FALL RIVER • WATERFRONT URBAN • RENEWAL • PLAN Draft February 2018 Acknowledgements

City of Fall River Prepared for the Fall River Redevelopment Authority Mayor Jasiel F. Correia II William Kenney, Chairman City Council Anne E. Keane Shawn E. Cadime Joseph Oliveira Joseph D. Camara Kara O'Connell Stephen A. Camara Bradford L. Kilby FALL RIVER OFFICE OF ECONOMIC DEVELOPMENT Pam Laliberte-Lebeau Kenneth Fiola, Jr., Esq., Executive Vice President Stephen R. Long Steven Souza, Economic Development Leo O. Pelletier Administrative Assistant Cliff Ponte Maria R. Doherty, Network Administrator Derek R. Viveiros Lynn M. Oliveira, Economic Development Coordinator Planning Board Michael Motta, Technical Assistance Specialist

Keith Paquette, Chairman Citizens' Advisory Group Mario Lucciola Alice Fagundo Peter Cabral Charles Moniz Representative Carole A. Fiola Michael Lund Frank Marchione John McDonagh

Consultant Team

HARRIMAN FXM ASSOCIATES Steven G. Cecil AIA ASLA Francis X. Mahady Emily Keys Innes, AICP, LEED AP ND Dianne Tsitsos Margarita Iglesia, AICP Lily Perkins-High BONZ AND COMPANY Robert Salisbury FITZGERALD AND HALLIDAY Francisco Gomes, AICP, ASLA

ii FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 Table of Contents

1. Executive Summary...... 9

2. Characteristics...... 27

3. Plan Eligibility...... 78

4. Plan Objectives...... 115

5. Time Frame...... 145

6. Financial Plan...... 146

7. Requisite Municipal Approvals...... 148

8. Site Preparation...... 154

9. Public Improvements...... 155

10. Relocation...... 157

11. Redeveloper’s Obligation...... 158

12. Disposition...... 159

13. Citizen Participation...... 160

14. Massachusetts Environmental Policy Act (MEPA) ...... 163

15. Process for Future Changes: 760 CMR 12.03...... 164

16. Severability...... 165

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN iii List of Figures and Tables

Figure 1-1: Downtown and Waterfront Urban Renewal Plan Boundaries...... 12 Figure 1-2: Arts, Museums, Parks...... 13 Figure 1-3: Medium-Density Scenario - Waterfront View...... 15 Figure 1-4: High-Density Scenario - Waterfront View...... 15 Figure 1-5: Shell Oil Site Parcelization - Option A...... 16 Figure 1-6: Shell Oil Site Parcelization - Option B...... 16 Figure 1-7: Employment Trends in Fall River and Bristol County - Retail Trade...... 19 Figure 1-8: Employment Trends in Fall River and Bristol County - Accommodation and Food Services...... 19 Table 1-1: Fall River Urban Renewal Area Retail Gap Analysis: Indicative Results...... 20 Figure 1-9: Average Annual Demand for Selected Monthly Rents by Age Group, Fall River Urban Renewal Market Areas...... 21 Figure 1-10: Office Space Occupancy Fall River and Submarket 2008 - 2022...... 22 Table 1-2: Projected Growth in Occupancy in Medical & Total Office Space in Fall River...... 23 Table 1-3: Implementation Plan...... 25 Figure 2-1: Fall River, Mass in 1812 ...... 26 Table 2-1: Waterfront Urban Renewal Plan Urban Renewal Area Snapshot...... 27 Figure 2-2: Fall River’s Waterfront in 1877...... 28 Figure 2-3: Fall River Waterfront Urban Renewal Area (Plan Boundary)...... 29 Figure 2-4: South Coast Rail Phasing Plan ...... 31 Figure 2-5: Natural Resources...... 34 Figure 2-6: Flood Zones in the Urban Renewal Area ...... 37 Figure 2-7: Boundaries of Project Area...... 41 Figure 2-8: Existing Uses...... 42 Figure 2-9: Current Zoning...... 43 Figure 2-10: Proposed Land Uses...... 44 Figure 2-11: Proposed Zoning...... 45

iv FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 Figure 2-12: Parcels to be Acquired...... 46 Figure 2-13: Parcels to be Acquired (Inset)...... 47 Figure 2-14: Lots to be Created for Disposition...... 48 Figure 2-15: Lots to be Created for Disposition (Inset)...... 49 Table 2-2: List of Parcels for Acquisition and Disposition...... 50 Table 2-2: List of Parcels for Acquisition and Disposition (Continued)...... 52 Table 2-3: Snapshot of Parcels for Acquisition...... 53 Figure 2-16: Buildings to be Demolished, Rehabilitated, and Constructed...... 54 Figure 2-17: Buildings to be Demolished, Rehabilitated, and Constructed (Inset)...... 55 Figure 2-18: Public Improvements...... 56 Figure 2-19: Public Improvements (Inset): Proposed Commuter Rail Platform and Related Parking...... 57 Figure 2-20: Parks within and near the Urban Renewal Area...... 59 Figure 2-21: Chapter 91 and the Mount Hope Bay Designated Port Area...... 62 Figure 2-22: Areas Defined by Character of the Urban Design...... 67 Figure 2-23: Examples of Historic Mill Urban Design Character...... 68 Figure 2-24: Examples of General Residential Neighborhoods Character...... 69 Figure 2-25: Examples of Commercial Corridor Character...... 70 Figure 2-26: Examples of Industrial Waterfront Character...... 71 Table 2-4: Urban Design Conditions and Proposed Solutions...... 76 Table 3-1: Plan Eligibility...... 79 Table 3-2: Applicability of the Definition of Decadent Area to the Existing Conditions...... 81 Table 3-3: Building Age...... 82 Figure 3-1: Buildings Built Prior to 1940...... 83 Figure 3-2: Buildings Built Prior to 1978...... 84 Figure 3-3: Hazardous Materials Sites...... 87 Figure 3-4: Historic Resources...... 89

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN v List of Figures and Tables (Continued)

Table 3-4: Comparison of Recorded Building and Lot Conditions...... 91 Table 3-5: Comparison of Assessed Valuations...... 91 Figure 3-5: South Section Polygon...... 93 Figure 3-6: North Section Polygon...... 93 Table 3-6: Demographic Data: Population and Households Compared...... 94 Table 3-7: Workforce Characteristics...... 95 Table 3-8: Environmental Justice Criteria in Comparable Municipalities...... 96 Figure 3-7: Environmental Justice Communities...... 97 Table 3-9: Parcels with Tax Liens ...... 98 Figure 3-8: Tax Liens...... 99 Figure 3-9: Alternative 2-Modified...... 104 Figure 3-10: City of Fall River Community Priority Areas...... 107 Table 3-10: Consistency with the Commonwealth's Sustainable Development Principles...... 112 Figure 4-1: Southern Portion of the Waterfront...... 114 Figure 4-2: Infra-Space Proposal - Scheme 1...... 116 Figure 4-3: Infra-Space Proposal - Scheme 2...... 117 Figure 4-4: Infra-Space Proposal - Scheme 3...... 117 Figure 4-5: Concept for Walnut Street Pedestrian Bridge...... 119 Figure 4-6: Alternative 2 - Modified: At-Grade Route 79...... 123 Figure 4-7: Alternative 2 - Modified with Dimensions...... 123 Figure 4-8: Study Parcels...... 125 Figure 4-9: Medium-Density Scenario - Waterfront View...... 126 Figure 4-10: Medium-Density Scenario - Plan...... 126 Figure 4-11: High-Density Scenario - Waterfront View...... 127 Figure 4-12: High-Density Scenario - Plan...... 127 Figure 4-13: Chapter 91 Jurisdiction...... 128

vi FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018

List of Figures and Tables (Continued)

