
1,600
11/12/2008 242,200
22 Lathrop St 3br/1.5 baths
1,140
11/20/2008 199,000
31 Osgood St 2br/1 bath
2,348
3/9/2009 243,000
50 Osgood St 7/31/2008 257,000
17 Skerry St 4br/2.5
1,272
2/27/2009 190,000
Average
1,493
Average $ 206,950
Source: Multiple Listing Service
Table 3. Single Family Sales Characteristics
Property
Address
Price/SF Original Price Asking
minus final
Days on
Market
25 Cross St 100.09 154,900 44,400 264
5 Cross Street
Ct
151.38 259,888 17,688 54
22 Lathrop St 174.56 239,900 40,900 104
31 Osgood St 103.49 259,900 16,900 132
50 Osgood St
17 Skerry St 149.37 325,000 135,000 416
Average $ 136 $247,918 $ 50,978 194
Source: Multiple Listing Service
Available Financing
Although underwriting has tightened, credit for home purchases and renovations is
readily available. Conventional lenders, particularly local banks, have mortgages to lend
at unusually low rates. There are also a number of first time homebuyer mortgages
available. MassHousing offers loans up to 100% of the property market value.
MassHousing loans are targeted to single family homes, condominiums and small
multifamily properties (less than 4 units) at prices from $125,000 to more than
$400,000, very much the strike zone for property for sale in the Bridge Street Neck
neighborhood.
In summary, Salem offers particularly good value now relative to other communities
and the Bridge Street Neck neighborhood offers a best value opportunity for new
homeowners.
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Housing Revitalization
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Special Marketing
Salem and more particularly the Bridge Street Neck neighborhood have the opportunity
to achieve a very successful marketing program. What follows is an outline of key
potential program components.
The basic model could follow what MassHousing now calls its Buy Cities Program,
which is modeled after the very successful Worcester program called “Buy Worcester
NOW—Take a Closer Look—There Has Never Been a Better Time to Purchase a Home in
Worcester”.
A similar program could have even greater results in Salem, where property values have
been more stable and there have been fewer foreclosures (125 in Salem and 1,219 in
Worcester using the same Neighborhood Stabilization Programs measurement
parameters).
On the program management side there are key lessons to learn from Worcester. Salem
would need to set up its own website providing neighborhood by neighborhood listings
and presumably starting with the Bridge Street Neck neighborhood, and the strong
engagement of the real estate brokerage community is a threshold requirement.
What makes Worcester’s program successful is the inclusion of new partners, new
forms of assistance, and a strong marketing effort. Key elements of the program
include the following:
y Down payment assistance: Colleges, businesses and other institutions offer
down payment assistance programs for buyers. The Massachusetts Housing
Partnership (MHP) matches down payment assistance grants made by others
and markets the program at no cost to Worcester.
y More lenders: Lending institutions are prequalified and induced to join the
program with slightly reduced rates and closing costs. A constant mantra is
responsible mortgage products versus what had been offered in years past.
y Special lending programs: MassHousing and MHP working with local banks
can offer special mortgage products.
y Purchase and rehabilitation loans: Loans for first time homebuyers with
incomes up to 120% of area median, and offering mortgage payment
protection for up to 6 months if job loss or layoff occurs.
y Homebuyer Fairs: Events that match potential buyers with brokers and
lenders.
y Historic preservation tax credits: 20% historic tax credit on applicable
improvements (the program offers counseling on how to apply).
Conclusions and Next Steps
The recommended next steps for housing stabilization are the following:
y Help current residents facing foreclosure to seek loan modifications and
refinancing opportunities if possible through MassHousing or the new federal
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Housing Revitalization
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Making Home Affordable Program. Counseling is critical. Saving a home from
foreclosure is best for the owner and the neighborhood.
y Expand the effort of the Problem Property Teams for coordinated effort to
regulate properties in trouble. If not currently available, create common data
base for property specific reporting that includes code, sanitary, foreclosure id,
police and fire reports so full view of property situation can be determined
quickly. If appropriate and eligible, extend resources for improvement.
y If workouts on all the foreclosed homes are not possible, then it is important
to move the properties to new buyers through short sales auctions and other
sales means. To help prepare for these sales to new owners, Salem can
facilitate the process through a special marketing program, qualifying and
training first time homebuyers, working with the CHAPA clearinghouse to
make sure properties can be sold efficiently to qualified nonprofit buyers.
y Set up programs to help renovate foreclosed properties. Although funding
from the Neighborhood Stabilization Program may not be available, Salem can
still participate in Mass Housing Partnerships Enhanced Soft Second program
and MassHousing’s purchase rehabilitation mortgage program. Ideally, Salem
rehabilitation program funds could be used with these programs.
y Coordinated marketing efforts as described in the Special Marketing Section on
the Bridge Street Neck neighborhood will bring new buyers, new lenders, new
partners—all of which can have a larger and more timely impact on improving
the neighborhood.
y If a multipronged effort is not directed soon and the market further declines,
then investors may arrive in greater numbers and take over on acquisition of
homes. It is important to work with prospective homeowners before this
could happen.
y As a cautionary note, whatever public programs are used need to be in place
soon while key target parcels for neighborhood revitalization are available.
COMMERCIAL REVITALIZATION
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Commercial Revitalization
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The recommended commercial revitalization strategies are the following:
y Promote the improvement and commercial redevelopment of sites with
location advantages such as visibility, size and proximity to the water.
y Enhance the attractiveness and success of the waterfront area through new
investment and reinvestment in a cluster of restaurants and destination
uses.
y Improve the appearance of existing business properties.
y Attract new small businesses and reinvestment in existing businesses.
y Provide adequate and convenient parking for commercial uses.
y Enhance amenities to attract visitors to the Bridge Street Neck area.
y Enhance commercial identity and wayfinding signage.
y Promote and facilitate neighborhood business stewardship.
y Work with businesses that could benefit from moving from less
compatible to more compatible sites, either within the neighborhood or to
other areas of Salem.
For the Bridge Street commercial district to thrive, it will need to create a more visible
and identifiable character capitalizing on its proximity to the water and downtown
Salem, and tie together the retail and residential uses in a way that will help younger
people see this neighborhood as an attractive residential option.
It makes sense to promote the existing characteristics that now loosely define the
northern and southern sections of Bridge Street:
y The southern end has building stock and density that is well suited to
smaller mixed use buildings with pedestrian friendly retail. This character
could be maintained and improved through better sidewalks and
streetscape, and the collaborative work of the existing business owners in
some type of local business organization.
y The northern end will also be improved by the new park that can host
events drawing visitors to the Bridge Street Neck neighborhood. The
motel site could potentially be more intensively redeveloped, for a larger
and enhanced motel, a significant retailer and office use. The
reintroduction of night time use for entertainment could be considered, if
it can be done with limited impact on the residential neighborhood.
y The middle zone of Bridge Street may be repositioned to knit together the
two ends smoothly, while establishing a clear buffer for the residential and
more automotive, boat and night life oriented retail. This zone is a good
target location for clustered retail that could share parking. It could also be
potentially redeveloped as a location for new moderate density residential
and mixed use development projects (conceptual analyses of development
feasibility are presented in Appendix B).
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Commercial Revitalization
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Commercial Revitalization Strategies
Table 4 provides specific recommendations for commercial revitalization that the City
can apply to working with the existing businesses on an individual basis. The table
includes a complete listing of all the businesses that exist today in the planning area,
including an assessment of physical conditions (based on assessor’s records and
complemented with on-site observations from public vantage points). The table also
provides an assessment of the land use compatibility of the businesses with the
surrounding properties, and with the goals and vision identified for this study.
Figure 3 illustrates the available commercial property categories and Figure 4 illustrates
the overall physical conditions of business properties.
Character and Signage
One opportunity for improvement in the shorter-term is better signage. In addition to
the existing highway signage, a controlled Bridge Street signage program would help to
improve the image of the commercial area while drawing visitors and new customers.
Desires for better signage were expressed by local businesses and residents in meetings
and interviews. Businesses would like to better advertise their location to vehicles
traveling along the Bypass road and visitors to the downtown. They also would like to
provide wayfinding orientation within the neighborhood itself and, if possible have a
location where a listing of Bridge Street businesses could be provided.
There are signs on the Veteran’s Memorial Bridge (Rte. 1A) providing directions to the
Bridge Street businesses for vehicles entering Salem from Beverly. However, there are
no signs providing directions to the Bridge Street Neck for vehicles leaving Downtown
Salem on traveling north on the Bypass Road.
Figure 5 shows proposed signage improvements to increase awareness of the Bridge
Street Neck businesses to regional through traffic, and identify gateways into the
neighborhood. These include proposed directional and informational signs at both ends
of Bridge Street, and a possible location for wayfinding elements at the northern end of
Bridge Street.
Table 4. Commercial Revitalization StrategyAddress Store Name StoryTotal Gross Sq. Ft.Useable Sq. Ft. 85%Physical Condition ZoningCompatibility with Land Use, Vision2 Bridge StreetBlack Lobster1 4,222 3,589 Fair High√√√3‐5 Bridge StreetBridge Street Market1 2,095 1,781 Fair High√√√9 Bridge StreetBill & Bobs1 3,564 3,029 Very Good High√√15 Bridge Street 99 Restaurant1 13,536 11,506 Very Good High√√26‐30 Bridge StreetCosgroves Liquors1 4,261 3,622 Fair Moderate√√29 Bridge StreetYoga studio1 6,351 5,398 Renovation High√31‐31A Bridge StreetDunkin Donuts & Realtor1 4,394 3,735 Good High√33 Bridge StreetClucky Wings/ Dinatas Pizza1 2,662 2,263 Fair Moderate√√34 Bridge StreetSpinale Auto1 1,452 1,234 Fair Low√√35 Bridge StreetPegasus Auto1 10,931 9,291 Fair Low√√√√36 Bridge StreetAuto Body Restorations1.5 1,341 1,140 38 1/2 Bridge StreetTanning 2nd Floor1,527 1,298 Good Moderate√39 Bridge StreetAuto‐ Nestor Financing1 8,155 6,932 Fair Low√√√√Clippership Inn1 11,670 9,920 Fair ModerateClippership Inn (2nd Building)1 11,578 9,841 Poor Moderate41 Bridge StreetVacant1 1,556 1,323 Poor Low√√√√43 Bridge StreetVacant1 6,636 5,641 Vacant Low√44 Bridge StreetTanning 1st Floor1,202 1,022 Fair Moderate√√45 Bridge StreetOnce and Again Antiques1 2,078 1,766 Fair High√√47 Bridge Street Vacant‐ yellow building2 2,834 2,409 Vacant Low√49 1/2 ‐ 49 Bridge Street Office for Bill Johnson Plumbing1 2,721 2,313 Vacant Low√51 Bridge StreetJoe's Hair1 592 503 Fair Moderate√√53 Bridge StreetAqua Hair 1 3,350 2,848 Fair Moderate√√56‐54 Bridge StreetJ&W Marine Boat Sales1 3,154 2,681 Fair Moderate√√√57‐59 Bridge StreetSign Painting, Construction1 1,403 1,193 Fair Moderate√√√63 Bridge StreetSalem Brake & Clutch1 16,978 14,431 Fair Low√√√√64 Bridge StreetMultiple Office2.5 5,085 4,322 Good High√65A Bridge StreetSalem Brake & Clutch1 1,425 1,211 Fair Low√√√√69‐67 Bridge StreetSaws2.5 6,883 5,850 Good Moderate√77 Bridge StreetBoats and Nautical Gifts2 18,806 15,985 Fair Moderate√√81 Bridge StreetCycle Parts2.5 4,825 4,101 Fair Moderate√√85 Bridge StreetPulmonary Services2 4,304 3,658 Fair Moderate√√87 Bridge StreetComputer Repair1,906 1,620 Fair Moderate√√94 Bridge StreetMobile Gas Station1 2,921 2,483 Good Moderate√95‐93 Bridge StreetCountertops 1st Floor1,476 1,255 Vacant Low√√96 Bridge StreetCoffee Time1 2,391 2,032 Good High√√99‐97 Bridge StreetStacia's Restaurant1,164 989 Fair High√√√106 Bridge StreetMagic Muffler1 4,363 3,709 Fair Low√√√107 Bridge StreetSalem Used Furn. & Repair 2,225 1,891 Fair Moderate√√109 Bridge StreetLiquor & Minimart1.5 4,193 3,564 Fair Moderate√√1 East Collins StreetWard II Social Club of Salem1 5,382 4,575 Good High√52 Howard Street Pelletier & Sons2.5 8,732 7,422 Fair Moderate√√1 Pleasant StreetCommercial2 1,970 1,675 Good High√8 Waite StreetAuto Repair Warehouse1 3,320 2,822 Fair Low√TOTAL173,477 147,455 Median 3,252 √Work with building owners to improve facades, storefronts, signageConsider incentives, assistance to move some businesses to a better locationSupport the redevelopment potential of certain parcels through zoning, promotion√40 Bridge StreetWork with business owners to market the area, organize events and outreachProvide assistance, incentives for business expansion, public amenities√√DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Page 21
The Cecil Group GLC Development Resources Peter Smith Associates Tetra Tech Rizzo
DRAFT RepoRT
FIGURE 3
Bridge Street Neck Neighborhood Revitalization Plan
FIGURE 3: CommERCIAL PRoPERTy CATEGoRIES
The Cecil Group GLC Development Resources Peter Smith Associates Tetra Tech Rizzo
DRAFT RepoRT
FIGURE 4
Bridge Street Neck Neighborhood Revitalization Plan
FIGURE 4: CommERCIAL PRoPERTy CoNDITIoNS
The Cecil Group GLC Development Resources Peter Smith Associates Tetra Tech Rizzo
DRAFT RepoRT
FIGURE 5
Bridge Street Neck Neighborhood Revitalization Plan
FIGURE 5: PRoPoSED SIGNAGE ImPRovEmENTS
NEIGHBORHOOD IMPROVEMENTS
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Neighborhood Improvements
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Physical improvements aimed at enhancing the quality of the pedestrian environment
and neighborhood public spaces in the Bridge Street Neck are recommended,
summarized by the following neighborhood improvement strategies:
y Expand streetscape improvements along side streets, once the Bridge Street
improvements are completed.
y Expand and improve open space connections and amenities.
y Extend pedestrian and bicycle access.
y Promote neighborhood stewardship.
y Support new development and renovations at key locations that are apt to
change because of their size, location, potential value and relationship to the
surrounding neighborhood.
The assessment of existing conditions indicates that many sidewalks are old and
narrow, interrupted by utility poles and difficult to travel. The proposed Bridge Street
traffic improvements will serve to regularize sidewalks and introduce streetscape
amenities; however, these improvements will not extend to adjacent residential streets.
Views of the water are available from many areas; however, the neighborhood is largely
bisected from the waterfront by the bypass road and gas storage facilities. The existing
bike path, recently built as part of the Bridge Street Bypass construction, provides a
great opportunity to easily connect along the western edge of the neighborhood by foot
and bicycle; however, more opportunities need to be found to extend pathways and
connections to other locations within the planning area.
The proposed neighborhood improvement strategies recommend the extension of
streetscape improvements to the residential areas, and the creation of additional
pedestrian and bike connections along the waterfront.
Streetscape Improvements
Many of the existing sidewalks are very low in relation to the street areas dedicated to
vehicle travel and parking, and sidewalks are often built of bituminous materials similar
to the street pavement. This makes them difficult to recognize, and cars often park on
them, especially in narrow roads. Utility poles often occupy the space dedicated to
pedestrians and, in some cases, new utility poles are attached to the old ones in effect
duplicating the extent to which poles take over the available sidewalk space.
Wherever possible, new concrete sidewalks with raised curbs should be provided in
residential areas. These should be ADA compliant and enhanced with trees (similar to
the existing sidewalks in March Street).
A strategic, step-by-step improvement program should be developed to target local
improvements and seek additional public funding.
Open Space Connections
The planned construction of a new waterfront park at the northern end of Bridge
Street, on the abutment of the former bridge to Beverly, will provide a new recreational
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Neighborhood Improvements
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amenity for local residents and visitors. The new park will include a landscaped outlook
and seating area, and a fishing pier.
The new waterfront park could become the initial step in a strategy to extend public
waterfront access along Beverly Harbor and Collins Cove. Although it would be
desirable to enjoy public waterfront access along the entire length of the Bridge Street
Neck perimeter, access along the North River is highly constrained by the MBTA rail
line and the Bridge Street Bypass.
The gas and electric facilities located on the northeastern portion of the peninsula
command the best views of Beverly Harbor along a significant extension of shoreline,
and the initiation of conversations between the City and the utility companies is
recommended to investigate the possibility of creating a walking path along the
shoreline. A walking path in this area would serve to connect the proposed new Bridge
Street park to the Ward II Social Club on East Collins Street, and to Collins Cove
Playground and Collins Beach further south.
Additional opportunities for open space connections could become available in the
future through the potential redevelopment of any of the existing large vacant or
underutilized properties.
Pedestrian and Bicycle Connections
New open space connections would also allow for the creation of more pedestrian and
bicycle connections that would help to better interconnect both sides of Bridge Street,
in the spirit of the bike path extension that is being planned to connect the Bypass bike
path to Webb Street using MBTA owned property near Lemon Street.
The northern end of the Bypass bike path will connect to Bridge Street and the planned
new waterfront park as part of the Bridge Street reconstruction project. The southern
end should connect to a specific destination, such as the MBTA rail station, Downtown
Salem, or the section of the bike path that runs along the North River Canal and stops
at the North Street Bridge.
Waterfront Walk and Shared Path
A very important connection for business purposes would be a waterfront walk along
the back of the existing restaurant properties at the end of Bridge Street, which borders
the water. Properly landscaped, and equipped with benches and pedestrian lighting, this
walk could attract visitors and potential customers to the restaurants, contributing to
enhance the image and amenities available at the “restaurant cluster” proposed as part
of the commercial revitalization strategy. Restaurant dining rooms and outdoor dining
terraces could front on the walkway, enjoying the views and contributing to animate the
pedestrian environment.
A waterfront walk at this location could also serve to connect restaurant customers to
shared parking areas that could possibly be located in the vicinity. The walkway could
be designed to allow access to the small beach located right below. Water access could
be enhanced through the construction of a floating pier for transient boats, should the
water depth be sufficient to allow boat access at high-tide.
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Neighborhood Improvements
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Shared access for bicycles could also be allowed parallel to the walkway. Continuous
bicycle access from Bridge Street to Waite Street and Planters Street could be achieved,
if an agreement could be established with the owner of the former plumbing business
or the utility companies to allow for a narrow bike path easement south of Waite.
Neighborhood Stewardship
Continued stewardship of the neighborhood should be established through the
collaboration of a group of active and committed neighborhood representatives. The
implementation of a complex vision, such as the one advanced by this plan, which
combines physical improvements, clean up and maintenance programs, and the
programming of recreational activities, will require active participation of the local
residents working together with the City and the local business community.
The opportunity exists to continue working with the Working Group selected by the
Mayor to steer this planning process, once the official planning process is over. The
Working Group could sow the seeds for a future neighborhood association or, at least,
help communicate the idea of forming a neighborhood stewardship group to the local
residents that may desire to continue participating.
Potential Redevelopment Sites
The assessment of existing conditions identified a few Bridge Street Neck properties
that could be apt for redevelopment should the market conditions be favorable. Some
of these properties are among the largest parcels of land in the neighborhood and are
strategically located along the central and northern portions of Bridge Street. Thus, any
changes that might take place in these parcels would have a definite impact on the land
use and urban design character of the surrounding residential areas.
It is important to consider the potential for redevelopment of these parcels in order to
plan accordingly and define the mechanisms that will bring about mutually beneficial
changes for the businesses, the neighborhood and the City.
The parcels identified as having redevelopment potential are the following:
y The Brake & Clutch site at 63-65 Bridge Street and 9-11 Lathrop Street.
y The Clipper Ship Inn at 40 Bridge Street.
y The Salem Plumbing building site at 43 Bridge Street.
Development feasibility tests were conducted for these parcels as part of this study,
assuming site-appropriate and possible development scenarios. The results of these
analyses are described in detail in Appendix B of this document.
The development feasibility tests indicate the following:
y The Brake & Clutch site could possibly be redeveloped as a multi-family
residential complex of approximately 60 residential units, made up of one- and
two-bedroom apartments in a small building facing Bridge Street plus
townhouses along Lathrop and East Collins Streets. In order for this type of
development to be feasible, it would need to include a certain number of
affordable units. In today’s market, all the units would need to be affordable.
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y The Clipper Ship Inn could become an enhanced hotel by replacing the older,
outdated building with a new two-story building that could hold twice as many
rooms. The total hotel capacity would be expanded from 60 to 90 rooms. The
required revenue increase is likely to be possible when the market improves.
y The Clipper Ship Inn could alternatively become a cluster of retail stores large
enough to become a shopping destination, including approximately 40,000 sf
of retail space and associated parking. An important condition for success
would be signage that could be seen from the Bypass road and the bridge from
Beverly.
y The Salem Plumbing building site is too small to hold a retail or office use, and
infill multi-family residential development could be feasible and a good
alternative to the blighting influence of a vacant building.
y A similar infill multi-family residential development approach could be applied
to other small vacant and foreclosed properties throughout the neighborhood,
which would likely be viable in the current economy as long as it consists of
affordable housing. This initiative could be advanced with the assistance and
participation of the Salem Community Development Corporation (CDC).
The City could work with the community and individual property owners to create site-
specific strategies that would be conducive to the redevelopment of the particular
parcel in a manner that is financially sustainable while, at the same time consistent with
the revitalization vision for the neighborhood.
Once a shared vision and development strategy are established for each parcel, the
corresponding implementation tools and mechanisms can be applied to guide the
redevelopment process. These could include zoning changes that would support the
revitalization vision for each parcel, or innovative zoning mechanisms that could be
tailored to the specific needs of each site and redevelopment concept. These and other
implementation mechanisms are further discussed in the Action Plan section that
follows.
IMPLEMENTATION
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Implementation
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The implementation of the proposed revitalization vision and planning strategies will
require a multipronged effort including substantial efforts, participation and support
from all interested parties.
A detailed action plan is included at the end of this section (Table 5), which lists
available programs, tools and mechanisms that could be applied to the implementation
of the recommended planning strategies. The action plan also lists initial steps, priority
actions, and a proposed timeframe.
Implementation Tools
The following is a list of the key programs and mechanisms that are applicable to the
implementation of the proposed revitalization strategies:
y Assistance programs to homeowners facing risk of foreclosure.
y Business loans, façade and storefront improvement programs.
y Local neighborhood business and resident associations.
y Shared marketing and promotion initiatives.
y Technical and feasibility studies to initiate improvement projects.
y Zoning changes to support multi-family residential and mixed use
development, and neighborhood businesses.
y Zoning mechanisms to allow for the redevelopment of large properties.
y Design guidelines aimed at maintaining the historical character, and
improving the overall design and image quality of the district.
y Relocation tools to assist businesses interested in moving to a more
advantageous location.
Descriptions of these tools and specific recommendations about their application to the
revitalization of the Bridge Street Neck neighborhood are provided below.
Homeowner Assistance Programs
The City of Salem offers access to a series of homeowner and homebuyer assistance
programs through its Department of Planning and Community Development.
Information on these programs is posted on the City’s website, which also provides
links to additional state and federal resources. The list of available programs includes
the following:
y First Time Homebuyer Down Payment Assistance Loan Programs
y Housing Rehabilitation Loan Programs (Owner-Occupied and Landlord
programs)
y Get the Lead Out Program
y Foreclosure Prevention, Predatory Lending and Legal Resources
Additional information on available resources for housing revitalization and
stabilization is provided in Section 4, Appendix A and Appendix C of this document.
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Business Assistance Programs
The City of Salem offers access to a series of small business assistance programs
through its Department of Planning and Community Development. Information on
these programs is posted on the City’s website, which also provides links to additional
state and federal resources. Available programs include the following:
y Small Business Loan Program
y Storefront Improvement Program
Additional business development technical assistance is available through the following
resources:
y The Enterprise Center at Salem State College
y Salem State College Small Business Development Center
y Salem Chamber of Commerce
y MassDevelopment
y Massachusetts Alliance for Economic Development
y North Shore Workforce Investment Board
y Small Business Administration
Neighborhood Associations
It has become apparent through this planning process that the achievement of some of
the recommended strategies will depend to a great extent on the shared effort and
initiative of local residents and businesses.
Main Street programs throughout the nation have contributed to develop an
organizational model that allows local businesses to work together in advancing shared
goals and initiatives. These are always volunteer-driven efforts with the support and
participation of a variety of public and private stakeholders. Successful and attractive
business districts have been created and maintained through the years as a result.
The Bridge Street Neck business community is probably too small to initiate and
maintain a Main Street program comparable to the one that already exists in Downtown
Salem. However, a local business association, or a business committee of a
neighborhood association could join the efforts of several individuals into a more
powerful outreach to accomplish the neighborhood vision (e.g. a business association
could “adopt” certain public spaces in need of beautification and maintenance, or it
could organize a jointly sponsored street festival in the summer to attract visitors and
potential new customers).
In a similar manner, residents could work together through a neighborhood association
to advance and achieve neighborhood improvement goals, such as the recommended
streetscape improvements and desired beautification of residential areas (e.g. neighbors
could get together to plant flower beds along East Collins Street, Collins Cove
Playground and other locations in the neighborhood).
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Shared Marketing and Promotion
Marketing the inherent qualities of the Bridge Street Neck as a residential neighborhood
and local business district, and its potential to become an even better and more livable
neighborhood is one of the plan recommendations that has been repeated often during
the planning process.
The City could market residential opportunities in the Bridge Street Neck and other
parts of the city through its website, possibly with the assistance of MassHousing, as
part of the recommended housing revitalization strategies discussed in Section 4 of this
document.
A neighborhood business association could be proactive in marketing the local
businesses through shared advertising, funding and maintenance of local wayfinding
signage, the organization of festivals or events to attract visitors, and other promotional
activities.
Zoning Mechanisms
Zoning is the regulatory tool that allows municipalities to control and manage land use.
The following zoning recommendations are proposed for the implementation of this
plan.
Changes to Current Zoning
A detailed description of the current zoning in the Bridge Street Neck neighborhood is
provided in Appendix A of this document. A total of nine zoning districts and one
overlay district are located within the planning area, and are shown in Figure A9.
A review of the current zoning as it applies to the Bridge Street Neck is recommended
in order to provide for a more consistent distribution of neighborhood compatible uses
throughout the planning area. In particular, the application and geographical
distribution of business districts should be reviewed, and modified if needed in order to
enhance business compatibility with the neighboring residential areas.
The following changes to the current Zoning Map and district allocation are proposed:
y Change zoning in the areas currently designated as Wholesale and
Automotive (B4) district to Business Neighborhood (B1) district
designation. As the name indicates, the B4 district is intended for
businesses that require large lots and open space storage areas such as
wholesale and automotive service, repairs and trade. The B4 district does
not allow for residential uses.
The proposed revitalization vision for the neighborhood is one of a mixed
use, walkable neighborhood with a stable residential community and
compatible commercial businesses. The assessment of market trends and
conceptual development feasibility studies indicate that infill residential
and moderate-scale multi-family residential development could be an
appropriate and desirable use at these locations. Changing the zoning
designation from B4 to B1 district would allow for a mix of residential and
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neighborhood-scale commercial uses that would be more appropriate and
compatible with the adjacent residential areas.
Although the existing businesses that could be affected by this zoning
change would be able to remain on location as nonconforming uses, the
new zoning designation would allow for the future use of those parcels to
be more compatible with the surrounding neighborhood.
y Expand the current Business Neighborhood (B1) district to include the
properties currently occupied by the Coffee Time bakery and the Mobile
gas station at the intersection of Bridge Street and Pearl Street. These
properties are currently zoned as Residential Two Family (R2), which
renders them as non-conforming uses and consequently hinders their
possibilities to alter, expand or reconstruct their facilities at their current
location.
Figure 6 represents the modified Zoning Map that would result from these proposed
changes should they be reviewed and found appropriate for adoption through a public
rezoning process.
Planned Unit Development
Planned Unit Development (PUD) is a “floating zone” mechanism available under
Section 7-15 of the Salem Zoning Code. This means that it could be applied to any site
as long as it meets a set of criteria described in Section 7-15, independently of the
underlying zoning or basic zone district designated in the map. One of the key criteria
for application is a requirement that the site area be the lesser of 60,000 sf, or five times
the minimum lot size of the zoning district that the property is in.
The purpose of the planned unit development district, according to Section 7-15 is to
allow for various types of land use to be combined in a compatible relationship with
each other as part of a totally planned development. PUDs are intended to ensure
compliance with the master plan and good zoning practices while allowing certain
desirable departures from the strict provisions of zoning classifications (e.g. the PUD
review process could allow for changes to setbacks, residential densities higher than the
ones allowed by the code, shared parking solutions, and other reasonable variations
from the standard provisions as long as it is demonstrated during the process that no
detrimental impact is caused). Zoning approvals are granted by the Planning Board
through a Special Permit.
Special Public Interests and Innovative Zoning Tools
The City may consider establishing and using special zoning tools to accomplish certain
objectives associated with some commercial properties in the Bridge Street Neck
neighborhood. In particular, there are several public interests that may not be met if
traditional zoning is applied.
y Advantageous relocation – In some instances in the neighborhood, existing
commercial uses are located on sites that are not fully compatible with adjacent
and nearby uses.
The Cecil Group GLC Development Resources Peter Smith Associates Tetra Tech Rizzo
DRAFT RepoRT
FIGURE 6
Bridge Street Neck Neighborhood Revitalization Plan
FIGURE 6: PRoPoSED zoNING mAP
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y Business retention – In some cases, relocation of existing businesses could
unlock redevelopment of certain sites, and the resulting shift in use would have
positive benefits in terms of quality of life and property values for nearby
residential properties. However, the City benefits from the employment and
tax base associated with existing businesses. If zoning can provide incentives
for businesses to relocate to other more suitable sites within the neighborhood
or within Salem while the original site is redeveloped, then the public interest
would be well served.
y Productive and compatible interim use of existing properties – In view of the
existing market conditions but with the prospect of higher value
redevelopment as conditions improve, property owners have an interest in
holding onto land and buildings with minimal improvements. In some cases,
the property owners can afford to hold onto the land and buildings with
minimal business income, while they await changes. This tendency results in
unsightly and underutilized buildings that detract from the attractiveness of the
area and depress values for other nearby properties. A mechanism that incents
higher quality interim uses and property improvements would have both direct
and indirect economic and community benefits that are clearly in the public
interest.
There are several methods that might be employed to help meet the purposes of
advantageous relocation, business retention, and productive interim use of properties.
The City should consider special zoning programs such as the following:
Contract Zoning
“Contract zoning” refers to a practice through which a property owner and the City
establish a binding contract that fulfills clear public purposes, and which accompanies a
zoning change that is also advantageous to the owner of the site and the City. This
mechanism can allow the City to advance very specific priorities and opportunities. It is
essential to note that, once granted, the zoning becomes established as the governing
regulatory standard, even if the owner does not fulfill the obligations in the contract.
For this reason, the contract must be carefully drafted, so that the contract enforcement
methods are contained within it and are separate from the zoning itself.
Contract zoning might be applied as part of the Bridge Neck Neighborhood
improvement initiative in several ways. One scenario could involve the establishment of
a contract in association with the conditions required from the proponent for the
approval of a PUD Special Permit. Another scenario might be as follows:
y Step One: Establish a special Commercial Property Improvement category
as a “floating zone” – This zone designation would be eligible for
properties that meet certain standards, such as location within the Bridge
Street Neck neighborhood, proximity to residential properties. The floating
zone would specify the public interests in providing for relocation and
redevelopment of eligible properties. The zoning provisions would provide
for the ability to redevelop the property for other desirable uses such as
housing, mixed-use commercial, or other commercial uses deemed more
productive and compatible with the neighborhood.
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y Step Two: Negotiations – The City would negotiate an agreement with the
owner that would accompany a change in zoning designation for the
property to the new “Commercial Property Improvement”. This
agreement could provide terms and conditions in the public interest, such
as relocation of the business to another site within the neighborhood or
the City, provision for productive interim use, provision of interim
property and site improvements, or the like. Performance requirements
such as bonding to allow the City to undertake interim site improvements
if the owner does not perform as expected would be built into the
agreement.
y Step Three: Simultaneous Approvals, Zone Change and Contract – Once
the negotiations are complete, the City would need to simultaneously
approve the zoning change and the negotiated contract with the property
owner.
Special Bonus Provisions
Similar purposes might also be achieved through special bonus provisions that address
the public interests in productive relocation and interim uses. It may be possible to
create an overlay zoning district for this area of the City that would provide enhanced
benefits (such as increased density) if the property owner provides for business
relocation within the City, for example, or provides for interim property improvements
as a condition of approval of a bonus. This approach would need to carefully calibrate
the scale and type of density or use bonus to ensure that the outcome would also be
appropriate for the neighborhood and clearly in the public interest.