Figure 4-14: Opportunities for Access Improvements...... 129 Table 4-1: Comparison of Development Scenarios...... 130 Figure 4-15: Shell Oil Site Parcelization - Option A...... 134 Figure 4-16: Shell Oil Site Parcelization - Option B...... 134 Table 4-2: Retail Gap Analysis...... 136 Figure 4-17: Absorption and Vacant Rate Analysis for Retail...... 137 Figure 4-18: Employment Trends, 2006-2022...... 139 Table 4-3: Office: Average Annual Employment...... 140 Table 4-4: Projected Growth in Occupancy: Medical Office and All Office...... 141 Table 4-5: Estimates in Employment Based on Capacity...... 141 Figure 4-19: Visual Preference Survey Results...... 143 Table 6-1 General Source of Funding...... 146 Table 6-2 Financial Plan...... 146 Table 8-1 MassDOT CIP 2017-2021...... 154

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN vii List of Appendices (Separately Bound)

A. Municipal Approvals and Letters of Support

B. 760 CMR 12.00

C. Economic Development and Real Estate Market Conditions and Trends: FXM Associates

D. Public Engagement Materials

E. Public Meeting Minutes and Notes

F. Media Reports

G. Notifications

H. Environmental Notification Form

I. Parcel Inventory

J. Waterfront Park Case Studies

viii FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 1. Executive Summary

1. Executive Summary

The general purpose of this Urban Renewal Plan is to Introduction identify current conditions that have been obstacles to private investment, determine the needs of the waterfront Fall River is an exciting city with many assets, including and the goals for its redevelopment, and define those an extensive waterfront area and a historic downtown. The actions that will create incentives for the private market, Fall River Redevelopment Authority (FRRA) sponsored over time, to address the existing conditions. the production of two urban renewal plans, starting in the fall of 2016. The focus of this Plan is on the waterfront; The primary purpose of this Urban Renewal Plan is to the focus of the second Plan is on the downtown. address the future development of the parcels created by the realignment of the current Route 79/Davol Street The FRRA appointed a Citizens’ Advisory Group to road and highway system, a project under the purview provide input and feedback during the process and held of the Massachusetts Department of Transportation two public meetings: one in February 2017, and the (MassDOT). Once the realignment is complete, second in April 2017. The FRRA also held an Open approximately ten acres of land stretching along Fall House at City Hall, leaving boards describing both plans River's waterfront will be available for development. This up in the atrium for three weeks in May to June 2017 and is an unprecedented opportunity for new development in giving the public the opportunity to deposit comments in the heart of the City that will achieve the following goals: a "Suggestion Box." • Activation of the waterfront with new residential, To assist with the planning process and the preparation retail, and commercial uses of the plan, the FRRA hired a consultant team led by • Physical connection of the existing neighborhoods Harriman and including FXM Associates, Fitzgerald & to the waterfront Halliday, and Bonz and Company. • The provision of new multifamily housing to supplement the City's existing older housing stock • The provision of new space for office, retail, and Purpose of this Plan other commercial uses to supplement the older The Fall River Waterfront Urban Renewal Plan (the Urban spaces offered in the Downtown Renewal Plan) is an urban renewal plan as defined and To meet this goal, the FRRA will undertake the following enabled by Massachusetts General Laws (MGL) Chapter actions: 121B and has been prepared in accordance with proposed revised 760 CMR 12.00 (see Appendix B: 760 CMR • Acquisition of the new land from MassDOT 12.00) as required by the Department of Housing and • Reparcelization of the land into developable parcels Community Development (DHCD).

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 9 • Disposition of the parcels to one or more private • Establishment of critical links between the developers who will undertake the activities waterfront and the downtown; those links should necessary to add buildings, landscaping, and be physical (along Anawan/Pocasset, Central and public/private open space Columbia Streets), cultural, and economic.

• Control over the development by the use of a Specific actions are described below within this Executive Land Disposition Agreement (LDA) and the Summary in Plan Goals and Implementation Plan. design guidelines found in this Urban renewal Plan For these secondary opportunities, the anticipated actions include the following: Until the final designs are complete, the number of parcels that will be created is uncertain. These actions • Acquisition of buildings and/or vacant land for will not cause the relocation of businesses or residents as reparcelization and later disposition this land is currently only used for the existing highway • Use of design guidelines to control the physical network. form of future development within the urban renewal area During the course of the planning process for this Urban Renewal Plan, opportunities to address other conditions • Installation of public infrastructure improvements within the waterfront became evident based on public such as streetscape improvements and public open feedback and research into previous planning processes. space to enhance the urban renewal area and attract Key issues include the following: additional private investment

• Provision of additional public open space to The boundary of the urban renewal plan contains 770 support new and future residents and visitors to acres, 566 which are on land. To support the actions the waterfront identified in this plan, the FRRA has identified 52 parcels for acquisition of approximately 132 acres, or about • Identification of a new site for the commuter 23% of the total land area. This acreage includes the ten rail platform to support the South Coast Rail acres created by the Route 79/Davol Street realignment expansion and approximately 50 acres related to the Shell Oil site/ • Installation of new or expanded connections for Weaver's Cove. Over time, the FRRA expects to dispose pedestrians and bicyclists along the waterfront of all or most of these parcels, excepting those used for and to the adjacent neighborhoods public infrastructure improvements and public open • Planning for the future uses of the Shell Oil site space. /Weaver's Cove

10 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 1. Executive Summary

If the FRRA acquires all parcels identified for acquisition, by eminent domain for the public purposes established by the estimated number of businesses that may be displaced this Urban Renewal Plan. is approximately thirty-two and the estimated number of residential units that may be displaced is approximately twenty-eight. These numbers are estimated based on a visual survey undertaken in December 2017 and information from the City Assessor's database. Should the FRRA acquire any parcels requiring displacement of one or more residents and/or businesses, it must follow the requirements described in Section 10 Relocation. Additional information about the parcels for acquisition is provided in Section 2 Characteristics.

The FRRA will evaluate the need to acquire parcels over the life of this plan and will amend the plan as necessary to add or delete potential acquisitions. Should property owners redevelop their property in accordance with the goals and the design guidelines established by the urban renewal plan, the FRRA may remove those parcels form the list of acquisitions.

Fall River Redevelopment Authority

The Fall River Redevelopment Authority, is a public body politic and corporate, duly created pursuant to M.G.L. c. 121B, § 4, by the City of Fall River, MA on July 28, 1964. The FRRA, as a redevelopment authority, is authorized to undertake certain actions, including the acquisition and disposition of land, the redevelopment of land, the issuance of bonds, the establishment of certain controls on land developed by others, and the acquisition of land

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 11 Legend Waterfront Urban Renewal Plan Boundary Downtown Urban Renewal Plan Boundary

Data Sources: Base Map from Esri, DigitalGlobe, GeoEye, Earthstar Geo- graphics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP and swisstopo.

Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, Figure 1-1: Downtown and Waterfront Urban Renewal Plan BoundariesUSDA, USGS, AeroGRID, IGN, and the GIS User Community

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! ! ! ! FALL RIVER WATERFRONT to develop links opportunities between these two andthedowntown,waterfront andthere are significant naturalconnectionsbetweenit oneofthefew the the proximity ofthisdistricttothedowntown make Overlaystructure District oftheArts (AOD) and renamed, "The Maritime Museum." The regulatory recently becomeaffiliatedwith Battleship Cove and plaza, andtheformerMarine Museum, whichhas Narrows the"Gates oftheCity" Centerforthe Arts, institutions andassets,includingBattleship Cove, the renewal area andcultural buildontheexistingarts oftheurban The strategiesforthesouthernportion Museums,ParksArts, I: StrengtheningCurrentAssets: as follows: and institutions.Thestrategiesforthethree areas are residents,of visitorsandexistingnew businesses, diversification ofuseswillbeattractive toawiderange will connectover The timetoformavibrantwaterfront. has adifferent visionandstrategy;togethertheseareas phases matchthisgeographicdistribution.Eacharea and theabuttingparcels. Thegoalsandimplementation including the former Shell portion, Oilnorthern site rail corridor, andthe abuttingneighborhoods;andthe including thewater’s edge,theDavol Street/Route 79/ Cove and the Braga Bridge; the central waterfront clusteredthe southernportion, around Battleship canbedividedintothreeThe waterfront distinctareas: Plan Goals ! !

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URBAN RENEWAL PLAN !

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! ! ! ! ! ! ! ! ! ! ! Fall River Waterfront Urban Renewal Plan ! ! ! ! ! ! ! ! ! ! ! ! ! !

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! ! Enhancement of this district will make it attractive for through personal boats or by taking an excursion boat. possible rehabilitation of nearby historic mill structures Integrating uses on land with uses on the water is a critical for residential or retail use. component of waterfront development; each reinforces the attractiveness of the other. II: Developing a New Community: Route. 79 and Davol Street III: Rehabilitating Land for Jobs and Open Space/Recreation Use: Shell The proposed realignment of Davol Street and Route 79 will create new land in the central portion of the urban Oil Site Area renewal area; this new land presents an opportunity to The northern portion of the urban renewal area includes create a new neighborhood that links the waterfront the former Shell Oil Site which presents challenges with the existing neighborhoods which are currently for resolving historic environmental hazardous waste This is the key strategy separated from waterside access. contamination, but also presents the possibility of of this Urban Renewal Plan; this new community reparcelization and redevelopment for water-dependent connects the three parts of the waterfront to each industrial use and supporting uses and job creation, as other and to the City as a whole. Without a coordinated well as the possibility for mixed use and non-industrial plan for the development of the land created by the use. Possible dedication of a portion of this site, as well proposed realignment, the City of Fall River – and the as portions of nearby parcels within the urban renewal Commonwealth of Massachusetts – loses a unique, once- area, for public open space and recreation use should be in-a-generation opportunity to recalibrate the entire included in planning for this area which is poorly served waterfront area. in this regard. Planning will have to take into account the applicability of Designated Port Area and Chapter 91 Streetscape improvements that provide access for vehicles, restrictions as well as the implications of designation of pedestrians, and bicyclists reinforce the connectivity the Taunton River as a “wild and scenic” waterway. promised by this plan, and allow local traffic of all modes to safely interact with the regional traffic on Route 79. Further discussion of these three areas and the goals and strategies for each can be found in Section 4. Plan Additional strategies take advantage of the watersheet Objectives. to allow people to experience the water directly, either Connection to the Downtown

Because the FRRA sponsored the planning process for both the waterfront and the downtown at the same time,

14 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 1. Executive Summary

Figure 1-3: Medium-Density Scenario - Waterfront View For illustrative purposes only. Not a proposed project.

Figure 1-4: High-Density Scenario - Waterfront View For illustrative purposes only. Not a proposed project.

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 15 the parallel processes allowed the FRRA and the consultant There is a second link between the waterfront and the team to consider how the waterfront and the downtown downtown – the AOD, a regulatory mechanism that could be linked. The two are separated by a significant links both areas by encouraging the development of uses topographical change from the Taunton River, up a steep that support or relate to the arts. Most of the near-term slope to North and South Main Streets. Historically they strategies related to the AOD are found within this Urban were linked by the Quequechan River; the river now flows Renewal Plan. It is hoped that the proposed changes under the downtown until it reaches the Taunton River. discussed in this Plan will spread up Anawan/Pocasset Daylighting portions of the river through the downtown Street, Columbia Street, and the Central Street/Green has been discussed in the past. Near-term interventions for Street/Bank Street Corridor to the downtown, as noted in the river will be covered in Section 9. Public Improvements. the Fall River Downtown Urban Renewal Plan.

Figure 1-5: Shell Oil Site Parcelization - Option A Figure 1-6: Shell Oil Site Parcelization - Option B For illustrative purposes only. Not a proposed project. For illustrative purposes only. Not a proposed project.

16 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 1. Executive Summary

Finally, a connection between the waterfront and the downtown also exists in terms of demand in the real estate market. The vision for how these two districts can interact with each other assumes that each area will attract a different market. The vision for the waterfront is to attract residents and businesses looking for something new. The floor plates of new construction will be more suitable for certain types of businesses and for standard residential floor plans. The view of the water will add value to higher- level units, while access to the South Coast Rail commuter station will be attractive to others. Retail and services will be in two categories: those that serve the residents and employees of the existing and new neighborhood and those that focus on visitors to the waterfront.

The downtown is expected to attract those who want smaller, urban spaces with varying floor plates and materials that reflect the historic architecture of the downtown. Under this scenario, future residents will be attracted to pedestrian-oriented streets that have a mix of retail, experiential retail, personal services, and restaurants along the ground floor. Retail and restaurants will enhance the urban feel and reinforce the historic materials of the downtown and the cultures of the people who live in Fall River. Small, innovative businesses will be attracted to this area.