MGL Chapter 43D
Consideration was made about the applicability of Chapter 43D to the Bridge Street
Neck neighborhood. Massachusetts General Laws, Chapter 43 (c.43D) is a state law
and grant program that allows communities in Massachusetts to designate priority
development sites and establish rules and regulations to streamline the permitting
process. After a review of the criteria that apply to the designation of a 43D District, it
was concluded that the Bridge Street Neck neighborhood and the recommended
revitalization strategies do not match the criteria necessary to participate in this
program.
Design Guidelines
Design guidelines, as their name indicates, are intended to guide the design expression
and quality of physical improvements (such as buildings and landscaping) toward the
achievement of certain aesthetic goals specific to a particular location. These goals may
include the protection of an existing design character.
Commercial Design Guidelines
The City of Salem has prepared and enacted Commercial Design Guidelines to
encourage the highest quality design in its commercial areas. These guidelines apply to
the Bridge Street commercial area through an Entrance Corridor Overlay District,
which extends through the entire length of Bridge Street. The guidelines are focused on
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signage, parking lots, fences and new nonresidential construction over 2,000 sf. These
guidelines are used by the Department of Planning and Community Development
(DPCD), the Building Department, and the Planning Board during the project review
and approval process.
An overview of the guidelines indicates a strong focus on traditional urban design
qualities and architectural features characteristic of a historic center such as Downtown
Salem. A similar focus is used in regard to the use of materials, signage and lighting.
While this approach has proven to be very appropriate and successful in the downtown,
it raises questions regarding its applicability to Bridge Street and, in particular to the
envisioned restaurant “cluster” north of Pierce Avenue. This area is zoned as a Business
Highway (B2) district, and includes businesses located on the waterfront. Some of the
guidelines, such as the placement of buildings close to the street and the traditional
design character of downtown storefronts may need to be qualified when they are
applied to these buildings (e.g. the restaurants located along the waterfront would
benefit from expanding toward the water and the harbor views, not toward the street).
Also, some of the guideline provisions concerning high quality materials and finishes
could result in costs higher than what might be reasonably affordable to some of the
smaller property owners, even with the assistance of the City of Salem Storefront
Improvement Program, which offers matching funding grants up to $5,000 to eligible
projects for storefront and signage improvements.
A review of the applicability of the Commercial Design Guidelines to Bridge Street
business is recommended, working together with the existing businesses in order to
determine which guidelines are appropriate to the local business character and which
may need to be reconsidered. The following suggestions could inform the courses of
action to be chosen by the City, depending on the results of the review:
y Waiving some of the guideline requirements for the Bridge Street
neighborhood businesses (to ease cost of improvements).
y Writing alternative design guidelines that would specifically address the
particular location and design character of the waterfront parcels.
Neighborhood Preservation District
The Bridge Street Neck neighborhood has enough historic character and resources to
possibly enable the creation of a Local Historic District (LHD). This would provide a
basis for a historically based neighborhood design expression, which could in turn
contribute to define and enhance the neighborhood’s historic identity. However, the
tight regulatory controls empowered to Local Historic Districts have made this an
unpopular idea with many neighborhood residents. In search of an alternative, the City
has been studying innovative tools for neighborhood character preservation, such as
the Neighborhood Preservation District (NPD).
The establishment of a NPD in the Bridge Street Neck was considered a few years ago,
but it didn’t become implemented at the time. Perhaps this is a good time to revisit the
initial NPD study and reconsider its application to the Bridge Street Neck, in order to
create guidelines for the protection of the neighborhood’s historic character. A NPD
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would allow a good amount of flexibility and choice for local residents in the selection
of the specific design features that should be protected.
The possibility of using the NPD as a vehicle for the creation of neighborhood-specific
design guidelines for commercial properties (as a complement or a substitute to the
existing Commercial Design Guidelines) could also be explored during the preparation
of the guidelines.
Action Plan
Table 5 in the next page lists the available programs, tools and mechanisms that could
be applied to the implementation of this plan, and a proposed timeframe for
completion.
Table 5. Action Plan DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Implementation The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page 34 Concept/Strategy Recommendations Implementation Implementing Parties (Bold Indicates Lead Organization) Existing Programs/ Potentially Available Resources Timeframe/ Phasing HOUSING REVITALIZATION Stabilize the local housing market through a coordinated property owner assistance and marketing effort • Assist homeowners at risk of foreclosure • Assist new owners in rehabilitating foreclosed properties • Orchestrate a multipronged effort to assist homeowners at risk of foreclosure and attract new resident owners • Focus information and enhance outreach within the community to identify opportunities such as homeowner assistance programs (e.g. North Shore Community Action Program, MassHousing purchase and rehabilitation loans for eligible families) • Provide access and education regarding City and state sponsored homeownership and home rehabilitation programs • Salem Department of Planning and Community Development (DPCD) • Salem Problem Property Teams • Local lenders • North Shore American Dream Down Payment Initiative • The Massachusetts Housing Partnership (MHP) MassHousing programs • Neighborhood Stabilization Program • Historic Preservation Tax Credits Immediate Action Support a healthy real estate market that has a diverse mix of housing prices, housing types and low vacancies • Attract new residents to available housing • Market the neighborhood as an opportunity for first-time buyers • Coordinate marketing efforts to bring new buyers, lenders and partners • DPCD • MHP • Local realtors • “Buy Worcester NOW” (example) • Special lending programs (MassHousing) Short Term (1 to 2 years)
Table 5. Action Plan (Continued) DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Implementation The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page 35 Concept/Strategy Recommendations Implementation Implementing Parties (Bold Indicates Lead Organization) Existing Programs/ Potentially Available Resources Timeframe/ Phasing HOUSING REVITALIZATION Support the development of neighborhood-scale new housing • Support the development of low-rise multi-family/infill housing • Allow the conversion from commercial to residential use in appropriate locations • Undertake zoning and regulatory changes to allow mixed use and residential development along Bridge Street (e.g. change zoning from B4 to B1 district) • Consider special zoning strategies to promote appropriate and economically beneficial redevelopment (e.g. contract zoning) • DPCD • Property owners Short Term (1 to 2 years)Reduce unsightly housing conditions that impact the overall appearance of the neighborhood • Improve deteriorated properties • Work with property owners to seek grants, financial assistance when possible • Set up programs to help renovate foreclosed property • Help at-risk residents to seek loan modifications • Undertake additional, focused code enforcement • City of Salem: y Mayor’s Office y DPCD y Building Department • Neighborhood Stabilization Program • Massachusetts Foreclosed Properties Program (not approved yet) • Making Home Affordable Program Immediate Action
Table 5. Action Plan (Continued) DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Implementation The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page 36 Concept/Strategy Recommendations Implementation Implementing Parties (Bold Indicates Lead Organization) Existing Programs/ Potentially Available Resources Timeframe/ Phasing COMMERCIAL REVITALIZATION Promote the improvement and commercial redevelopment of sites with location advantages such as visibility, size and proximity to the water • Support enhanced business and restaurant clusters along the waterfront • Promote additional hospitality uses (hotel/motel/bed & breakfast) • Enhance waterfront access and amenities • Work with business owners to identify potential for improvements and need for technical/financial assistance • Promote shared strategy for marketing, waterfront amenities • Work with business/property owners to provide public access along the water • Create partnership for funding and building 1st phase of walkway along waterfront (from planned park at the end of Bridge Street to the 99 restaurant) • DPCD and Salem Chamber of Commerce • Business owners• Business Loan Program • Storefront Improvement Program Mid-Term (3 to 5 years) Enhance the attractiveness and success of the waterfront area through new investment in a cluster of restaurants and destination uses • Create a focused redevelopment strategy suited to this tightly constrained area • Coordinate public access and use of the new park and waterfront edge • Create special zoning or other regulatory tools and processes to encourage redevelopment • Work with property owners to promote reinvestment • Work with property owners to create and implement a shared parking strategy • DPCD • Business/ property owners • National Grid • Business Loan Program • Storefront Improvement Program Mid-Term (3 to 5 years)
Table 5. Action Plan (Continued) DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Implementation The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page 37 Concept/Strategy Recommendations Implementation Implementing Parties (Bold Indicates Lead Organization) Existing Programs/ Potentially Available Resources Timeframe/ Phasing COMMERCIAL REVITALIZATION Improve the appearance of existing businesses properties • Undertake façade improvement • Improve signage • Improve landscaping of parking lots • Review current design guidelines for commercial properties, and determine appropriateness with local business/property owners • Consider updating the design guidelines to incorporate guidance on the use of innovative materials and technologies (e.g. LED signs) • Reach out and work with interested property owners to achieve individual business results • Undertake additional code enforcement activities • Undertake outreach to educate business owners about existing programs • DPCD • Business/ property owners • Local lenders • Business Loan Program • Storefront Improvement Program Short Term (1 to 2 years)
Table 5. Action Plan (Continued) DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Implementation The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page 38 Concept/Strategy Recommendations Implementation Implementing Parties (Bold Indicates Lead Organization) Existing Programs/ Potentially Available Resources Timeframe/ Phasing COMMERCIAL REVITALIZATION Attract new small businesses and reinvestment in existing business properties • Promote new infill businesses and reinvestment for neighborhood-compatible businesses • Create a promotional program for leasing and reinvestment by organizing collaborations among property owners and the commercial brokerage community • Work with local property owners and technical assistance/business development programs to attract new businesses • Assess the conformability of existing business properties and adjust zoning if needed to support viable businesses • Salem Chamber of Commerce • DPCD • Business/ property owners • Local lenders • Business Loan Program • Salem State College Small Business Development Center (SBDC) • Salem State College Enterprise Center • North Shore Workforce Investment Board • U.S. Small Business Administration programs Short Term (1 to 2 years)
Table 5. Action Plan (Continued) DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Implementation The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page 39 Concept/Strategy Recommendations Implementation Implementing Parties (Bold Indicates Lead Organization) Existing Programs/ Potentially Available Resources Timeframe/ Phasing COMMERCIAL REVITALIZATION Provide adequate and convenient parking for commercial uses • Protect and enhance the parking supply on- and off-street • Support the creation of shared and convenient parking • Manage on street parking along Bridge Street to ensure availability of convenient parking for business customers • Initiate conversations with business owners and utility companies to identify opportunities for new parking locations • If agreement is reached, establish partnership to initiate technical parking studies and a shared parking strategy • Support shared parking solutions through zoning • DPCD • Salem Parking Department • Business/ property owners Mid-Term (3 to 5 years) Enhance amenities to attract visitors to the Bridge Street Neck area • Enhance waterfront access and activities, including provisions for transient boat access • Promote the organization of summer festivals, program activities at the new park • Undertake feasibility study for public amenities and recreational programming • Undertake feasibility study for boat access • Seek additional public funding of waterfront access and amenities • Work with neighborhood businesses and residents to organize program of activities • DPCD • Salem Chamber of Commerce • Business/ property owners • Local residents Short Term (1 to 2 years)
Table 5. Action Plan (Continued) DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Implementation The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page 40 Concept/Strategy Recommendations Implementation Implementing Parties (Bold Indicates Lead Organization) Existing Programs/ Potentially Available Resources Timeframe/ Phasing COMMERCIAL REVITALIZATION Enhance commercial identity and wayfinding • Complement the existing directional signage along the Bypass road (Route 1A) • Provide wayfinding and informational signage • Complement the existing directional signage along the bypass road (Route 1A) with signs directing to the Bridge Street businesses for vehicles leaving Salem • Create wayfinding and informational signage promoting the Bridge Street Neck businesses within the neighborhood and Downtown Salem • Provide identification signage at each end of Bridge Street for vehicles and pedestrians • DPCD • Salem Chamber of Commerce • Massachusetts Highway Department (Mass Highway) • Business/ property owners Short Term (1 to 2 years)Promote and facilitate neighborhood business stewardship • Promote the creation of a neighborhood business association or working group that incorporates local businesses and property owners • Continue working with local residents and business owners building upon the Working Group interaction generated during this planning process • Salem Chamber of Commerce • Business/ property owners • Ward II Social Club Immediate Action
Table 5. Action Plan (Continued) DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Implementation The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page 41 Concept/Strategy Recommendations Implementation Implementing Parties (Bold Indicates Lead Organization) Existing Programs/ Potentially Available Resources Timeframe/ Phasing COMMERCIAL REVITALIZATION Work with businesses that could benefit from moving from less compatible to more compatible sites • Promote and enable business relocation and site reorganization • Meet with property owners/businesses to consider opportunities and options • Investigate mechanisms for technical/financial assistance and zoning incentives • Investigate potential sites for business relocation within Salem • Undertake zoning and regulatory changes to promote feasible redevelopment when market conditions allow • DPCD • Business/ property owners Short Term (1 to 2 years)
Table 5. Action Plan (Continued) DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Implementation The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page 42 Concept/Strategy Recommendations Implementation Implementing Parties (Bold Indicates Lead Organization) Existing Programs/ Potentially Available Resources Timeframe/ Phasing NEIGHBORHOOD IMPROVEMENTS Expand streetscape improvements along side streets, once the Bridge Street improvements are completed • Provide for sidewalk improvements and landscaping where possible • Connect improved sidewalks to waterfront, shared path and open space network • Seek and secure additional public funding and target local improvements in a strategic, step-by-step improvement program • Improve sidewalk conditions throughout the neighborhood • Study and implement traffic calming elements at selected locations along Bridge Street • Study the possibility and long term cost of undergrounding utilities • DPCD • Salem Department of Public Works (DPW) • Chapter 90 funding Mid-Term (3 to 5 years) Expand and improve open space connections and amenities • Expand and improve open space along the water • Promote the creation of open space connections through new development • Consider the provision of bonus incentives through zoning in exchange for the creation of open space and public amenities • Seek and secure additional public funding • DPCD • DPW • Chapter 90 funding Mid-Term (3 to 5 years)
Table 5. Action Plan (Continued) DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Implementation The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page 43 Concept/Strategy Recommendations Implementation Implementing Parties (Bold Indicates Lead Organization) Existing Programs/ Potentially Available Resources Timeframe/ Phasing NEIGHBORHOOD IMPROVEMENTS Extend pedestrian and bicycle access • Extend pedestrian and bicycle access along the waterfront • Extend pedestrian and bicycle access through potential new development • Seek opportunities to generate a network of interconnected bike paths/shared paths, building upon the planned extension of the bike path along Route 1A • Initiate feasibility studies to provide for public use and access where there are opportunities associated with zoning, Chapter 91 regulations or other methods • Study feasibility to extend the existing bicycle path from Webb Street north to Collins Cove Park, and to the planned park and open space at the end of Bridge Street • Improve signage and markings for the dedicated pedestrian and bicycle paths • Seek and secure additional public funding • DPCD • DPW • Bike Path Committee • Chapter 90 funding Mid-Term (3 to 5 years) Promote neighborhood stewardship • Establish a stewardship and leadership group through the participation of area residents, and create programs and activities at a neighborhood scale • Build upon Working Group interaction generated during this planning process by convening a meeting of interested parties, and identifying leadership to move the stewardship effort forward • Salem Bridge Street Neck Working Group • Local residents and business/ property owners Immediate Action
Table 5. Action Plan (Continued) DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Implementation The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page 44 Concept/Strategy Recommendations Implementation Implementing Parties (Bold Indicates Lead Organization) Existing Programs/ Potentially Available Resources Timeframe/ Phasing POTENTIAL REDEVELOPMENT SITES Support new development and renovations at key locations which could change because of their size, location, potential value and relationship to the surrounding neighborhood • Waterfront restaurant cluster • Brake & Clutch site • Clipper Ship Inn • Former plumbing facilities • Work with business/property owners to achieve shared goals and mutual benefits • DPCD • Business/ property owners Market Driven
APPENDIX A
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Appendix A
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Assessment of Existing Conditions
The sections contained in this Appendix describe the existing economic and
physical conditions in the Bridge Street Neck neighborhood, and advance an
assessment of opportunities and constraints, strengths and weaknesses.
The Bridge Street Neck neighborhood is a long-established community located on
a narrow neck of land that projects north of downtown Salem into Beverly Harbor.
Historically, this is one of the oldest settlements in the area, growing as an
extension of the old Salem downtown and along the main road that connects to
Beverly. Bridge Street as its name indicates leads to the site of the old bridge that
used to connect across the harbor, and constitutes the neighborhood main
vehicular and commercial spine.
The makeup of the neighborhood includes a large residential component, mainly
consisting of single- and two-family homes. There are approximately 1,200
households in the Bridge Street Neck neighborhood, densely grouped in a village
type of setting. Residential streets branch out of Bridge Street towards the water,
allowing for water views in many places. Other amenities that enhance the
neighborhood character include recreational open space along the water, a new
bike path built in conjunction with the Bypass road, walking access to downtown
Salem and Collins Cove, and proximity to the Salem commuter rail station. As the
assessment of housing conditions and trends describes in more detail in the
sections that follow, the neighborhood has been able to maintain a close-knit group
of long-time residents while at the same time attracting young families and young
professionals during the last few years.