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 17 in 2006. In both places, recovery began in 2011, but is Summary of Market Conditions not yet well-established enough to serve as the basis for reliable projections. This market conditions analysis focuses on potential for growth in three parts of the economy which are likely Although there is evidence of an upward climb in the city targets for development: the retail market, the rental since 2011 (Figure 1-7), suggesting that retail trade may housing market, and the office market. The full discussion have growth potential in the city, the performance at the of the data and methodology underlying this summary is county level shows little sign of recovery yet, and the trend provided in Appendix C: Economic Development and Real lines for both to 2021 decline. The level of confidence in Estate Market Conditions and Trends: FXM Associates. The the Fall River projection, however, is very low, leaving open good news for both the waterfront and the downtown is the possibility of future growth in the sector. This recent that demand potential exists for residential, retail, and pattern of growth is confirmed in subsequent analyses of office space. The challenge is how to address that demand historical trends and projections of net absorption of retail in both areas. As the waterfront and downtown change space in Fall River. At the county level, though, the R2 in response to their respective visions, the character of value is quite high, indicating the downward trend there each should attract residents and businesses looking for may be more reliable. different space and amenities. Closely related to the retail sector and included in the Retail Trends and Projections retail analysis is Accommodation and Food Services (NAICS code 72). Here the trend has been positive for Two types of analyses underlie this discussion of retail both the City of Fall River and Bristol County. Figure 1-8 trends. The first is an analysis of available jobs; the second shows both historical employment and projected trends, is a measure of the gap between the demand for goods as the R2 value is high for both, making the projection and services and the types of retail currently available. reasonably reliable. In both cases, the methodology and results are provided in detail in Appendix C: Economic Development and Real The retail gap analysis1, a snapshot of activity at the time Estate Market Conditions and Trends: FXM Associates. the report was generated, indicates that there is currently Note that the reliability of projections into the future is potential demand to support 28 stores, across thirteen important in interpreting the results shown in this analysis categories, for an estimated 92,000 total square feet of for retail and office trends. Trends over the last decade in additional retail space within the effective market area for retail employment, whether at the city- or county-level, the waterfront and the downtown. How much is captured provide only a limited guide to the future. The 2008-2009 by the waterfront and the downtown depends upon recession caused large drops in the numbers of jobs in the 1 This analysis should be eviewedr and updated on a regular basis to ensure that the data is consistent with current market condi- city and county, but at the city-level, the decline began tions.

18 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 INSERT THIS AND FOLLOWING SHEET AS REPLACEMENTS FOR PAGES 15 & 16 IN WATERFRONT PLAN AND PAGES 13 & 14 IN DOWNTOWN PLAN 1. Executive Summary Figure 2

Closely related to the retail sector and included in the retail analysis is Accommodation and Food Services (NAICS code 72). Here the trend has been positive for both the City of Fall River and Bristol County. Figure 3 shows both historical employment and projected trends, as the R2 value is high for both, making the projection reasonably reliable. Source:Figure 1-7:MassDOL EmploymentES202 Trends data in series; Fall River US and Dept Bristol of CountyCommerce, - Retail Bureau Trade of Economic Analysis, Regional Economic Information System; and FXM Associates Source: MassDOL&WF ES202 data series; US Dept of Commerce,Figure Bureau 3 of Economic Analysis, Regional Economic Information System; and FXM Associates Although there is evidence of an upward climb in the city since 2011, suggesting that retail trade may have growth potential in the city, the performance at the county level shows little sign of recovery yet, and the trend lines for both to 2021 decline. The level of confidence in the Fall River projection, however, is very low, leaving open the possibility of future growth in the sector. This recent pattern of growth is confirmed in subsequent analyses of historical trends and projections of net absorption of retail space in Fall River. At the county level, though, the R2 value is quite high, indicating the downward trend there may be more reliable.

Source:Figure 1-8: MassDOL EmploymentES202 Trends data in series;Fall River US and Dept Bristol of County Commerce, - Accommodation Bureau of and Economic Food Services Analysis, RegionalSource: MassDOL&WF Economic ES202 Information data series; USSystem; Dept of Commerce, and FXM Bureau Associates of Economic Analysis, Regional Economic Information System; FXM

RetailFALL RIVER Opportunity WATERFRONT GapDRAFT Analysis URBAN RENEWAL PLAN 19

Another approach to assessing potential opportunities for expanding retailing is a retail opportunity gap analysis, a tool used by major retailers and chain restaurants to gauge market demand and competition within a specified geographic area. It presents a snapshot of the current consumer spending on various retail categories within a specified geographic area alongside actual retail store sales in those same categories within the same geographic area. Where expenditures by households in the market area exceed sales in that market area, a gap or opportunity exists for stores within the market area to “capture” more of those household expenditures. (This loss of potential sales is also called “leakage.”) Conversely, where market which stores are appropriate for each area and how those the retail opportunity gap analysis is only a snapshot of opportunities are captured as part of the implementation current potential. In the second quarter of 2017, Fall of this Urban Renewal Plan and other marketing efforts by River had about 266,000 square feet of vacant retail the City. The highest amount of projected space (15,300 space, a declining vacancy rate, and average annual net square feet) is for Full-Service Restaurants. Food-related absorption (new occupancies minus move-outs) of 67,500 businesses are clustered in the top one-third of categories square feet per year. The implication of this forecast is that showing a retail gap, representing an opportunity for without new construction or rehabilitation of currently strategic clustering of related businesses. Other businesses underused space, virtually all the existing inventory would represent the types of goods and services appropriate for be absorbed within the next 4-5 years. This forecast of net downtown and village center areas. absorption coincides with the employment growth trends observed in recent years (since 2011; see Figures 1-7 and The analysis also examined trends in the supply, occupancy, 1-8). Caution must be noted in the near-term, however, vacancies, and pricing of retail space because retail is an because the extremely low average rents will challenge especially important potential use for both the waterfront developers to create especially attractive space in prime and the downtown urban renewal areas, and because

Table 1-1: Fall River Urban Renewal Area Retail Gap Analysis: Indicative Results Source: The Nielsen Company, Segmentation and Market Solutions, 2016; various industry sources for sales per SF and SF per store; FXM

20 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 1. Executive Summary

locations for the higher rents necessary to support new Households within the under 35 and 55 to 74 age construction or rehabilitation of existing space. groups are frequently targeted by developers for urban and specialty rental housing, such as re-use of formerly Rental Housing Demand Analysis commercial and institutional structures, because they are less likely to have school-age children and therefore more open to units with fewer bedrooms in locations that are Housing can be a critical component of a waterfront not necessarily ideal environments for children. They are renewal plan, providing not only a market for the also likely to be attracted to denser urban environments goods and services produced in the urban renewal area that allow walking distances to restaurants and retail and prospective employees for businesses, but also vital shops. Households in other age groups, however, may also street activity both during and outside of business hours. comprise demand for housing within the market area, and Properly integrated, it is a critical component of most this report also assesses overall potential demand for all Average Annual Demand for Selected Monthly Rents by Age Group mixed-use developments, which dominate developer age groups. Fall River Urban Renewal Market Areas preferences. 2016-2021

1,400

1,200

Rentals @ $1,800/month 1,000 Rentals @ $2,100/month 800 Rentals @ $2,400/month 600 Rentals @ $2,700/month Number of Households of Number 400

200

0 Under 35 Age 35-44 Age 45-54 Age 55-64 Age 65-74 75 and Over

Figure 1-9: Average Annual Demand for Selected Monthly Rents by Age Group, Fall River Urban Renewal Market Areas Source: FXM Associates, Housing Demand Model, November 2016

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 21 Based on the combined waterfront and downtown urban floor plans of the individual products will determine the renewal areas’ current share of rental housing in the market price points in each area. area and recent absorption rates in comparable projects, an estimated 135 households that are able to afford up Office-using Sector Analysis to $1,800 a month rent might be absorbed by additional rental development in a competitive rental property in Office-using industries are a major employer in the City this location each year. of Fall River and in the urban renewal areas. As shown in Figure 1-10, occupied office space is projected to increase As discussed above, the waterfront and the downtown are in Fall River and in the Attleboro/Fall River/New Bedford likely to have a variety of residential products at varying submarket overall. Over the next several years, projected price points. The information in Figure 1-9 indicates the demand could be absorbed by vacancies in existing demand for rental units at different price points in the office space, but if current trends continue, there will be combined areas; note that the different amenities and opportunities for rehabilitation and possible new office space construction. In the absence of some dramatic local, regional, state, or national economic downturn (worse

Figure 1-10: Office Space Occupancy Fall River and Submarket 2008 - 2022 Source: Co Star Property Information Systems, March 2017; and FXM Associates.

22 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 1. Executive Summary

than the recent great recession, which the region and city little more than half of the employment in this sector is survived comparatively well), that demand for office space in Health Care, and most of that is in Ambulatory and is likely to continue to be positive for at least the next Health Care Services. Almost all the Social Assistance several years. activity is in Individual and Family Services.

The largest share of demand for office space in Fall River A much smaller but growing sector in the City of Fall comprises professional, technical, and financial sectors, River is Educational Services. Trends are positive for both followed by social assistance services, medical offices, and the city and country levels, but stronger at the city-level public administration. The demand for medical office than at the county-level. space is projected to grow by 2.4% per year and all office space by 1.2% per year city-wide. (See Table 1-2). As with retail and residential, this analysis calculates demand across both urban renewal areas. The difference The Health Care and Social Assistance sector is a large in product – rehabilitation versus new construction – proportion of both downtown and city labor forces. A will help determine how much and what type of office is captured in each area.

Table 1-2: Projected Growth in Occupancy in Medical & Total Office Space in Fall River Source: Mass DOL ES202 series; Co Star Property Information Systems; and FXM Associates. March 2017.

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 23 In order for each identified group to be an effective partner, Implementation Plan appropriate staffing and funding resources are required. While some of the capital costs for this project may be The implementation of this plan requires actions by the met by grants, loans, or bond issues, in general, operating FRRA, of course, but also requires public action from the costs for staff and other resources must be funded by the Planning Board and the City Council, especially in the appropriate entity. The FRRA and the City must provide early years of the plan. the required resources to fulfill their respective roles in the ORGANIZATIONAL ACTIVITIES ACTION IMPLEMENTATION TIMELINE City Council Increase staffing and operational funding for City Planning Department . Phase I

FRRA, Planning Review progress and amend plan if necessary. Board, City Phase I, II, III Council

REGULATORY ACTIVITIES ACTION IMPLEMENTATION TIMELINE FRRA, Planning Adopt zoning changes recommended in this plan, and revised design review Board, City Phase I process. Council Undertake design review of all parcels developed within the boundary of this FRRA, Planning urban renewal plan using the design guidelines identified in this plan under Section Phase I, II, III Board 4.3 Design Guidelines.

ACQUISITION ACTIVITIES ACTION IMPLEMENTATION TIMELINE Acquire parcels within the Arts, Museums and Parks subarea, develop relocation FRRA plans, and issue Requests for Proposals. Phase I

Negotiate acquisition of land created by the realignment of the Davol Street/Route FRRA, MassDOT, Phase I 79 corridor. Acquire Shell Oil site. FRRA Phase I or II Continue acquisition, redevelopment, and disposition, as appropriate, of parcels Phase II and FRRA identified in this plan. III Evaluate need for additional acquisitions and development to support the projects completed to date. FRRA Phase III

DEVELOPMENT ACTIVITIES ACTION IMPLEMENTATION TIMELINE Act as master developer for Route 79 corridor, Shell Oil site, and other sites FRRA Phase I, II, acquired to support the purposes of this plan. and III

Dispose of parcels, as identified in this plan, to developers by sale or lease to FRRA Phase I, II, be redeveloped according to the goals of this plan. and III

24 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 1. Executive Summary implementation of this plan. The proposed activities in Section 4. Plan Objectives contains a more detailed look this plan will require an increase in staff for the City's at the elements of this timeline; Section 6. Financial Plan Planning Department. provides more information about funding needs and strategies.

PUBLIC INFRASTRUCTURE ACTIVITIES ACTION IMPLEMENTATION TIMELINE Complete 25% Design and Permitting for Route 79 North. Work with MassDOT FRRA, MassDOT, to ensure realignment of Route 79/Davol Street creates appropriate parcel Phase I Planning Board sizes. Partner with MassDOT to implement concepts introduced in their Infra-Space FRRA, City Council, proposal under Braga Bridge (including relocation of salt sheds, additional MassDOT, DCM, Phase I parking, and open space) and with local property owners to establish landowners, Planning pedestrian and bike connectivity between the two sides of the bridge. Board Improve walkway along National Grid/Remington Avenue Pier. FRRA, City Council Phase I Work with MassDOT to facilitate South Coast Rail Project implementation by FRRA, City Council Phase I 2022. Begin construction of Route 79 North. MassDOT Phase I FRRA, City Council, Integrate streetscape improvements on City streets with the new Route 79/ DCM, MassDOT Phase I Davol Street corridor.

FRRA, City Council, Improve visual access to Firestone Pond and visual and physical access to DCM, landowners Phase I Crab Pond in the Arts, Museums and Parks subarea.

PLANNING ACTIVITIES ACTION IMPLEMENTATION TIMELINE Undertake planning and implementation of improvements to the Anawan/ FRRA, City Council, Pocasset Street corridor as a link between the waterfront and the downtown, Planning Department Phase I including opportunities for public access to historic Quequechan River falls, currently exposed at two locations in the Iron Works Mill Complex. Undertake further planning and implementation of improvements to the FRRA, City Council, proposed Center Street/Harborside Park/Green Street/Bank Street Streetscapes Planning Department Phase I corridor as link between the waterfront and the downtown. FRRA, City Council, Undertake more detailed planning study for Shell Oil site to determine DCM, landowners, appropriate uses within the DPA, necessary environmental mitigation based on Phase I Planning Board those uses, and appropriate access and parcelization.

OTHER ACTIVITIES ACTION IMPLEMENTATION TIMELINE Conduct a new assessment of the water quality of the Taunton River and explore the feasibility of opening the northern section of the river to quahoging and City Council Phase I oystering.

Table 1-3: Implementation Plan

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 25 Figure 2-1: Fall River, Mass in 1812 Source: Census Office, Part II. 1812 Map of Fall River, 1887