Planning Area Boundaries
The planning area for this study comprises the entire Bridge Street Neck north of
Webb Street. South of Webb Street, all the properties located west of Bridge Street
to the water are included as well as properties with frontage on both sides of Bridge
Street (shown in Figure A1). The planning area boundaries are represented by the
North River, Beverly Harbor and Collins Cove to the east, north, and west
respectively; and the rear property line of properties along Bridge Street to the
Washington Street intersection, to the south.
The existing commercial properties along Bridge Street represent a special area of
focus for the economic analysis and revitalization plan. Figure A1 also represents
the location and boundaries of the Focus Area with a separate outline.
Market Analysis
This area sits within two census tracts, but for this study data was used which
allows customized districts to be drawn including only the planning area. Where the
areas overlap for past data, the estimates use pro-rata shares; for projections, the
trends from the preceding years are used as a barometer for future years.
The Cecil Group GLC Development Resources Peter Smith Associates Tetra Tech Rizzo
DRAFT RepoRT
FIGURE A1
Bridge Street Neck Neighborhood Revitalization Plan
FIGURE A1: BASE mAP
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Population
Historically population and household trends have driven residential and
commercial development. Salem’s population grew at a very strong rate between
1990 and 2000, an approximate growth of 7%. This growth slowed between 2000
and 2008 and is projected to slow even more between 2008 and 2013.
The Bridge Street Neck neighborhood grew very little in population between 1990
and 2000, less than 1%. However, the Bridge Street Neck population grew to an
estimated number of 2,500 in 2008, on pace with rest of Salem in the 2000-2008
period at 4%. The projection of growth is very strong through 2013. The
expectation for strong population growth for this period is based on the Salem
Station development and the growth potential at the jail site.
The population trends show that people are slightly younger in the Bridge Street
Neck neighborhood with a larger contingent of 25-34 and 34-44 year olds than the
remainder of Salem. The neighborhood also has approximately 10% more 1 and 2
person households than the balance of the City. Educational attainment tilted more
toward college diploma and higher attainment than the rest of Salem.
Median Household Income
Salem’s median household income was approximately $44,000 in 2000, $58,000 in
2008, and is projected to be $72,863 in 2013. The City’s median income is growing
at a rate of 4% which represents solid income growth, in relation to the consumer
price index which is approximately 2%. However, it also represents approximately
10% less than county and state median income.
In the Bridge Street Neck neighborhood, median household income grew at a
slightly higher percentage between 1990 and 2000. It is expected to be
approximately the same or a little higher than the rest of Salem going forward.
However, the mix of incomes is very close to the rest of Salem. This demographic
information can be reviewed in greater detail in Table A1located at the end of this
section.
Housing Conditions
The City of Salem has approximately 19,000 total residences. Of those, 6% or 1,200
units are located in the Bridge Street Neck neighborhood. The homes in the
Bridge Street Neck neighborhood are mainly characterized by smaller single family
and two family detached homes.
The housing in the Bridge Street Neck neighborhood is older than the housing in
the City at large with 55% of the units built before pre-1940, compared with 40%
for the rest of the City. The new Salem Station development was built in 2002 and
is the largest newest development. There is a slightly higher rate of vacancy among
units in the Bridge Street Neck neighborhood at approximately 7% versus the City
average of 4%. There also is a slightly higher percent of owner occupied housing
than the City; the neighborhood’s owner occupied/rental housing ratio is 53/48
while the City’s ratio is 54/46.
Rental Market
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A profile of the market rents in Salem was reviewed for analysis. For three
prominent rental properties in the market, rents are approximately $1,000-$1,400
for a 1 bedroom and $1,600 for a 2 bedroom unit. These properties are in high
demand and have an average vacancy rate of less than 5%.
As these comparables command the highest rents in the area and are in new or
significantly rehabilitated “luxury” rental housing, they represent a premium over
the market for rentals in the two and three family homes that exist in the Bridge
Street Neck neighborhood. Even with that premium, the market is not strong
enough to support new rental development. Anecdotal evidence gathered through
interviews with individuals in the planning area suggest that one and two bedroom
units in multi-family residences in the Bridge Street Neck neighborhood are
currently renting in the $800-$900 per month range.
For-Sale Market
Housing values in Salem are clustered between $250,000 and $400,000. Prices made
the leap to $228,000 in 2002 and have not diminished significantly since. The
upward City wide trend for single-families and condos peaked in 2005 at $358,000
and $275,000 respectively. This was up from $213,000 and $170,000 for single
families and condominiums respectively in 2000. These prices have fallen to
$262,000 and $251,000 for condos again in Jan-Mar 2009.
For Bridge Street Neck neighborhood, median prices for a single-family home in
2009 have been $261,000 and $231,000 for a condominium. City wide, the largest
percentage of owner occupied homes is in the $300,000 to $399,000 range. In the
Bridge Street Neck neighborhood, owner occupied homes are predominantly in the
$200,000 range. The Bridge Street Neck has a slightly larger percentage of owner
occupied homes in the $200,000 to $250,000 range: 32% versus 15% in the rest of
the City.
Market Observations
The rental and condominium market in Salem has been growing over the strong
growth period of the early 2000s. During this time, Salem began to be perceived
even more than before as a an extension of the Boston residential market and an
attractive location to young families, professionals and empty nesters, as witnessed
by the strength of growth in higher end apartments and condominium sales. On
the for sale side, the price points for entry level housing are very competitive in the
$250,000 to $300,000 range when compared to Boston.
The Bridge Street Neck neighborhood stands out in this discussion because within
a well priced city it represents a lower price option. It also has a relatively good
location within the city, with the rental stock close to the MBTA commuter rail
station, the neighborhood is well positioned to pick up new residents who like
Salem but would like a well priced home instead of a rental unit.
Priority Needs and Opportunities
The residential areas of the Bridge Street Neck are like the residential areas in South
Boston, East Boston, Charlestown, Somerville or Quincy in that they generally
have a historical relationship with both the water and industrial and commercial
uses. While these uses grew up naturally together, in the modern City they often
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times develop a contentious relationship with contrary objectives. Industry located
in residential neighborhoods experiences widely variable levels of success. In some
locations the industry and commercial uses thrive, while in others they are
underutilized or vacant. In these instances the commercial uses can be perceived –
rightly or wrongly – as having detrimental relationship to the residential
community.
Housing Condition Analysis
This section focuses on recent and ongoing foreclosure trends within the Bridge
Street Neck neighborhood and the programs and resources that may be available to
control and mitigate the foreclosure impacts in the neighborhood.
Foreclosure Assessment
From January 1, 2007 to March 15, 2009 in the Bridge Street Neck neighborhood
there were 20 properties in various stages of foreclosure, as reported by the Warren
Group. Of these foreclosures, 15 were initial petitions to foreclose and 4 were
foreclosure auctions. For this same time period, there were 182 reported
foreclosures for the entire City of Salem. A description of the foreclosure
properties in the Bridge Street Neck Neighborhood is included in Table A2. The
foreclosed properties are almost all owner occupied.
Table A2. Foreclosures in Bridge Street Neck Neighborhood
The 20 Bridge Street Neck neighborhood foreclosures represent just over 10% of
the 183 foreclosures in Salem from January 2007 to March 15, 2009. According to
statistics compiled by Salem’s Planning Department, as of January 15, 2008 the
Salem Bridge Street Neck neighborhood is not defined as a low and moderate
income area. Also, this area has a HUD Foreclosure and Abandonment Risk Score
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of 5 (out of 10) with only 1 area, North Salem having a higher score of 6 on this
same scale.
To put this data in a wider context, the Department of Housing and Community
Development (DHCD), ranked Salem 27th out of all Massachusetts communities
for the number of foreclosures in 2008. Salem’s foreclosures represent .071% of all
foreclosures in the Commonwealth. In contrast, foreclosures in Boston,
Springfield, Worcester and Lowell make up nearly 30% of all foreclosures in the
Commonwealth.
Table A3. Foreclosures in the Bridge Street Neck neighborhood across property type
Total
Foreclosures
Single
Family
Condo
minium
Two
Family
Three
Family
Four
Family
and
above
Mixed
Use
Other
20 8 2 6 2 1 1
Foreclosures are distributed across all property types. This distribution is similar to
the relative distribution of different property types in the area.
The Bridge Street Neck neighborhood has a lower condominium foreclosure rate
than the rest of Salem.
Trend of Foreclosures
The rate of foreclosures has been increasing across the Commonwealth and Salem
is no exception. The 20 foreclosures in the Bridge Street Neck neighborhood have
occurred in the following years.
Table A4. Rate of Foreclosures
2007 2008 2009 (Jan - March 15)
3 12 5
Causes of Foreclosures
A number of factors are cited for causing foreclosures:
y Borrowers assumed adjustable rate mortgages with interest rates that
increased to unaffordable levels.
y With the recession, many have lost jobs and can no longer afford monthly
mortgage costs.
y Lax underwriting with subprime loans let borrowers buy homes they never
could afford.
It is interesting to note that not one local bank has been involved with a
foreclosure in the Bridge Street Neck neighborhood. All loans that are now in
foreclosure were provided by mortgage brokers and out of town lenders.
One important common observation can be made regarding the foreclosures
analyzed in the Bridge Street Neck neighborhood. Many of the foreclosed
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properties were acquired between 2005 and 2007. 2005 was the peak time for real
estate values in Salem and many other communities. Buyers who bought recently
have seen their homes decline in value markedly as noted in the following sales
statistics.
Table A5. Median Sales Calendar Year for All Salem
Year Month(s) 1-Family Condo All Sales
2009 Jan – Mar 262,55
0
251,250 253,750
2008 Jan – Dec 295,00
0
240,000 269,500
2007 Jan – Dec 315,50
0
250,000 294,500
2006 Jan – Dec 325,00
0
269,900 318,250
2005 Jan – Dec 358,45
0
275,000 320,000
2004 Jan – Dec 325,00
0
265,000 305,000
Source: Warren Group
From a peak in 2005 of $320,000 the prices of all sales have dropped to $253,750
as of March 2009. This is a drop of 20.7%. During this same period condominium
values have held up better, only declining 8.6% while single family home values
declined 26.8%.
In contrast those who have owned their homes since the year 2000 are still ahead in
terms of home appreciation.
Programs to Help Individuals Dealing with Foreclosure
Local Programs
Salem has been proactive in dealing with foreclosures. The Mayor has appointed a
property team that makes sure homes are boarded up, neighbors are notified and
other actions are taken to provide some stability. The City provides counseling
services through North Shore Community Action Program and other
organizations. Salem has a very good website listing numerous sources for
foreclosure prevention and legal resources.
It is critically important that Salem and other communities try to prevent
foreclosures. The personal hardship for homeowners in foreclosure is extremely
high. The destabilizing impacts on communities are high as well—leading to lower
property values, vandalism, reduced property taxes and, in many communities,
nicks at community confidence.
Unfortunately, dealing with foreclosures has been an intractable problem.
Foreclosure prevention workshops sponsored by the Commonwealth are becoming
more popular. These workshops may give homeowners the opportunity to meet
one-on-one with their lenders as they try to avoid losing their homes. Lenders are
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seemingly more engaged now and willing to make loan modifications and other
arrangements to help homeowners facing foreclosure.
Lenders and homeowners are now engaging in short sales, whereby lenders agree
to a sale that may not be sufficient to repay the outstanding debt. Short sales are
happening in the Bridge Street Neck neighborhood and are helping to sell
foreclosure threatened properties.
Federal Efforts: Housing Stimulus Package
The Federal government has a new Making Home Affordable Program which
includes two programs, as described below, offering attractive financial incentives
for homeowners who may face foreclosure.
y Refinancing: Many homeowners pay their mortgages on time but are not
able to refinance to take advantage of today’s lower mortgage rates,
perhaps due to a decrease in the value of their home. Under the new
Housing Stimulus Plan, the Refinance Program will help borrowers whose
loans are held by Fannie Mae or Freddie Mac refinance into a more
affordable mortgage.
y Modification: Many homeowners are struggling to make their monthly
mortgage payments either because their interest rate has increased or they
have less income. To encourage homeowners who work hard to keep their
homes, the plan provides them with a financial incentive to make timely
payments on their modified loans. Borrowers who pay on time for five
years will have up to $5,000 applied to reduce their principal debt on their
first mortgage. There is no fee to modify a loan.
State Efforts to Assist Homeowners facing Foreclosure
MassHousing, the State’s largest affordable housing lender, offers several
refinancing options for homeowners that face foreclosure and meet certain
underwriting requirements.
y Home Saver Foreclosure Prevention Program: Home Saver is a counseling
and loan program that helps borrowers who are unable to repay their
mortgage. It is a proactive step that home owners take before their
mortgage becomes unaffordable, and before foreclosure becomes a real
possibility.
y MyCommunity Refinance Loans: The MyCommunity Loan program
allows homeowners with adjustable-rate mortgages to take a proactive step
toward stability before their loan becomes a burden.
Program Help for the Bridge Street Neck neighborhood
The programs described above may help individuals dealing with foreclosure. At
the same time, programs are needed for the neighborhood to deal with the impacts
of foreclosed properties and to give the neighborhood a boost.
The Salem Planning and Community Department offers a number of programs
that can assist residents dealing with foreclosure and also help the neighborhood
with renovation programs, first time homebuyer assistance and other forms of
support.
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Table A6. Summary of Salem Housing Funding Proposed 2010
One of the more positive programs Salem offers is the North Shore American
Dream Down Payment Initiative. First time homebuyers (with incomes less than
80% area median income) can receive $10,000 in down payment assistance as a
loan which is forgiven in 10 years and the City of Salem provides matching funds
up to $7,500.
Federal /State Efforts to Support Neighborhoods with High Numbers of Foreclosures
y Neighborhood Stabilization Program (NSP): Foreclosed and abandoned
properties in the Bridge Street Neck are eligible for Neighborhood
Stabilization Program Funds. The Federal government is providing $54
million to the Commonwealth of Massachusetts for programs to assist
areas that have been impacted by foreclosure. These programs provide
little relief to homeowners facing foreclosure. Funds are targeted for new
owners, often owner occupants to assist them in purchasing and
renovating foreclosed properties.
Of the 39 eligible Massachusetts communities, Salem ranks 27th and the
Bridge Street Neck neighborhood (census tract 204500) is one of the 10
eligible census tracts in Salem. $54 million has been allocated to the
Department of Housing and Community Development with $8.6 million
going directly to Boston, Brockton, Springfield and Worcester. The
balance of $43.5 million is going to the remaining 35 communities but
only the top 17 communities (not Salem) will be eligible for acquisition
and rehabilitation assistance of $15.4 million.
Although Salem may not initially be eligible for rehabilitation funds, if
Salem lines up buildings for renovation there is a chance that
rehabilitation funds could be obtained on a “ready to proceed” basis. The
NSP funds must be spent in 18 months and many communities will have
a difficult time meeting that time frame. HUD and DHCD may allocate
funds to communities that are ready to proceed.
y Soft Second Enhanced Program for Foreclosed Properties in Hard-hit
Areas: This program, offered by the Mass Housing Partnership, is designed
for homebuyers buying foreclosed properties. In the federal designated
NSP 39 communities, the first time homebuyer requirement is waived and
the income limits are set under 120% of area median income (versus 80%).
The enhanced soft second program offers attractive interest rates—now as
low as 3.5%. The enhanced soft second program can possibly be
Housing Rehabilitation Loan Program (CDBG) $91,000
- Remaining funds from FY09 $235,000
First Time Homebuyer Loan Program $50,000
Rental Assistance Program $99,000
Community Support Services (CDBG) -For homeless prevention,
homebuyer training
$48,750
Approximate Grand Total $525,000
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combined with rehabilitation grants from other sources such as Salem's
homeowner rehabilitation program.
y Purchase/Rehabilitation Loans for Income Eligible Families:
MassHousing, the State’s Housing Finance Agency (HFA), is making
rehabilitation grants available to income-eligible households (up to 120%
of area median income) and first time homebuyers for the purchase and
rehabilitation of foreclosed properties. This would be a very good program
to target the 20 foreclosed properties in the Bridge Street Neck
neighborhood. These loans include funds for renovation and have lower
interest rates. City rehab program funds could possibly be coupled with
these loans.
All the above NSP funds should be targeted to the identified foreclosed properties
listed in Table A2. There are undoubtedly other properties that may qualify as well,
having been foreclosed upon more recently than the date of these records, March
2009, or prior to January 1, 2007.