26 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 2. Characteristics

2. Characteristics

2.1 Description of the Plan Area

URBAN RENEWAL AREA CITY OF FALL RIVER PERCENTAGE OF CITY Total Number of Properties ~630 ~19,991 3.2% ~770 acres (~566 acres Total Acres ~24,182 acres 3.2% on land) Total Valuation ~$ 187.2 million ~$ 6.0 billion 3.1% Table 2-1: Waterfront Urban Renewal Plan Urban Renewal Area Snapshot Development History Main, and South Main Streets;3 the Fall River Branch Railroad, which connected the city to New Bedford and Fall River's western edge is defined by the Taunton River. later to Bridgewater; and the Fall River Line, a luxurious North Watuppa and South Watuppa Ponds bound it on steamship that provided service between Boston and New the east. The Quequechan (“Falling River”) River cuts York City. across the lobe defined by these bodies, flowing westerly from the ponds to the Taunton River over a course that The textile industry in Fall River flourished through the once involved eight small waterfalls. Much of Fall River’s 1800s and into the 1900s. In 1868, with 500,000 spindles, history centers around its plentiful water resources and it overtook Lowell, Massachusetts as the leading textile the industry they enabled. city in the country. By 1872, Fall River had doubled this capacity. Mill development and subsequent population First populated by the Pokanoket Wampanoag tribe, Fall growth tapered after this point but hardly stalled. By River incorporated in February of 1803. Fall River’s first 1876, the city produced one-sixth of all cotton and textile mill, Globe Manufacturing, was built eight years one-half of all print cloth production in New England. later. More textile mills followed: Fall River Manufactory President William Howard Taft attended the city’s in 1813, Troy Cotton and Woolen Manufactory in 1813, “Cotton Centennial” in 1911. The population at that and the Pocasset Manufacturing Company in 1821.1 time was 119,295, and the city had 3,943,036 spindles These mills brought residents to the city and by 1830, in operation.4 Fall River’s population had climbed from the two dozen families that were present at its incorporation to 4,159.2 In its tremendous success, the city was also very exposed. These years saw the construction of Fall River’s early street Other industries had not developed in Fall River. In 1918, grid, consisting of Bedford, Central, Anawan, North after World War I ended, the US economy began to slow, 1. Fenner, Henry Milne. History of Fall River Massachusetts. Fall River 3. Census Office, Part II. 1812 Map of Fall River, 1887. Merchants Association, 1911. 4. Fenner, Henry Milne. History of Fall River Massachusetts. Fall River 2. Ibid. Merchants Association, 1911.

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 27 Figure 2-2: Fall River’s Waterfront in 1877 Source: Library of Congress, View of Fall River, MA, Drawn and published by O.H. Bailey and J.C. Hazen, 1877 then the Great Depression hit. By 1940, the number Today, Fall River's population is 88,712, approximately of textile companies in Fall River had declined to 17, 31,700 less than at its peak in 1920. The median which was 32 fewer than had existed in 1917. Smaller household income and level of educational attainment companies, focused on garment production, partially for this population are both around half of what is seen offset this loss. These businesses survived until the 1990s, statewide.6 The city’s proud history is evident in the when globalization and foreign competition led them to numerous mill buildings that dot its landscape. Some 5 relocate or shut down. of these buildings have been masterfully adapted to new uses, but others remain partially-occupied or vacant, In the decades following the decline of the garment absent a local economy that is robust enough to support industry, a few large infrastructure projects have drastically redevelopment. The city's housing stock – a majority of altered the city. Between 1959 and 1966, the Federal and which was constructed during the mill boom – is starting State governments constructed Interstate 195 (I-195) to show signs of wear.7 I-195 affords great access to the and Route 79. I-195 follows the path of the Quequechan region, but inhibits movement locally. City Hall, which River, and its construction involved the channelization and rests on top of this roadway, pieces the downtown together burial of most of the exposed waterway. This course also slightly, but the area is still largely fractured. Route 79, split the city’s downtown, located in the area immediately meanwhile, is scheduled for major construction that will adjacent the Quequechan River, in two. Meanwhile, remove the roadway's elevation, enhancing connection Route 79, which runs roughly perpendicular to I-195, to the waterfront and freeing up about ten acres of land and roughly parallel to the Taunton River, separated residential communities located on higher ground from 6. MassInc, Gateway Cities Profile: Fall River, 2008. the waterfront. 7. UMass Dartmouth Public Policy Center and Representative Carole Fiola, 5. Koorey, Stefar, Fall River Revisited, Arcadia Publishing, 2012. Towards an Evidence-Based Housing Policy in Fall River, MA, 2016.

28 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 2. Characteristics

The Plan Boundary includes the full SIDNEY right-of-way for all streets that define TAUNTON its borders. RIVER

NORTH MAIN SOMERSET

Veterans Memorial Bridge Route 6/138

ROUTE 79

MA RMV

NORTH MAIN

BRIGHTMAN

ROUTE 79

Veterans REMINGTON Memorial Bicentennial Park PRESIDENT/ROUTE 6

NORTH MAIN City Pier

Braga Bridge I-195 Cove Marina

Legend Heritage State Park Existing Connections Across Narrows Battleship Route 79 Center I-195 Cove Plan Boundary Maritime ANAWAN Museum Gates of Parcels the City Sources: Parcel Data from the City of Fall River Assessors’ Plaza FERRY Office; Base Map from Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmap- ping, Aerogrid, IGN, IGP and swisstopo.

Figure 2-3: Fall River Waterfront Urban Renewal Area (Plan Boundary)

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 29

Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community for new development. This area will undergo significant Park and then continues north. Though the roadway has change in the coming years. four lanes, it is regularly broken by cross streets.

Location and Access Route 79, in contrast with these other roadways, greatly inhibits movement. As it is currently constructed, Route Fall River is located in southeastern Massachusetts, just 79 runs the length of the waterfront in the urban renewal north of Rhode Island, and next to the Massachusetts area. It is elevated at most points, and connection towns of Westport, Dartmouth, Freetown, and Somerset. underneath it is afforded at just a handful of locations: It is accessible by several major roadways: I-195, which Ponta Delgada Boulevard, Anawan/Pocasset Street, connects Fall River to Providence, RI; US Route 6, which Central Street, Water Street/Central Street, Route 6/ runs from Providence, RI to Cape Cod; and State Routes President Avenue, and Herman Street. The proposed 79 and 24, which run north to Boston. realignment of Route 79 will help relieve this condition, however, the City should work to ensure that reconnecting This Plan's urban renewal area is situated along a three- the city with its waterfront is prioritized throughout the mile stretch of the Taunton River. The northern edge of design process. This Plan offers recommendations to this the urban renewal area is defined by Sidney Street and the end in Section 4. Objectives. southern edge is defined by the railroad tracks just above William Street. North Main Street delineates the area's In addition to these roadways, the urban renewal area has eastern edge with two exceptions: from Ferry Street to two bridges, Braga Bridge and the Veterans Memorial Cedar Street, where the boundary is defined by Route 79, Bridge (Route 6), and is home to a state-owned rail and from the North Main Street-Route 79 underpass to corridor. until Sidney Street, where it is again defined by Route 79. Naturally, the Taunton River forms the western boundary. The state-owned rail corridor runs roughly parallel to Route 79 but is set eastward, away from the waterfront The urban renewal area is intersected by three major and closer to Fall River's residential communities. There roadways: I-195, US Route 6, and Massachusetts Route are ample opportunities to cross these tracks at present. 79. I-195, which runs through the downtown and over This condition may change, however, with the temporary the Taunton River, is located in the southern portion of extension of the Middleboro/Lakeville MBTA Commuter the urban renewal area. The roadway is elevated through Rail line and the ultimate construction of the South Coast this stretch and does not pose a physical barrier, however Rail line. As with the Route 79 construction, the City its ramps do impede visual connection and contribute to should work to sustain and improve waterfront access. unpleasant conditions, particularly for pedestrians. Route 6/President Avenue, parallels I-195 until Bicentennial

30 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 2. Characteristics

Figure 2-4: South Coast Rail Phasing Plan Source: http://www.massdot.state.ma.us/Portals/41/Docs/NPCPhasingPlanMap.pdf