CHAPA's Foreclosed Properties Clearinghouse Program
Citizens’ Housing and Planning Association (CHAPA) will be establishing a
Massachusetts Foreclosed Properties Program to facilitate the disposition of real
estate owned properties (REO) to non-profit organizations, local housing
authorities and agencies, municipalities, private owners, owner-occupants, and
other purchasers in the 39 communities outlined in the Massachusetts plan for the
federal Neighborhood Stabilization Program.
CHAPA will prescreen potential buyers and make arrangements to be sure that
screened buyers are given a first look at potential properties to be auctioned.
CHAPA is working directly with the lenders of foreclosed properties to help them
sell their properties more efficiently and responsibly.
Salem is eligible to participate in CHAPA program, which could be very effective.
It is absolutely critical to identify qualified new buyers—be they individual
homeowners, non profits or others—that are ready to purchase the new homes.
On the nonprofit side, the Salem CDC could be a potential developer sponsor who
could purchase properties, renovate them and turn them over to first time
homebuyers.
Commercial Assessment
Commercial Market Status and Trends
Recent History- Traffic and the New Bypass Road
Until August 2008, Bridge Street was an integral part of Route 1A, a scenic tourist
and commuter road that runs through Boston up the northern coast of
Massachusetts. At the local level, Route 1A directly connects the City of Salem and
its southern neighbors Swampscott and Lynn, to Wenham and Essex and by other
routes connects these cities and towns to the coastal scenic towns of Manchester-
by-the-Sea and Gloucester via the town of Beverly.
Prior to August 2008 tourist traffic traveling up route 1A had to pass through the
Bridge Street Neck neighborhood commercial district to continue over the bridge
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and up or down the coast. Over the years, the section of Bridge Street that runs
through the Bridge Street Neck neighborhood became notorious for heavy traffic
and travel delays at all hours of the day. The commercial section of the Bridge
Street Neck grew up around this well-established traffic pattern and became
dependent on these tourists and commuters to support their thriving businesses.
In August 2008 a new bridge and Bypass road opened in order to alleviate the
bottleneck traffic on Bridge Street. This bypass connects Route 1A in Beverly
directly to downtown Salem along the western coast of the Bridge Street Neck
neighborhood with limited access road- entries located only at either end. The
highway signage that was installed at the entrances to the Bypass road gives no
indication that Bridge Street is an alternative route to or from downtown Salem.
While Bridge Street is still listed on maps as Route 1A, tourist traffic from the
north is likely to take the direct route via the Bypass and commuter traffic will
typically opt for this faster route as well.
Impact of Traffic Reduction on the Bridge Street Neck Commercial District
During the first few weeks of its opening, traffic on Bridge Street was almost
completely absent as local commuters tried out the new road, and tourists were
directed to the new road. Now the traffic has evened out and traffic is split
between the two roads, so the heavy traffic problem has been alleviated.
As a result of this major change in traffic, the Bridge Street commercial area has
been in a downward transition over the past year. It is important to also note the
likely negative impacts on the commercial area due to the current state of the
economy. Interviews with business owners on Bridge Street indicate that businesses
dependent on tourist traffic have lost significant sales over last year. On the other
hand, businesses with a loyal customer base have remained stable over last year
because their customers no longer need to wait in heavy traffic to get to Bridge
Street. These businesses have expressed concern, however, that new customers are
no longer being drawn to the area. Today the primary visitors to the Bridge Street
Neck neighborhood are residents, customers visiting a specific retail or business
enterprise, and commuters already familiar with the road.
Characteristics of the Bridge Street Commercial District - Three Zones
The Bridge Street Neck commercial district is a neighborhood retail district with
three general zones and characters:
y The southern end closest to downtown, south of Lathrop and Skerry
Streets, is characterized by mixed-use buildings, a combination of retail and
upper floor residential, which transitions to purely residential south of
Webb Street at the end of the Bridge Street Neck neighborhood. This end
of Bridge Street benefits from the positive influence of the well maintained
historic houses along Webb Street that continue toward Salem Common.
y The second zone, in the middle of the peninsula between Lathrop and
Planters Streets, is where the street transitions into larger parcels and more
automotive and boat oriented businesses. It also contains less dense
residential buildings and small retail shops. This middle stretch has a more
ambiguous identity and amorphous streetscape than the southern end. It
also contains the largest number of vacant properties along Bridge Street.
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y The third zone, north of Planters and Rice Streets, is characterized by
larger parcels, some popular destination restaurants, and the Clipper Ship
Inn. This zone connects directly to the new bridge to Beverly. Some of the
restaurants on the eastern side of the street provide nice views of the
water; however there is also a large gas tank and prominent electrical cables
that cross this end of the Bridge Street Neck neighborhood. The entrance
to the old bridge is currently cordoned off, but is slated to be revitalized as
a public park on the water.
A survey of the properties along Bridge Street was conducted by going building to
building, identifying uses for buildings with retail frontage and using the City’s GIS
website to gather data on the floor area of the different buildings, assuming that
leasable floor area is approximately 15% of gross floor area.
Using this approach, an estimate of approximately 150,000 sf of space dedicated to
1st floor commercial uses was established. The median space was approximately
3,564 sf. The tenants and buildings are listed in Table A7.
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Table A7: Bridge Street Neck Neighborhood Revitalization
Current Residential-Retail Mix
Following a similar approach to the calculations of commercial areas, calculations
of residential space along Bridge Street (179,000 sf) and vacant commercial space
along Bridge Street, which is estimated to be (17,000 or 11%) were made. These
data support the interview findings that there is a balance between retail and
residential uses that have traditionally existed in the Bridge Street Neck
neighborhood, and that the retail/commercial elements of the balance may be
declining.
Apart from Bridge Street, the side streets in the Bridge Street Neck are primarily
residential. The neighborhood is small, and being surrounded by water, with mostly
small built-out lots, it doesn’t allow significant expansion. In 2008 the population
of the neighborhood was 2,500 people in 1,200 households. A residential
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population of this size cannot support and has not historically supported the
amount of retail on Bridge Street.
Physical Appearance of the Bridge Street Commercial District
Over the past few years, the physical appearance of the Bridge Street commercial
area has deteriorated. The reason for this may be because the northern end of the
Bridge Street Neck neighborhood has been under construction for so long, and
owners are waiting for the completion of the Bridge Street improvements before
investing in their own properties. It may also be as a result of the economic
downturn, compounded by the fact that the area is so small that just a few troubled
properties can have a large impact.
Bridge Street infrastructure improvements are being designed and planned as the
final phase of the Bypass road project. This work will include new sidewalks, street
lighting, and a park at the northern end where the old bridge entrance was.
Relationship to Downtown Salem and Beverly
The Bridge Street Neck neighborhood is situated between downtown Salem and
Beverly, both of which serve a very different retail purpose and experience and are
more upscale than the Bridge Street Neck commercial district. Downtown Salem
has experienced a revitalization in recent years and has a strong, well-organized
Main Streets Program. A prominent tourist destination, Downtown offers a broad
range of shopping and dining options.
As Bridge Street starts to redefine itself, it must maintain its own distinct character
from Downtown Salem and Beverly. It cannot try to serve the same purpose as
these established surrounding centers.
Physical Planning Assessment
This section analyzes the Bridge Street Neck neighborhood’s physical resources,
their condition, how they are utilized, how they are regulated and how they can be
improved. The Bridge Street Neck neighborhood’s physical environment faces
immediate challenges, however it also possess significant assets that can be
capitalized on and strengthened to meet and address these challenges. Evaluations
and strategy recommendations for each of the key Bridge Street Neck
neighborhood’s physical planning elements follow.
Land Use Patterns
The Bridge Street Neck is a dense neighborhood featuring both residential and
commercial uses. The dominant land use in the planning area is residential,
specifically multi-family residential. There are commercial uses located along
Bridge Street and industrial uses located at the north east section of the planning
area. The commercial uses include a bakery, restaurants, lodging automotive
services and boat sales. The industrial uses are facilities run by the gas and electric
utility companies (National Grid). There also are a school, a church and a social
club, as well as three open spaces dedicated for recreation purposes. An industrial
zoned area located in the southwest region of the planning area was recently
developed into a residential complex, Salem Station. Mapping information on
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existing land use within the planning area is shown on Figure A2 and is available at
MassGIS, the State’s Office of Geographic and Environmental information.
Parcel Size and Ownership
The majority of parcels in the Bridge Street Neck neighborhood are less than 0.5
acres. The small parcel size reflects the area’s historical urban environment. The
distribution of parcel size is illustrated in Figure A3. The largest parcels are located
at the edges of the planning area, specifically the two areas zoned for industrial use.
The largest parcels are owned by utility companies (National Grid), followed by the
City of Salem, the Commonwealth of Massachusetts and the Massachusetts Bay
Transit Authority (MBTA). Individual property owners comprise the rest of the
parcels and the majority of the planning area. Parcel ownership is illustrated in
Figure A4.
Parking and Circulation Patterns
The Bridge Street Neck neighborhood has limited parking for residences and
businesses due to its dense street network and built environment. The recent
creation of the Bypass road in the Bridge Street Neck neighborhood has
significantly altered the circulation patterns in the planning area. The Bypass road
has reduced traffic congestion on Bridge Street providing improved vehicular
access for residents and businesses. However the reduction of vehicular traffic on
Bridge Street has had an adverse effect on some businesses in the planning area.
Existing Parking Conditions
There are no City owned parking structures or lots located in the Bridge Street
Neck neighborhood. Additionally there are no curbside areas monitored by meters
for short term parking in the Bridge Street Neck neighborhood. The documents
for the planned Bridge Street reconstruction project show that limited parking will
be allowed along Bridge Street. Street parking is not allowed on the Bypass road,
but is common place on the local roads located throughout the planning area.
The primary circulation routes in the Bridge Street Neck neighborhood are the
north-south corridors of Bridge Street and the Bypass road connecting downtown
Salem with the Town of Beverly and other communities to the north of Salem.
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DRAFT RepoRT
FIGURE A2
Bridge Street Neck Neighborhood Revitalization Plan
FIGURE A2: ExISTING LAND USE
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DRAFT RepoRT
FIGURE A3
Bridge Street Neck Neighborhood Revitalization Plan
FIGURE A3: PARCEL SIzE
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DRAFT RepoRT
FIGURE A4
Bridge Street Neck Neighborhood Revitalization Plan
FIGURE A4: LAND owNERShIP
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Open Space Patterns
There are three public open space areas in the Bridge Street Neck neighborhood.
These are Gonyea Park, Collins Cove Playground, and Curtis Park/March Street
Playground. There are also two unconnected sections of a bicycle network located
within the planning area. Additionally there is a new waterfront park planned for
the north end of Bridge Street, on the remaining portion of the former bridge.
The new open space area planned for development at the site of the former bridge
overlooking the mouth of the Danvers River will function in a similar way as a
public pier would. The planned park will include landscaped areas, features for
sitting, walking paths, viewing areas and fishing spots. This park will also have
designated parking located on the former bridge structure.
There are two unconnected sections of a bicycle path network in the planning area.
One section of the bicycle path is located along the newly constructed Bypass road
from Bridge Street in the south to the Curtis Park/March Street Playground in the
north. The second section of the bicycle path is located along Webb Street. This
second section of the bicycle path continues along Webb Street and then extends
north around Collins Cove to Willows Park and Winter Island Marine Park. There
is a project currently underway to connect these two sections of the bicycle path
using MBTA owned property near Lemon Street. The existing open spaces,
together with other amenities are shown in Figure A5.
Historic Resources and Neighborhood Character
The Bridge Street Neck neighborhood is an area that is rich with historic resources.
There are two National Register Districts, a building on the National Register of
Historic Places, and a Local Historic District located just outside of the Bridge
Street Neck neighborhood. The historic resources located within the planning area
are captured in Figure A6.
Historic Districts and Buildings
The two National Register Districts located in the planning area are The Bridge
Street Neck District and Salem Common District. Together the two encompass
approximately the southern half of the planning area. Properties within National
Register Districts are regulated only if there is state of federal permits, licensing or
funding involvement in a project.
There is one building in the planning area which is on the National Register of
Historic Places. That building is the Woodbridge Thomas March House at 48
Bridge Street. The building is not located in either a local historic district or
national register district.
The northern half of the planning area is not in either a National Register District
or Local Historic District. The planning area abuts a Local Historic District
designated for Washington Square. There are no Local Historic Districts in the
planning area.
Overall, the neighborhood character is that of a dense nineteenth century
residential area, consisting of small parcel sizes, buildings with little or no setbacks,
and featuring architectural examples of Federalist and Greek Revival styles.
The Cecil Group GLC Development Resources Peter Smith Associates Tetra Tech Rizzo
DRAFT RepoRT
FIGURE A5
Bridge Street Neck Neighborhood Revitalization Plan
FIGURE A5: oPEN SPACE AND AmENITIES
The Cecil Group GLC Development Resources Peter Smith Associates Tetra Tech Rizzo
DRAFT RepoRT
FIGURE A6
Bridge Street Neck Neighborhood Revitalization Plan
FIGURE A6: hISToRIC RESoURCES
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Appendix A
The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page A16
Neighborhood Character Photo Inventory
A photographic inventory of the neighborhood character and land use conditions
has been compiled over several site visits to the planning area. Aspects recorded
photographically include the existing roads and public ways, open space, sidewalks,
streetscape and civic institutions.
A selection of representative images is included as Figure A7 to portray the overall
architectural, urban design and streetscape character of the Bridge Street Neck
neighborhood. Additional photographs are available in electronic format for use as
reference materials during the next steps of the study.
Pedestrian Environment
The dense nature of the Bridge Street Neck neighborhood’s street network and
building fabric as well as the area’s predominantly residential use make the
pedestrian environment a critical feature of the planning area. The neighborhood’s
pedestrian environment is defined by two main elements: the comprehensive
network of street sidewalks and the presence of two sections of the public bicycle
path.
Existing Pedestrian Routes and Conditions
Although the planning area has a comprehensive network of street sidewalks, the
historical nature of the sidewalks (narrow and close to street level in many
locations) reduces their effectiveness in establishing a safe and friendly pedestrian
environment. An example of the lack of a barrier between the sidewalks and the
streets is the common occurrence of vehicles parking on the sidewalks, which
reduces the sidewalk’s pedestrian capacity and forces many pedestrians to walk in
the streets. The reconstruction of the sidewalks along Bridge Street is planned as
part of the Bridge Street reconstruction project. This project also includes
landscaping and period lighting.
The two sections of the bicycle path complement the street network. However
they appear to be used more as a recreational path than a pedestrian connection
route. The effectiveness of the bicycle paths should be enhanced when the current
project to connect the two independent sections is complete.
The primary pedestrian circulation route in the planning area is the north/south
corridor of Bridge Street. Many of the other local roads are dead ends or not
through streets. The primary pedestrian destinations are the businesses on Bridge
Street, Carlton Elementary School, the MBTA Commuter Rail Station and
downtown Salem. There are limited open space areas to reinforce and encourage
pedestrian activity.
The Cecil Group GLC Development Resources Peter Smith Associates Tetra Tech Rizzo
DRAFT RepoRT
FIGURE A7
Bridge Street Neck Neighborhood Revitalization Plan
FIGURE A7: PhoTo INvENToRy
The Cecil Group GLC Development Resources Peter Smith Associates Tetra Tech Rizzo
DRAFT RepoRT
FIGURE A7
Bridge Street Neck Neighborhood Revitalization Plan
FIGURE A7 (CoNTINUED): PhoTo INvENToRy
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Appendix A
The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page A17
Infrastructure Conditions and Constraints
The Bridge Street Neck neighborhood has several constraining infrastructure
conditions within the planning area such as flood zones and utility easements.
However there are also several infrastructure improvement projects currently
planned, including the renovation and reconstruction of Bridge Street, the creation
of a park on the end of the former bridge site and the connection of two separate
bicycle path sections. Although the existing infrastructure conditions may
represent constraints, the planned infrastructure projects may function as
opportunities.
Infrastructure Conditions
There are several flood zones located in the Bridge Street Neck neighborhood,
including 100-year and 500-year flood zones located along the east coast. The most
significant flood zones are located in the north east and south west sections of the
planning area. Although the flood zones are not predominant throughout the area
they must be accounted for in development and revitalization plans. In addition to
the flood zones, there are several utility easements located within the planning area.
The most significant is the electricity easement that travels east-west near Ferry
Street. The power lines in the electricity easement prevent development of the land
beneath and detract from views of the water surrounding the northern end of the
planning area. The largest parcels of land without structures are areas affected by
flood zones or utility easements. Figure A8 shows the flood zone boundaries.
The planned infrastructure projects for the Bridge Street Neck neighborhood may
act as a catalyst for revitalization and redevelopment. Of the several infrastructure
improvements projects planned for the neighborhood, the renovation and
reconstruction of Bridge Street road and sidewalks from Howard Street to Ames
Street is most likely to have the largest impact. This will include the repaving of
Bridge Street, construction of new brick lined sidewalks, new landscaping, new
signage and new period lighting. The existing brick sidewalks should be retained
wherever possible to preserve their historic and aesthetic value. While this project
will provide traffic and pedestrian improvements it will also provide an aesthetic
upgrade for Bridge Street, which is a designated “Entrance Corridor” for the City
of Salem. It is possible that this project will lead to storefront renovations and
revitalization along Bridge Street as well as creating a new perception for the area
among residents and visitors.
The planned construction of a new waterfront park and recreation space on the
former bridge site and the planned connection of the Bypass road section and the
Webb Street section of the bicycle path can also be an asset in the revitalization and
redevelopment efforts. The waterfront park, which will be situated among
commercial uses, has the potential to become a destination open space for the
Bridge Street Neck neighborhood and possibly the whole City of Salem.
The Cecil Group GLC Development Resources Peter Smith Associates Tetra Tech Rizzo
DRAFT RepoRT
FIGURE A8
Bridge Street Neck Neighborhood Revitalization Plan
FIGURE A8: FLooD zoNE BoUNDARIES
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Appendix A
The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page A18
The planned connection of the two separate sections of bicycle path network
should increase the volume of users on both sections of the bicycle path that run
through the neighborhood. Together these two projects represent not only an
opportunity to create an attraction for residents and visitors within the commercial
business district, but also an improvement to the infrastructure system to move
residents and visitors from other parts of the City and from the commuter rail
station into the planning area.
Zoning and Regulatory Framework
The planning area has a long history of both residential and commercial use that is
reflected in the current zoning, which comprises nine different zoning districts and
one overlay district. This is a significant number of different zoning districts for
the size of the planning area.
Existing Zoning
The nine zoning districts and one overlay district located in the planning area are
the following:
y Industrial (I)
y Business Neighborhood (B1)
y Business Highway (B2)
y Wholesale and Automotive (B4)
y Central Development (B5)
y Residential One Family (R1)
y Residential Conservation (RC)
y Residential Two Family (R2)
y Residential Multi-Family (R3)
y Entrance Corridor Overlay
The majority of the planning area is zoned residential use, specifically Residential
Two Family (R2). The areas zoned for business are mostly located abutting the
east side of Bridge Street, stretching the majority of Bridge Street uninterrupted
away from downtown Salem. Although the majority of the planning area is zoned
for residential use, three of the five business districts in the planning area prohibit
residential use. Conversely, three of the four residential districts largely prohibit
business uses.
For the size of the Bridge Street Neck neighborhood, the area has a high number
of different and potentially conflicting zoning districts. The planning area’s
predominately residential nature and use present potential areas of conflict with the
uses allowed by the Wholesale Automotive, Business Highway and Industrial zoned
districts. The area’s zoning districts are illustrated in Figure A9.
The Cecil Group GLC Development Resources Peter Smith Associates Tetra Tech Rizzo
DRAFT RepoRT
FIGURE A9
Bridge Street Neck Neighborhood Revitalization Plan
FIGURE A9: CURRENT zoNING mAP
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Appendix A
The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page A19
Table A8 lists uses permitted as-of-right and uses allowed only by Special Permit.
Table A8. Permitted Uses
District Permitted Uses
Residential
Conservation (RC)
Detached single family dwellings, agricultural, horticultural and floricultural
operations, accessory buildings, golf courses, institutions, places of worship
and religious housing, libraries, schools, and public parks.
Residential One
Family (R1)
Detached single family dwellings, agricultural, horticultural and floricultural
operations, accessory buildings, golf courses, institutions, places of worship
and religious housing, libraries, schools, and public parks.
Residential Two
Family (R2)
All uses allowed in R1 and CR Districts, two family dwellings, accessory
buildings, museums, municipal elderly housing, rooming and boarding (not
more than two people) and historic buildings.
Residential
Multifamily (R3)
All uses allowed in R2 Districts, multifamily dwellings, and accessory
buildings.
Business
Neighborhood (B1)
All uses permitted in R-3 Districts, grocery stores and delicatessens, retail
bakeries, drugstores, liquor stores, newsstands and variety stores, florists (no
greenhouses), banks and savings and loan institutions, hardware stores, barber
shops, beauty parlors, book stores, gift shops, shoe repair shops, tailor and
custom dressmaking shops, municipal buildings, professional offices, medical
and dental clinics, appliance repair shops (with less than three people engaged
in providing services), self service laundries, restaurants (drive –in allowed,
alcoholic beverage service not allowed), laundry and dry cleaning
establishments (with less than five people engaged in provide services),
incidental off street parking and loading facilities are allowed in support of
principal use.
Business Highway
(B2)
All uses permitted in B-1 Districts, except that residential uses are prohibited.
Motels, automobile service stations, restaurants with alcoholic beverage
service, supermarkets, retail department stores (if located within a shopping
plaza), shopping plaza accessory uses, research and development facilities,
warehousing and distribution, laboratories (provided no noxious odors are
emitted), publish and printing establishments, general office buildings, and
incidental off street parking and loading facilities are allowed in support of
principal use.
Wholesale and
Automotive (B4)
All uses permitted in B-1 Districts, except that residential uses are prohibited.
Places of worship, schools, institutions, automotive service stations,
automobile, boat and trailer sales and service, printing establishments,
warehousing, sale and storage of building supplies, wholesale merchandise
brokers, wholesale storage, plumbing, carpentry, sheet metal shops, incidental
accessory uses and buildings (off street parking, loading facilities), service
establishments exceeding B1 District requirements (laundry, baking, dry
cleaning) retail uses relating to the above uses.
Central
Development (B5)
All uses permitted in the B-1 Districts. Restaurants and eating and drinking
places, nonprofit clubs, lodges and fraternal orders, philanthropic and
charitable institutions, music and dance studios, trade and business schools,
hotels, motels and inns, business and professional offices, places of
commercial recreation and entertainment (theaters and bowling alleys),
publishing and printing establishments, one-family, two-family and multifamily
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District Permitted Uses
residential uses (as either primary or secondary building use), artist and artisan
studios, workrooms, and shops, retail stores (other than those permitted in B-
4 Districts), retail-wholesale contractors supply establishments (if wholesale
operations consist of less than 50% of the business), housing projects built
under the jurisdiction of the Salem Housing Authority, off street parking and
loading facilities, and accessory uses generally in support of the above
permitted uses
Industrial (I) All uses permitted in B-1 Districts, except that residential uses are prohibited.
Places of worship, schools, institutions, automotive service stations,
automobile, boat and trailer sales and service, printing establishments,
warehousing, sale and storage of building supplies, wholesale merchandise
brokers, wholesale storage, plumbing, carpentry, sheet metal shops, incidental
accessory uses and buildings (off street parking, loading facilities), service
establishments exceeding B1 District requirements (laundry, baking, dry
cleaning) retail uses relating to the above uses.
Amenities
Important amenities valued by both residents and businesses are the designated
open space areas, waterfront access, existing and planned bicycle path networks,
and MBTA commuter rail service. Although the Bridge Street Neck neighborhood
has a good mix and a significant amount of amenities, there are opportunities and
needs to improve and strengthen these community assets. The existing amenities
can be improved and enhanced by focusing on how the amenities function in
concert with each other, how they work with adjacent uses and where they are
located to maximize their accessibility and effectiveness within the community.
Figure A5 illustrates the location of the neighborhood’s amenities.
The Bridge Street Neck neighborhood’s valued amenities include three existing
open space areas, two sections of Salem’s bicycle path network, an elementary
school, waterfront properties and views, restaurants and shops, MBTA commuter
rail service and downtown Salem within walking distance, and good vehicular
access to the neighborhood. Additionally there are several City and State planned
projects to increase and enhance the amenities in the planning area. These planned
projects include: the renovation and reconstruction of Bridge Street road and
sidewalks, the creation of a new recreational park on the former bridge and the
connection of the two sections of the bicycle path in the planning area.
In the same manner that amenities are elements that have positive effects on a
community, the Bridge Street Neck neighborhood has detractions that have
negative effects. The Boston Gas Company facility located at the north end of the
neighborhood, which includes a large industrial gas tank, is situated on the water
and acts as a barrier between the waterfront and abutting residential and
commercial districts. High tension power lines run east/west across Bridge Street
in the same vicinity as the gas tank facilities. The power lines detract from the
water views in that area and present a less than ideal gateway image when entering
the Bridge Street Neck neighborhood from Beverly.
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Appendix A
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Urban Design Opportunities
The Bridge Street Neck neighborhood’s natural geography presents opportunities
to develop and strengthen the planning area’s connection to the surrounding
waterfront areas and ocean views. The peninsula land form provides excellent
proximity to the ocean, which can be a defining characteristic for the neighborhood
and a significant asset for residents and businesses. Increasing access to the
waterfront, creating public space at the water’s edge and preserving views are ways
to increase the planning area’s connection to the waterfront area.
In 2005 the City of Salem issued Commercial Design Guidelines, which provide
direction for the physical design of commercial buildings in designated urban
renewal areas and entrance corridors. The Commercial Design Guidelines apply to
commercial uses located along the entire length of Bridge Street as it is designated
as the Bridge Street Entrance Corridor. These guidelines should eventually provide
an improved visual experience when traveling along Bridge Street and therefore
portray an improved image of the Bridge Street Neck neighborhood.
Physical Conditions Summary Assessment
The Bridge Street Neck neighborhood’s physical environment has its own unique
set of strengths, weaknesses, opportunities and threats, as does every community.
The strengths include existing assets such as the MBTA station and the
opportunities such as the planned Bridge Street road and sidewalk reconstruction.
The neighborhood’s weaknesses include infrastructure locations and threats to the
area’s commercial businesses. Evaluating the Bridge Street Neck neighborhood’s
assets and challenges and the respective strategies to enhance or improve them
provides the ground work for the implementation of future cohesive improvement
strategies.
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 amenities 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.
The Bridge Street Neck neighborhood’s existing assets and strengths will be further
enhanced with the planned infrastructure projects that will repave and renovate
Bridge Street road and sidewalks, create an open space recreation area on the end
of the former bridge and connect two sections of the existing bicycle path. Overall
the Bridge Street Neck neighborhood has significant strengths and resources.
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Weaknesses
The Bridge Street Neck neighborhood has several weaknesses and challenges that
face it, such as the reduction of sales volume for buildings on Bridge Street and the
current economic downturn. 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 through traffic that many of the Bridge
Street commercial businesses relied upon to generate business. Bridge Street
businesses that have a loyal and established customer base have not experienced as
dramatic a negative impact as others.
The presence of the utility companies (National Grid) at the north end of the
Bridge Street Neck neighborhood presents an image challenge. The location of
these utilities prevents access by neighborhood residents to the waterfront and
obstructs what would be water views. Additionally the imposing physical presence
of the gas tank and power lines presents an industrial gateway effect that
contradicts the residential nature of the Bridge Street Neck neighborhood.
Similarly to the utility companies’ location creating a barrier to the waterfront area
for the neighborhood, the parallel Bypass road and railroad line create a hard
barrier on the west edge of the neighborhood preventing residential access to the
waterfront. The Bypass road, the railroad line, the power lines and the gas tank are
all elements of the Bridge Street Neck neighborhood that weaken the potential of
the planning area.
Opportunities
The Bridge Street Neck neighborhood has the opportunity to build on its existing
strengths and improve its overall condition as desirable place to live, work, and
visit. Opportunities exist for the neighborhood by making new and strengthening
existing waterfront and open space connections. Connections to the water can be
improved by creating new links with the use of streetscape elements or specific
signage.
Strategically implemented streetscape items, beyond what is planned as part of the
Bridge Street road and sidewalk reconstruction, can be used to create new places
along Bridge Street or to create strengthen connections between different parts of
the planning area. By locating additional brick paving in the sidewalk, adding street
benches and having landscape planters in a three block area along Bridge Street that
has a high concentration of commercial business will identify that location as a
designated place and therefore a destination. In a similar manner sidewalk
improvements, street tree additions and signage can strengthen an existing street
connection from one part of the planning area to an open space or recreation area
that increases its use by the community.
Threats
The current national economy and the housing market continue to be a threat to
the Bridge Street Neck neighborhood. This threat is not specific to the planning
area, but is one that could have lingering negative effects. However the combined
strengths of the existing assets and the planned improvements suggest that the area
will rebound in a strong manner when the national market correction occurs.
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Appendix A
The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page A23
Future
Overall The Bridge Street Neck neighborhood appears to have more assets and
opportunities than weaknesses and challenges, and therefore appears to be well
positioned to respond to its current and future challenges. Improving the physical
condition and visual impression of buildings along Bridge Street should provide the
greatest benefit for the neighborhood. Bridge Street is the main thoroughfare,
commercial zone, gateway to the City and face of the neighborhood to most
visitors. Physical improvements to Bridge Street and abutting buildings will
improve the whole neighborhood image. The plans and initiatives to revitalize this
corridor are already in place with the Bridge Street road and sidewalk
reconstruction, the construction of a public recreation space at the end of the
former bridge as well as the Commercial Design Guidelines that apply to all
businesses along Bridge Street. Together these infrastructure projects and design
regulations should contribute to improve the image and quality of living in the
entire neighborhood.
Table A1. Demographic Indicators
General Demographics
1990 2000 2008 2013 1990-2000 2000-2008 2008-2013
Bridge Street Ngh
Population 2,331 2,296 2,456 2,510 -0.15% 0.87% 0.44%
Households 947 1,065 1,162 1,194 1.25% 1.14% 0.55%
Median Household Income $31,125 $42,860 $56,735 $70,594 3.77% 4.05% 4.89%
Balance of Salem
Population 35,810 38,111 38,952 39,383 0.64% 0.28% 0.22%
Households 14,878 16,427 16,823 17,049 1.04% 0.30% 0.27%
Median Household Income $32,661 $44,074 $58,675 $72,863 3.49% 4.14% 4.84%
Balance of County
Population 631,939 683,012 709,973 722,198 0.81% 0.49% 0.34%
Households 235,460 257,927 267,293 272,089 0.95% 0.45% 0.36%
Median Household Income $37,913 $51,763 $70,408 $82,996 3.65% 4.50% 3.58%
Balance of MSA
Population 3,463,815 3,667,925 3,763,955 3,814,831 0.59% 0.33% 0.27%
Households 1,287,767 1,404,240 1,452,105 1,477,051 0.90% 0.43% 0.34%
Median Household Income $39,967 $54,590 $75,949 $89,747 3.66% 4.89% 3.63%
Massachusetts Total
Population 6,016,425 6,349,097 6,518,184 6,605,384 0.55% 0.33% 0.27%
Households 2,247,110 2,443,580 2,523,144 2,565,022 0.87% 0.41% 0.33%
Median Household Income $36,952 $50,539 $68,176 $81,824 3.68% 4.36% 4.00%
Source: STDB Online
Demographic Comparison Avg. Ann. Change
Table A1. Demographic Indicators (cont.)
Households by Annual Income
Income Bridge St. Bal. Of Bal. Of
Level Ngh City County
Less than $10,000 77 1,096 15,730
$10,000 to $14,999 68 744 10,430
$15,000 to $19,999 72 825 11,204
$20,000 to $24,999 42 563 8,839
$25,000 to $29,999 36 704 9,855
$30,000 to $34,999 45 778 9,979
$35,000 to $39,999 44 784 9,062
$40,000 to $49,999 103 1,681 19,807
$50,000 to $59,999 132 1,370 19,449
$60,000 to $74,999 103 1,753 24,178
$75,000 to $99,999 219 2,450 37,884
$100,000 to $124,999 88 1,987 34,890
$125,000 to $149,999 63 865 19,435
More than $150,000 71 1,222 36,551
TOTAL 1,163 16,822 267,293
Source: STDB Online
Annual Income 2008
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Bridge Bal of City Bal of County
More than $150,000
$125,000 to $150,000
$75,000 to $125,000
$60,000 to $75,000
$40,000 to $60,000
$30,000 to $40,000
$20,000 to $30,000
$10,000 to 20,000
Less than $10,000
Table A1. Demographic Indicators (cont.)
Population by Age
Bridge St. Bal. Of Bal. Of
Age of Resident Ngh City County
Less than 15 331 6,378 143,202
15 to 19 136 2,868 51,240
19 to 24 166 3,127 44,047
25 to 34 371 5,908 75,597
35 to 44 420 6,469 100,020
45 to 54 397 6,109 112,615
55 to 64 277 4,625 83,275
65 to 74 134 2,458 44,801
57to 84 146 2,056 35,361
More than 84 80 1,079 17,688
Source: STDB Online
Population by Age, 2008
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Bridge Bal of City Bal of County
More than 84
57to 84
65 to 74
55 to 64
45 to 54
35 to 44
25 to 34
19 to 24
15 to 19
Less than 15
Table A1. Demographic Indicators (cont.)