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 31 Transit Infrastructure and Service proposed for Fall River, one at the old station site between Pearce and Baylies Streets and a seasonal platform at Public transportation, while limited, is also available Battleship Cove. The land originally proposed for the within the urban renewal area. The Southeastern Regional year-round station is no longer available; this Urban Transit Authority (SRTA) operates ten bus routes within Renewal Plan proposes a new location. Fall River and two intercity routes, one to the Swansea Mall, and a second to New Bedford. One of these routes Environmental, Natural and Cultural (Route 2) makes stops in the urban renewal area. All buses leave from the newly-constructed Louis D. Pettine Resources, Regulated Areas Transportation Center, which is located downtown, off Borden Street. These buses provide reasonable coverage of The urban renewal area was screened for the following the city geographically but hours of operation could be environmental, natural and cultural resources, and improved; many bus routes stop at 6PM and none run regulated areas: on Sundays. The 2016 Regional Transportation Plan notes the lack of a Fall River-Taunton intercity route; presently, riders must travel via New Bedford. Although Taunton • Topography is a thirty-minute drive from Fall River, this connection • Surface Water Resources takes two hours and forty-five minutes during ideal traffic conditions. • Other Natural Resources • Coastal Zone, Chapter 91, and the DPA In addition to these public bus options, the city is also • Title 5 Setback Zone served by Megabus and Peter Pan. Megabus operates a route from Fall River to UMass Dartmouth, Fairhaven/ • Floodplains New Bedford, Providence, RI, New Haven, CT, and New • Marine Infrastructure York, NY. Peter Pan offers service to Boston, Hyannis, • Utility Infrastructure Newport and Providence, RI, and New York, NY.

There is no commuter rail service in Fall River at this time, Section 3. Eligibility describes other conditions, such as however, rail service and two new rail stations are being hazardous risk sites, historic properties, and Environ- planned as part of the South Coast Rail Project. This mental Justice areas. future rail service would provide commuter rail service connecting Fall River to Boston via the Middleborough/ Lakeville Line in the first phase of the service, which is planned for completion in 2022. Two stations had been

32 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 2. Characteristics

Topography and Scenic Rivers System. Management of the river is a joint partnership of the National Park Service and the The waterfront area west of Route 79 is low-lying with Taunton River Stewardship Council. The Federal Wild much of the area approximately 10-feet above sea level and scenic Rivers Act (1968) requires that the river be and falling within, or near, the 500-year floodplain. East kept in a free-flowing condition. of Route 79, the topography climbs steadily with many local streets and rail corridor being 30-to 60-feet above sea The Taunton River is classified as a Category 5 water in level (see Figure 2-7). the 2014 Massachusetts Integrated List of Waters). Causes of impairment include fecal coliform, fishes bioassessments, and dissolved oxygen levels. The Environmental Surface Water Resources Protection Agency (EPA) defines Category 5 waters as those that require a Total Maximum Daily Load (TMDL). The urban renewal area rests entirely within the A TMDL, defined by Section 303(d) of the U.S. Clean Narragansett Bay Watershed (see Figure 2-5). Water Act, describes a plan for restoring impaired waters that identifies the maximum amount of a pollutant that a Surface water resources within the urban renewal area body of water can receive while still meeting water quality include the Taunton River north of the Braga Bridge and standards. Mount Hope Bay to the south. Firestone Pond (bounded by Firestone Avenue, Water Street and Anawan/Pocasset The most recent available water quality assessment report Street) and a smaller pond nearby (known locally as Crab for the Taunton River identifies the river proximate to Fall Pond) are two additional, underutilized surface water River as class SB.8 Class SB waters are defined as follows resources. The water quality of these two waterbodies is unknown. These waters are designated as a habitat for fish, other aquatic life and wildlife, including The mouth of the Quequechan River intersects the for their reproduction, migration, growth Taunton River within the urban renewal area, and and other critical functions, and for primary portions of the river can be seen at various locations and secondary contact recreation. In certain between Anawan/Pocasset Street and the area underneath waters, habitat for fish, other aquatic life and wildlife may include, but is not limited to, the Braga Bridge. Most of these locations are not accessible seagrass. Where designated in the tables to to the public. 314 CMR 4.00 for shellfishing, these waters shall be suitable for shellfish harvesting with TAUNTON RIVER depuration (Restricted and Conditionally The Taunton River was designated as a Partnership Wild and Scenic River in 2009 and is part of the National Wild 8 Taunton River Watershed 2001 Water Quality Assessment Report, p.14

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 33 Figure 2-5: Natural Resources

34 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 2. Characteristics

Restricted Shellfish Areas). These waters shall long term control plan, except as identified have consistently good aesthetic value. in such plan. The Department may designate a segment partial use, B(CSO) or SB(CSO), Massachusetts Surface Water Quality Standards, provided that: 314 CMR 4.05 (4)(b) a. a Department approved long term control The City should conduct a new assessment of the water plan provides justification for the overflows; quality to determine the impacts of the improvements b. the Department finds through a use and to explore the feasibility of opening the northern attainability analysis, and EPA concurs, that section of the Taunton River for quahoging and oystering. achieving a greater level of CSO control is not feasible for one of the reasons specified at 314 MOUNT HOPE BAY CMR 4.03(4);

Mount Hope Bay is classified as a Category 5 water in c. existing uses and the level of water quality the 2014 Massachusetts Integrated List of Waters. Causes necessary to protect the existing uses shall be of impairment include chlorophyll-a, fecal coliform, maintained and protected; and fishes bioassessments, nitrogen, and water temperature. d. public notice is provided through procedures Category 5 waters are “waters requiring TMDL.” for permit issuance under M.G.L.

The most recent available water quality assessment report c. 21, §§ 26 through 53 and regulations for Mount Hope Bay identifies the Mount Hope Bay promulgated pursuant to M.G.L. c. 30A. proximate to Fall River as class SB (CSO).9 In addition, the Department will publish a notice in the Environmental Monitor. Other SB (CSO) waters are defined as follows: combined sewer overflows may be eligible for a variance granted pursuant to 314 CMR These waters occasionally are subject to 4.03(4). When a variance is not appropriate, short-term impairment of swimming or partial use may be designated for the segment other recreational uses due to untreated CSO after public notice and opportunity for a public discharges in a typical year, and the aquatic life hearing in accordance with M.G.L. c. 30A. community may suffer adverse impact yet is still generally viable. In these waters, the uses Massachusetts Surface Water Quality Standards, for Class B and Class SB waters are maintained 314 CMR 4.06 (11) after the implementation of long term control measures described in the approved CSO Additionally, shellfish harvesting in Mount Hope Bay has been identified as impaired due to elevated total fecal 9. Narragansett and Mount Hope Bay Watersheds 2003-2008 Water Quality Assessment Report, p.34-37