Households by Household Size
Bridge St. Bal. Of Bal. Of
Household Size Ngh City County
1-Persons 450 5,655 68,523
2-Persons 318 5,485 78,841
3-Persons 120 2,444 42,942
4-Persons 104 1,742 40,346
5-Persons 54 730 18,235
6-Persons 12 253 5,987
7-Persons+ 8 117 3,053
Total 1,066 16,426 257,927
Source: STDB Online
Households by HH Size, 2000
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Bridge Bal of City Bal of County
7-Persons+
6-Persons
5-Persons
4-Persons
3-Persons
2-Persons
1-Persons
Table A1. Demographic Indicators (cont.)
Racial Composition
Bridge St. Bal. Of Bal. Of
Race and Ethnicity Ngh City County
White Alone 2,168 31,109 588,973
Black Alone 71 1,569 20,822
American Indian Alone 10 85 1,835
Asian Alone 34 1,170 23,358
Pacific Islander Alone 1 30 328
Some Other Race Alone 98 3,781 56,522
Two or More Races 74 1,208 18,135
Hispanic Origin (Any Race)173 6,323 100,927
Total 2,629 45,275 810,900
Source: STDB Online
Racial Composition, 2008
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Bridge Bal of City Bal of
County
Hispanic Origin (Any
Race)
Two or More Races
Some Other Race Alone
Pacific Islander Alone
Asian Alone
American Indian Alone
Black Alone
Table A1. Demographic Indicators (cont.)
Educational Attainment
Bridge St. Bal. Of Bal. Of
Ngh City County
Educational Attainment
Less than 9th Grade 83 1,570 27,209
9th - 12th Grade, No Diploma 220 2,285 43,600
High School Graduate 487 7,531 128,726
Some College, No Degree 267 4,895 80,940
Associate Degree 121 1,938 35,006
Bachelor's Degree 269 5,618 89,297
Grad/Prof. Degree 208 2,677 54,156
Total 1,655 26,514 458,934
Source: STDB Online
Persons 25 +, 2000
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Bridge Bal of City Bal of
County
Grad/Prof. Degree
Bachelor's Degree
Associate Degree
Some College, No
Degree
High School Graduate
9th - 12th Grade, No
Diploma
Less than 9th Grade
APPENDIX B
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Appendix B
The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page B1
Financial Feasibility - Specific Projects Tested
There are a couple of larger properties on Bridge Street that could potentially in the
future serve a denser more advantageous use. The redevelopment of these properties
does not make economic sense in the current economic climate but conceivably could
in the future. To understand what could possibly be done in the future and to guide
our thinking, we tested development projects on two key relatively large sites. There are
also some smaller sites that contain vacant, run-down buildings that contribute to the
problematic aspects of the neighborhood. We tested one of these smaller infill sites in
order to see what may be done in the long and short term to curtail the blight. The sites
tested include:
• The Brake and Clutch site at 63-65 Bridge Street and 9-11 Lathrop Street, a
relatively large site whose current automotive use is not compatible with its
residential surroundings.
• The Clipper Ship Inn site at 40 Bridge Street, the largest development parcel
on Bridge Street. The hotel use is seen as an asset to the neighborhood, but the
site could be more densely developed and improved in appearance.
• The Salem Plumbing Building site at 43 Bridge Street, a vacant, narrow, poor
quality 3-story building perceived as a blighting influence in the neighborhood.
Brake and Clutch Site
This parcel could be developed, potentially, for a larger residential project that fronts on
Bridge Street and reaches into the neighborhood along Lathrop and East Collins Streets
taking over two additional non-residential buildings which are currently surrounded by
successful residential streets with proximity to the water.
Concept layout showing potential residential redevelopment
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Appendix B
The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page B2
The density of the proposed residential development was arrived at by limiting the
height to that of the surrounding residential neighborhood, two to three stories, and
accommodating all of the parking on site. The tested configuration contains 75,000
gross square feet, approximately 60 residential units made up primarily of one and two-
bedroom apartments in a building on Bridge street plus townhouses along Lathrop and
East Collins Streets. Outdoor parking is provided for the apartments and half-flight
below grade parking for the townhouses underneath each unit.
For-sale Housing
In a for-sale housing scenario, the total development cost today for this type of project
far exceeds current sales prices for condominiums and townhouses in the Bridge Street
Neck neighborhood. Bridge Street Neck’s 2009 sales and on-market data show housing
selling at $150/sf. While new construction will sell at a higher rate, typically 20% more,
housing prices will need to rise much higher for this project to be feasible: $360/sf for
the one-bedroom apartments, $315/sf for the two-bedroom apartments, and $285/sf
for the townhouses. These are in the range of prices that were realized at the peak of
the market in 2005 in Salem.
Project feasibility assumes that the site’s current owner would be able to sell the
properties to a housing developer for, at a minimum, site’s assessed value, which is
$1,600,000 (based on what the site would rent for under its current industrial use).
Taking into account the above listed sales prices, and the development cost of $275/sf,
the residual land value left for the developer to pay for the site would be approximately
$1,400,000. This price is within the range of what the owner might expect to make, but
the housing sales prices will need to rise back up to Salem’s 2005 peak in order for a
developer to be within this range of the assessed land value.
Market Rate Rental Housing
Current rents are too low on the Bridge Street Neck to support new development.
Rents on the Bridge Street Neck proper, in the two and three-family houses, are
approximately $1.00/sf or $1,000/month for a two-bedroom unit. At Salem Station,
the newer (2002) large rental housing development at the bottom of the Neck, rents are
$1.50/sf, or $1,770/month for a two-bedroom unit. Salem Station contains many
amenities that a large site can afford to provide, such as, a pool and fitness center,
business center, and clubhouse. It is also located much closer to the commuter rail
station and downtown Salem than the Brake and Clutch site.
Rents will need to rise an additional 150% over Salem Station’s rents for this type of
project to work. The rents for new development on the Brake and Clutch site would
need to be $2.30/sf or $2,415/month to support a new rental development, not
including any amenities it would need to compete with a Salem Station-type neighbor.
Therefore, the conclusion is that market rate rental housing is not feasible in today’s
market, and we do not expect it will be feasible even in mid-term future markets as the
economy recovers.
Affordable Rental Housing
An affordable housing project using tax credits and grants to pay for development costs
could generate the same land value as the for-sale housing scenario, but might do so in
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Appendix B
The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page B3
today’s economy, making that type of development potentially financially feasible.
However, because the scale of affordable housing projects is limited by the size of the
tax credit awards, and the amount of credits and grants are very limited today, the
project would need to be done in two or three phases. In addition, the project would
need to be comprised of 100% affordable units because market rate rental units are so
far below being financially feasible.
Clipper Ship Inn Site
The Clipper Ship Inn is located on the northern end of the Bridge Street Neck near the
destination restaurants and future site of the new waterfront park. The 60-room hotel is
located on a relatively large, 3.6 acre, site in two separate buildings. The older building,
built in 1960 appears to be tired and lacking curb appeal, while the newer building built
in 1992 appears to be in good shape and is attractive. Each building contains 30 hotel
rooms. The site contains more than enough parking for the hotel as well as
considerable green and undeveloped space. Although hotel use seems to be a favorable
future and long-term use for this end of the neck, the size of the parcel warrants the
testing of other uses so that the city can understand if additional compatible uses are
financially feasible.
Enhanced Hotel Use
It is likely that the most practical and economical future use of the Clipper Ship Inn site
is an enhanced hotel use. When the economy improves it could well make sense to
replace the older, outdated building at the existing hotel with a new two-story building
that can hold twice as many rooms, thus expanding the total hotel from 60 to 90
rooms.
In order to pay for this addition, the owner would need to generate an additional $65
per day on the 30 new rooms, net of operating costs and taxes, assuming a 55%
occupancy rate. Achieving this type of revenue increase is likely to be possible when the
market improves. In addition, amenities such as a pool and/or breakfast room will be
needed to market the property and compete with more contemporary limited service
properties. The cost of these amenities could be covered by selling off part of the land
for four or five house lots along Thorndike Street.
Retail
Knowing that with the addition of the bypass road, the smaller retail enterprises will not
be as successful in the future on Bridge Street, the Clipper Ship Inn site presents the
opportunity to test a larger destination retail center at the northern end of the neck,
near the other commercial parcels containing compatible uses such as destination
restaurants.
The type of retail that will be feasible on this site will need to include a cluster of retail
stores large enough to be a destination for shoppers. A development was tested that
includes 40,000 sf of retail space and 160 surface parking spaces. This retail cluster will
need to include a mix of larger national retail tenants and local merchants. For example,
the mix might be: a smaller grocery store, a pharmacy, a bank, a dry cleaner, a florist, a
restaurant, and a hardware store. One key to successful retail on this site will be signage
that can be seen from the bypass road and the bridge from Beverly.
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Appendix B
The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page B4
Concept layout showing potential retail redevelopment
Retail development of this nature will be feasible when retail space is in demand and
can support rents of $25/sf nnn (triple net). With a total development cost of $300/sf,
the residual land value would be $2,000,000, which is within the range of what the
owner would expect to make, considering the assessed land value is currently
$2,200,000. In order to maximize the value of the site, the land on Thorndike Street can
be sold as 5 house lots.
It is more difficult to determine what comparable retail rents are today in the Bridge
Street Neck neighborhood because the larger retail enterprises all own their own
buildings. Based on similar projects in greater Boston, it is thought that $25/sf nnn
rents can be attainable in the near future once the economy has stabilized.
Retail and Office
When an office component is added to the retail development mix, the project
becomes infeasible. The development tested on the site includes 20,000 sf of retail,
30,000 sf of three-story office space, and 170 parking spaces. Reasonable office rents at
$19/sf nnn (or $27/sf gross minus $8 tax and operating cost) are not high enough to
support this kind of development at $300/sf development cost.
If this is to work in the future it will require a unique office tenant, or more likely an
owner-occupant, that wants a combination of convenient location and water views for
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Appendix B
The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page B5
their own offices when the market stabilizes and there should be a demand for retail
space as well. Office use may be compatible and desired for this end of the Bridge
Street Neck neighborhood, but is likely to be the least financially feasible use for this
area.
Salem Plumbing Building Site
The Salem Plumbing Building is an example of a smaller, more typical size site on
Bridge Street, 0.3 acres. Although it is close to the northern end of the neck, the site is
too small to support destination retail or office use. Infill housing would be an
appropriate use of this type of site, and a good alternative to the blighting influence of a
vacant building.
Redeveloping the Salem Plumbing Building for for-sale or market rate rental housing is
not financially feasible for reasons that are demonstrated above in the Brake and Clutch
site analysis. The site can only accommodate 6 units and the associated parking.
Affordable rental housing may be a more financially viable solution for a site like this,
and might be viable in the near future, but would still not be financially feasible today.
The building would need to be completely replaced to create housing, and that
development cost is too high to support a $440,000 assessed land value. If the site
could be combined with adjacent properties as a larger parcel its viability as a project
will increase.
Affordable Housing on Smaller Infill Sites
In this middle zone of the Bridge Street corridor there are other run-down vacant
buildings of similar scale to the Salem Plumbing on Bridge Street that may be more
viable candidates for affordable housing infill projects. As discussed earlier, affordable
rental housing at a small scale is likely to be viable in the current economy. This
redevelopment strategy would be a good, possibly temporary, alternative to the
blighting influence of vacant buildings and to redevelopment that is not financially
feasible today.
This strategy will work best if targeted to a few specific vacant properties. One
affordable housing unit can generate approximately $20,000-25,000 in land value, so a 6
to 8 unit project could generate up to $200,000 for the land purchase price. Vacant
buildings that are already built as housing would require less extensive construction
work than the Salem Plumbing Building, and would therefore be less costly to
redevelop. If they are redeveloped as rental property Federal Historic Tax Credits may
be used reducing development costs by almost 20%. Individual owners would need to
be approached on each property. The revitalization of these properties may entice other
property owners in the middle zone of the Bridge Street corridor to better maintain
their buildings as well, thereby addressing some of the key problematic areas of this
commercial and residential corridor.
APPENDIX C
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Appendix C
The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page C1
Bridge Street Neck Neighborhood Revitalization Plan
Resources for Homeowners to Deal with Foreclosure or Redeveloping
Foreclosed Properties
Local Programs
City of Salem - Housing Rehabilitation Loan Program
Housing rehabilitation assistance program for low- and moderate-income
homeowners for 1-4 unit homes
http://www.salem.com/Pages/SalemMA_DPCD/housing
City of Salem – North Shore American Dream Down Payment Initiative
First time homebuyers (with incomes less than 80% area median income) program
which provides down payment assistance
http://www.salem.com/pages/salemma_dpcd/addiguidelines.pdf
City of Salem – Pre-foreclosure Counseling and Working with Servicers
Salem offers information on where programs are offered and great variety of
resources available
http://www.salem.com/Pages/SalemMA_DPCD/additionalresources/other
State Programs
Mass Housing Partnership – Enhanced Soft Second Program
Offers attractive interest rates for homebuyers purchasing foreclosed properties
http://www.mhp.net/homeownership/lender/soft_second_guidelines.php
Mass Housing – MyCommunity Refinance Loans
Allows homeowners with adjustable-rate mortgages to take a proactive step toward
stability before their loan becomes a burden
https://www.masshousing.com/portal/server.pt?mode=2&uuID=%7B053B0514
-F267-4944-B7BF-7C396F32102F%7D
Mass Housing – Home Saver Loan Programs
Counseling and loan program that helps borrowers who are unable to repay their
mortgage
https://www.masshousing.com/portal/server.pt?open=512&objID=228&&PageI
D=2563&mode=2&in_hi_userid=2&cached=true
Mass Housing – Purchase/Rehabilitation Loans for Eligible Families
Rehabilitation grants available to income-eligible households (up to 120% of area
median income) and first time homebuyers for the purchase and rehabilitation of
foreclosed properties
https://www.masshousing.com/portal/server.pt?open=512&objID=228&&PageI
D=2563&mode=2&in_hi_userid=2&cached=true
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Appendix C
The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page C2
Resources for Homeowners to Deal with Foreclosure or Redeveloping
Foreclosed Properties (Continued)
Federal Programs
Neighborhood Stabilization Program Grants
Administered by Mass Department of Housing and Community
Development and City of Salem Details of homeowner eligibility and
program components still being worked out
http://www.chapa.org/?q=foreclosure_view_details/46
Making Home Affordable Program
Help borrowers whose loans are held by Fannie Mae or Freddie Mac
refinance into a more affordable mortgage or favorably modify a existing
one
http://makinghomeaffordable.gov/
First Time Homebuyer Tax Credit
$8,000 first time homebuyer credit
http://www.irs.gov/newsroom/article/0,,id=206294,00.html
Other Resources
Citizens’ Housing and Planning Association
Clearing House for Information on Foreclosure Prevention Programs and
assistance for homebuyers and tenants.
http://www.chapa.org/
APPENDIX D
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Appendix D
The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page D1
MEETING NOTES
Meeting Date: May 5, 2009
Meeting Topic: Small Group Discussions of Issues, Opportunities and
Constraints during the Public Meeting
Meeting Location: Carlton Elementary School, Salem, MA
Project: Salem Bridge Neck Neighborhood Planning Study
Attendees: Community members, The City of Salem Department of
Planning and Community Development, The Cecil
Group and subconsultants
Prepared by: Margarita Iglesia and Meghan Grafton
Copies: Department of Planning and Community Development
Project File
Over 100 people attended these group discussions, which were held at the
Carlton School. This was the first public meeting for the Salem Neck
Neighborhood Planning Study. During the meeting the members of the
Consultant Team were introduced, and the findings of an initial assessment of
current housing, commercial and planning conditions in the neighborhood
were presented to the participants. Additionally, the participants were divided
into five small groups. A mapping exercise and discussion to share the
neighborhood’s issues, opportunities, and constraints took place in each
group. Goals and priorities for the neighborhood were also discussed.
Section I of these notes is a summary of the concerns shared by the
participants of the small groups, in which we have tried to reflect our findings
and learning from the discussions as closely as possible. Section II contains a
comprehensive list of the issues, opportunities, and constraints as they were
noted by the group facilitators during the small group discussions.
Section I
Issues:
• Utilities are an eyesore, especially some Verizon poles in which they
added a new pole and attached the old one to it which makes them
stand out even more.
• Some houses are in disrepair and some properties have absentee
landlords, which is often reflected in their exterior condition.
• Sidewalks and street crossings need to be improved, ideally beyond
the boundaries of the traffic and streetscape improvements planned
for Bridge Street.
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Appendix D
The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page D2
• Parking needs to be improved; in particular there is a lack of on-street
parking for businesses.
• The neighborhood should become a destination, in order to retain and
expand the business customer base.
Opportunities:
• Historic character, this was the first settlement in the City.
• Commuter Rail access within walking distance.
• Pride in history and architecture, with many buildings contributing to
the neighborhood historical character.
• A certain number of properties available for purchase present an
opportunity for homeownership and building improvements.
• The neighborhood is located within walking distance to everything
and close to downtown.
• Friendly neighborhood.
• The neighborhood is changing for the better.
Constraints:
• Power lines cross the Neck in the vicinity of the Clippership Inn.
• Utility Corp/Appearance [?] of the industrial uses.
• Absentee landlords and rundown buildings detract from the general
quality of living.
• Bureaucracy [?]
• High commercial real estate taxes may pose an obstacle for some
businesses.
• Lack of a controlled signage program detracts from the overall design
and image quality.
• Decisions sometimes seem to be based on money and not on what is
best for the neighborhood.
• Traffic is heavy at some times, although commercial activity has
decreased since the Bypass Road was built.
• Bridge Street divides more than connects the east and west sections of
the neighborhood.
• Overcrowding of some properties
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Appendix D
The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page D3
• [already listed above]Perception of security is not good in some areas
(car break-ins, graffiti, some people are afraid to walk at night).
• Vandalism of vacant properties and landscaping contribute to detract
from the neighborhood’s image and appeal.
Goals and Wishes:
General themes for goals and wishes were attracting business and tourists,
improving the appearance of the area, improving green space, and zoning
concerns.
The following is a summary list of the goals and wishes compiled at the
meeting, grouped by categories. It is intended as a condensed version of the
goals and wishes listed in Section II, and it has been edited to clarify some of
the ideas based on our recollections as group facilitators. However, this
summary should not be assumed to be comprehensive. Please refer to Section
II for a complete list of goals and wishes.
Appearance and Maintenance:
• Get Verizon to fix the poles
• Relocate utilities underground
• Cleaning
• Reuse of empty buildings, good maintenance
• New and wider sidewalks
• [doesn’t say where]Great signage - remove bad signs
• Gateway to Salem – make it beautiful
• Historic marker sign
• New name - Harbor View?
• Bridge Street beautification
• Solve traffic problems, especially at Webb Street
• Discourage graffiti
• Clean and orderly - less graffiti – less traffic
Attract business and tourism and improve the neighborhood feel:
• Welcoming signs
• Outdoor restaurant/ café seating
• Nice like "Cabot Street"
• Destination - not a pass through
• Destinations to attract visitors
• Marketing of businesses on Bridge Street
• New businesses for tourists
• Period lighting
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Appendix D
The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page D4
• Ice cream shop/ stand
• Tourist destination - Antique shops
• Self-guided walking tour
• Fishing destination
• Parking on Bridge Street allowed
• Retail and transportation signage
• Better connections to Beverly, other Salem neighborhoods
• Better signage for directions
• Fix Swampscott sign
• Get rid of Orange Street cleaning sign
• Events at new Bridge Park
• More family/park/block party events
• Safe for walking and bikes
• Keeping a mix of types and affordability
• Consolidated Business District
• Control the wildlife (squirrels, skunks)
• Bring a flower shop, Trader Joe's
• Feel connection to Salem Common
• Slower traffic
• A more affordable neighborhood
• Market / shop
• Movie theater
• Motel redevelopment
• Carts/restaurant/ice cream parlor
• [already listed]Boat access (ideally to Collins Cove)
• Fishing pier
• Safety - Tracy walk-way [?]
Green Space:
• More green space
• Walk all the way to the restaurants and the park
• Bike path used in a better way
• Better sidewalks
• More pedestrian friendly
• Better landscaping
• More trees
• Natural features and views / parks and trees
Zoning:
• Density - maintain lower level density
• Worried about zoning changes - avoid big project
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Appendix D
The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page D5
City Action:
• City to show that they have heard Citizen’s input, follow up and act
on recommendations
• See action spreading fast - no more meaningless studies
Section II
Issues
Utility construction
Development at Bridge Park
North End Street Walk
Late night businesses
Disrepair of houses on Bridge St
Redundant light posts/phone polls
Unfinished pier - not accessible
Traffic coming off new bridge
Lack of parking-whole neck
Northey / Bridge St. Intersection is
dangerous (mentioned 3 times)
Need better restaurants
Better retail corridor
Need a laundromat
Absentee landlords
Proximity of aura-related businesses
to residential
Dangerous crossing for kids
Sidewalks are bad
Verizon telephone poles-double
telephone poles
Salem building and properties - need
redevelopment
Need for trash barrels
Parking is lacking / invading
residential area
Blight
Need to improve conditions at
dilapidated properties
Clustered foreclosures
Deserted buildings on Bridge Street
Snow removal problems
Constraints
Power lines
Rundown buildings
Utility Corp/ industrial uses
appearance
Absentee landlords
Dealing with utilities and wires
crossing streets
Bureaucracy
High commercial real estate taxes
Getting more open space
Lack of controlled signage program
Lack of care for houses businesses
Decisions based on money-not on
what is best
Traffic
Bridge Street divides more than
connects
Overcrowding of some properties
Graffiti need to clean
Run down properties
Car break-ins
Some people are afraid to walk at
night
Vandalism of landscaping
Vandalism of vacant properties
Snowy sidewalks on Bridge Street
Opportunities
Building South Bridge Street
Power lines underground
Webb Street Park
Better lighting
Water on both sides
Water views and water smell
Historic homes/ beautiful houses
Walkable
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Appendix D
The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page D6
1st settlement
Commuter rail
Collins Cove
Great potential to be beautiful
Electrical utilities buried
Pride in history and architecture
Local restaurants
Jail renovation
Park on one end (gateway, green)
Properties available (need to steer to
owners vs. investors)
Streetscape, sidewalks
Bike path (Committee meeting on
May 13)
Walking distance to everything
Local to downtown
Very friendly
Neighborhood is changing- for the
better
Have a hospitality place (could be
improved)
Park at the end of Bridge Street
Goals and Wishes
City to listen
City to act on recommendations
City to show that they have heard
and follow up
Density - maintain lower level
density
Worrier about zoning changes -
means big project
See action fast - will spread - no
more meaningless studies
See what other groups said
Cleaning
New sidewalk
Walk all the way to the restaurants
and the park
Reuse of empty buildings, good
maintenance
More green space
Welcoming signs
Wider sidewalks
Outdoor restaurant cafe
Nice like "Cabot Street"
Bike path used in a better way
Get Verizon to fix the poles
Send utilities underground
Control the wild life (squirrels,
skunks)
Fishing destination
Flower shop, Trader Joe's
Feel connection to Salem Common
Better sidewalks
More pedestrian friendly
Better landscaping
Destinations
More trees
Cleaned up
Slower traffic
Marketing of businesses on Bridge
Street
New businesses for tourists
Affordable for us
Keeping a mix of types and
affordability
Better connections to Beverly, other
Salem neighborhoods
Better signage for directions
Fix Swampscott sign
Get rid of Orange Street cleaning
sign
Events at new Bridge Park
More family/park/block party events
Consolidated Business district
Market / shop
Movie theater
Motel redevelopment
Carts/restaurant/ice cream parlor
Parking on Bridge Street
Bridge Street beautification
Retail and transportation signage
Discourage graffiti
Clean and orderly - less graffiti – less
traffic (Webb street)
Safe for walking and bikes
Natural features and views / parks
trees
Parking
Boat access
New sidewalks
Fishing pier
Period lighting
Ice cream shop/ stand
Tourist destination - antique shops
Self-guided walking tour
Great signage - remove bad signs
Gateway to Salem - beautiful
Historic marker sign
New name - Harbor View
Improved appearance
Safety - Tracy walkway
Destination - not a pass through
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Appendix D
The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page D7
Incentive for more retail and
restaurants that will support foot
traffic
More like Rantoul Street - small
businesses
Cleaner improved utilities
Bridge Street as a walking place
Water oriented park at Bridge end
Day care at Commonwealth and
Bridge Street - pedestrian crossing
Small business assistance
Slow traffic on Bridge Street
Improved business aesthetics
Diverse retail
Bike Lane-improved access
Urban wilds
Small retailers
Pleasant walks on Bridge
New park
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Appendix D
The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page D8
MEETING NOTES
Meeting Date: June 9, 2009
Meeting Topic: Small Group Discussions of Concepts and
Recommendations during the Public Meeting
Meeting Location: Carlton School, Salem, MA
Project: Salem Bridge Neck Neighborhood Planning Study
Attendees: Community members, The City of Salem Department of
Planning and Community Development, The Cecil
Group and subconsultants
Prepared by: Margarita Iglesia and Meghan Grafton
Copies: Danielle McKnight, Department of Planning and
Community Development
Project File
Over 40 people attended the second public meeting for the Salem Neck
Neighborhood Planning Study. Participants were provided with an agenda
for the evening’s meeting, a six page summary of notes from the first
meeting, and a handout on housing assistance programs. After a brief
introduction, the members of the Consultant Team shared the findings from
the first Public Meeting and a summary of opportunities and constraints for
the Bridge Street Neck neighborhood. An assessment of current commercial
conditions and trends was presented followed by concepts and ideas for
revitalization. The participants were divided into four small groups for
discussions of those concepts and recommendations.
Section I of these notes is a summary of the concerns shared by the
participants of the small groups, in which we have tried to reflect the main
topics of the discussions as closely as possible. Section II contains a
comprehensive list of the feedback regarding the concepts and
recommendations that was recorded by the facilitators during these small
group discussions. In both sections the feedback has been organized into four
topics concerning development: Residential, Business, Open Space, and
Miscellaneous.
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Appendix D
The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page D9
Section I: Summary of Key Points
Residential
• Residential development could be good as long as it is low density, low
profile (crowding should be discouraged)
• Need guidelines for building maintenance and improvement, but not
historic requirements. Hearings at the historic commission are so
difficult - requirements are too strong.
• The City needs to enforce the code in rental units in the middle district-
too many families are living in units that are designated as single family.
• Envisioning the Brake and Clutch site as residential in the long term is a
good idea.
Business
• An ice cream parlor/snack stand near the new park would be great.
• Bed and breakfast done well could be a positive use in some areas (there
are currently two in Winter St. and one in Northey)
• Could the boat storage relocate? They are close to residential properties
and sometimes get noisy. Moving them to another location within the
Neck, surrounded by businesses would be good.
• Northern end should have art galleries in addition to more restaurants.
• More development focused around an anchor and complementary
businesses and attractions should go in northern end
• A good food/grocery store could be good (such as Trader Joe’s).
• Create a destination within the neighborhood.
Open Space
• This should be a walking neighborhood (traffic out is a benefit)
• A bike and pedestrian path should go along the residential sections along
Collins Cove all the way to the proposed park at the north end-the bike
path needs to go to more places.
• There is potential for improved greenspace in the lots at the end of
Saunders Street.
• Collins Park could be a great amenity but the City needs to fix it up. It is
underutilized and neglected. Tree, better lighting and gardens should be
added.
Miscellaneous
• Design guidelines should be created to set height, scale, look and feel.
• A boat landing should go in at the northern end.
• Festivals could become a summer attraction.
• Greater commitment to fight crime and drug dealing – people coming in
from out of area
• There should be improvements made to the side streets.
• Focus on abandoned and empty buildings.
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Appendix D
The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page D10
• Zoning shall allow good development like second story residential above
retail.
• The neighborhood should improve upon the historic character-but it has
to be affordable.
Section II: Complete List of Suggestions
Residential
• Residential development could be good as long as it is low density, low
profile
• The density of residential properties is important (crowding should be
discouraged)
• Transformation from single residential to multiple residential would not be
good; more single family homes are needed.
• The city needs to enforce the code in rental units in the middle district-too
many families are living within units that are designated as single family.
• The Bridge Street Neck neighborhood should try to mimic the feel of the
residential neighborhood that is between Conner’s Cove and the Common.
• Not enough focus on home ownership
• Brake and Clutch as residential is a good idea.
• No change in neighborhood scale and character
• Side street improvements are needed.
• New multifamily residential at plumbing site
• Undeveloped area between Hubron and Thorndike should become
residential.
Business
• An ice cream parlor near the new park would be great.
• An upscale food store could be good (such as Trader Joe’s).
• Classy music and/or entertainment in the business district would be okay.
• Bed and breakfast done well could be a positive use in some areas (there are
currently two in Winter St. and one in Northey)
• Design guidelines to set height, scale, look and feel.
• Northern end should have art galleries in addition to more restaurants.
• Signage-street, amenities, flags/banners
• More development in northern end focused around an anchor and
complementary businesses and attractions
• Create a destination within the neighborhood.
• A water taxi from the proposed park to Beverly would bring in tourists and
support businesses.
• Parking at northern end needs to be addressed in order for businesses to
grow.
• Physical attractiveness and pedestrian improvements would create better
stopping environments
• Improve appearance at northern end
• Find uses like Essex in terms of antiques
• There is not enough assistance provided to older businesses for upkeep
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Appendix D
The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page D11
• More business should open around Coffee Time-people come from out of
town to go to Coffee Time.
• Some type of Salem Museum could go in northern end-Maritime, art, Salem
Fire.
• Commercial façade improvements are needed.
• Waterfront restaurants/park with appropriate scale development 2 floors
Open Space
• Collins Cove pedestrian access is necessary.
• Greenspace for the section of property between March and Burnside.
• There was once a Victorian garden overlooking Collins Cove. A flower
garden along the water would be great.
• Public access/beach behind “Street Market”
• Connect bike trails-take trail to Winter Island/Willows.
• The bike path needs to extend to more places.
• A bike and pedestrian path should go along the residential sections along
Collins Cove all the way to the proposed park at the north end.
• The bike path should be extended past the Willows and along Collins Park.
• Waterfront walk at north end with beach access
• Collins Park could be a great amenity but the City needs to fix it up. It is
underutilized and neglected. Tree, better lighting and gardens should be
added.
• The bike path and walking paths should connect the neighborhood to the
commons.
• There is potential for improved greenspace in the lots at the end of Saunders
Street.
• Collins Cove beach needs to be improved.
• Graffiti at Collins Cove needs to be cleaned up and prevented.
Miscellaneous
• Could the boat storage relocate? They are close to residential properties and
sometimes get noisy. Moving them to another location within the Neck,
surrounded by businesses would be good.
• Don’t discourage boating; it would be great to have a place to dock and visit
a restaurant (floating dock).
• This should be a walking neighborhood (traffic out is a benefit)
• Need guidelines for building maintenance and improvement, but not historic
requirements. Hearings at the historic commission are so difficult -
requirements are too strong.
• Peabody has no historic feel anymore.
• Bridge Street has the historic character (own a 1795 house)
• People need to maintain historic character, but it has to be affordable.
• Festivals could become a summer attraction.
• The neighborhood could become a destination for artists and create a
community of artists with cottages and galleries.
• Bridge Street needs to feel safe.
• Loitering in old plumbing building needs to be stopped.
• Insufficient parking on side streets needs to be addressed.
DRAFT Salem Bridge Street Neck Neighborhood Revitalization Plan Appendix D
The Cecil Group • GLC Development Resources • Peter Smith Associates • Tetra Tech Rizzo Page D12
• The neighborhood should have historical markers/pamphlets with map for a
historic walk through the area.
• The neighborhood needs to create an identity for itself. Some people think
the neighborhood says “Cars”-with so many businesses dealing with and
servicing cars.
• More parking for residential and commercial areas is needed.
• The City needs a greater commitment to fight crime and drug dealing –
people coming in from out of area
• 47 Bridge Street not specifically addressed
• Would like to place utility wires underground as part of the plan
• Look at connecting sidewalks in the neighborhood.
• Speeding up Lathrop Street needs to be stopped.
• Utility pole reduction
• New mixed use development
• Focus on the stretch of Bridge Street between Lathrop and Merrill for
improvements. Focus on abandoned and empty buildings.
• Townhouses or shops could go in front of the buildings at the corner of
Lathrop and Bridge
• Middle scale adequate density to make change feasible in the Brake and
Clutch lot site.
• A key property for the neighborhood (the old bridge/future park area at the
north end) is now vacant.
• Improve-Burnt out building at the corner or Osgood and Bridge Street
• Mixed use is good in the Brake and Clutch site.
• Location planning for the Brake and Clutch Site is important.
• Storefront residential/live work for the Brake and Clutch site
• Focus improvements on the lower end of the Bridge Street
• Zoning shall allow good development like second story residential above
retail.
THE CECIL GROUP, INC.
GLC DEVELOPMENT RESOURCES
PETER SMITH ASSOCIATES