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 35 coliform bacteria.10 The fecal coliform bacteria has been Other Natural Resources identified as a direct pollution effect of the City of Fall River with secondary effects from the City of Taunton.11 Natural resources within the urban renewal area are According to the TMDL report: primarily associated with the Taunton River and Mount Hope Bay. There are no documented inland wetlands The TMDL analysis has determined that the within the urban renewal area although a small area of most significant point source contributors of shallow marsh meadow is located between Route 79 and fecal coliform to the Massachusetts portions of Mount Hope Bay include the direct pollution the Shell site (see Figure 2-5). effects of the City of Fall River, and secondary effects from the City of Taunton. The main Coastal Zone, Chapter 91, and the DPA stem Taunton River drains directly into the Massachusetts (MA) and Rhode Island (RI) COASTAL ZONE Mount Hope Bay areas. Flows from the Taunton River carry Combined Sewer Overflow (CSO) The urban renewal area is almost entirely within Coastal discharges from both cities following wet Zone Boundary (see Figure 2-5). This area is regulated by weather directly into these Mount Hope Bay areas. Additionally, general overland stormwater the Massachusetts Office of Coastal Zone Management draining directly into the Taunton River from (CZM). The Coastal Zone Management Act authorizes both urban areas during wet weather is another state coastal programs to review federal actions affecting important bacteria pollution contributor to their coastal uses and/or resources, regardless of whether the Bay. It should be noted that $115 million the action occurs within or outside the state coastal zone in capital improvements have been made boundary. The intent is to ensure that such activities are to the Fall River collection system over the consistent with the state’s enforceable program policies. last several years to address the CSO issue including the completion and implementation of a rock tunnel storage system that went on CZM is also the authority that oversees the Designated line in 2009. The extensive upgrade to the Port Areas of Massachusetts. collection and treatment systems at Fall River is expected to result in significant water quality CHAPTER 91 improvements.12 The Commonwealth of Massachusetts regulates access to and development of abutting waterways through the

10. Narragansett and Mount Hope Bay Watersheds 2003-2008 Water Quality Massachusetts Public Waterfront Act or Massachusetts Assessment Report, p. 36-37. General Laws Chapter 91 (Chapter 91). The concept of 11. Final Pathogen TMDL for the Narragansett/Mt. Hope Bay Watershed, July public access for hunting, fowling, and navigation has 2010, CN# 351.0 Report# 61 – TMDL – 2, page iv. been protected by law since Colonial times. The Chapter 12 Ibid.

36 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 2. Characteristics

Legend VE: High Risk Coastal Area AO: 1% Annual Chance of 1-3ft Sheet Flow Flooding, with Depth AE: 1% Annual Chance of Flood Hazard, with Base Flood Elevation X: 0.2% Annual Chance of Flood Hazard Plan Boundary Parcels

Data Sources: Parcel Data from the City of Fall River Assessors’ Office; Base Map from Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP and swisstopo.

Figure 2-6: Flood Zones in the Urban Renewal Area

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 37

Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community 91 jurisdiction line follows, in general, the historic mean this document allows the municipality to waive certain high-water mark. requirements in favor of their local preference while still ensuring that the purpose of the DPA is met. The impact of Chapter 91 depends on a number of factors: A portion of the urban renewal area is within the Mount • Does the project have an impact on flowed Hope Bay Designated Port Area. tidelands or filled tidelands? • Is the proposed use water-dependent or nonwater- dependent? • Is the project in the more restrictive Designated Title 5 Setback Zone Port Area (DPA)? The entire shoreline/riverfront of the urban renewal area Chapter 91 requires public access to the water; these is regulated by Massachusetts Title 5 (The Massachusetts regulations therefore have an impact on the allowable uses Rivers Protection Act Chapter 258 of the Acts of 1996). at ground-floor level, the height of any buildings, and Within Fall River, this regulated area falls within 25-feet setbacks from the shoreline or edge of the pier. of the water’s edge (see Figure 2-5). No permit shall be Some of the requirements related to placement, height, granted for work within the regulated riverfront area and uses may be waived under an approved municipal that would result in a significant adverse impact to the harbor plan approved by the local community and the riverfront area relative to: protection of private or public Massachusetts Department of Environmental Protection. water supply, protection of groundwater, flood control, prevention of storm damage, prevention of pollution, Mount Hope Bay Designated Port Area protection of land containing shellfish, protection of wildlife habitat, and protection of fisheries. Also, no permit The most restrictive requirements under Chapter 91 shall be granted if there is a practicable and substantially are those related to areas within the boundary of a equivalent economic alternative to the proposed project Designated Port Area (DPA). Land use within a DPA is with fewer adverse impacts. mostly restricted to water-dependent industrial uses, with allowances for supporting uses, such as warehouses and Floodplains parking, for those water-dependent industrial uses. Floodplains are low-lying areas adjacent to rivers or Under Massachusetts law, the primary purpose of a DPA is streams that are inundated periodically by floodwaters. to preserve land and water for water-dependent industrial A 100-year floodplain is an area that has a one percent uses. A municipality may implement a DPA Master Plan; chance of being inundated by floodwaters in a given

38 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 2. Characteristics

year, whereas a 500-year floodplain is an area that has Utility Infrastructure a 0.2% chance of being inundated by floodwaters in a given year. Floodways are located within floodplains and Water and sewer service are available throughout the consist of the river or stream channel plus any portion of urban renewal area and are provided by the City of Fall the 100-year floodplain which carries stream flows during River. Electric service is provided by National Grid, flood events. Floodplains and floodways are important which has a substation in the waterfront area. Natural for storing floodwaters so that adjacent properties and gas service is also available within the urban renewal downstream areas are not damaged during flood events. area and is provided by Liberty Utilities.

There are 100-year floodplains (Zones A and AE) and WASTEWATER AND STORMWATER INFRASTRUCTURE 500-year floodplains (Zone X) within the urban renewal Fall River’s existing Combined Sewer System collects area, both are associated with the Mount Hope Bay and and transports wastewater from a service area of the Taunton River (see Figure 2-6). Much of waterfront approximately 90,000 residents and stormwater runoff west of Route 79 is within a 100-year (1% annual flood from approximately 5,000 acres (7.8 square miles). hazard) flood zone while the Fulton/Cove/Ace/ Weaver Currently, there are five combined sewer overflows Street area rests within a 500-year flood zone. (CSOs) located within the waterfront urban renewal area that discharge rainwater and sewage to the Taunton Marine Infrastructure River and Mount Hope Bay. These locations include Alton Street, Cove Street, President Avenue, City Pier, Waterfront infrastructure includes State Pier (outside the and Central Street. urban renewal area), an active pier that is home to the A Federal court order was issued which required the Block Island and Newport ferries. There are also inactive City to implement a CSO Abatement Plan. The CSO piers, including City Pier and a pier attached to the former Abatement program has included expansion of the Shell Bulk Storage Terminal. The FRRA is improving City regional wastewater treatment plant (which is south Pier for anticipated future uses. of the urban renewal area), the construction of an The Fall River State Pier is under active use. The 85-million-gallon rock tunnel with surface piping and Commonwealth of Massachusetts owns the site and the partial sewer separation of selected CSO areas along operations are managed by the Fall River Line Pier, Inc, the waterfront. Additionally, screening and disinfection under the oversight of MassDevelopment. The operations facilities have been improved and/or constructed at are water-dependent industrial and vessel-related, both the Cove Street and President Avenue locations consistent with the location of the pier within the Mount over the last ten years. Improvements are planned for Hope Bay DPA. CSO controls at both the Alton Street and City Pier CSOs.

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 39 2.2 Required Maps 2.3 Existing Land Use

Section 2.2 Required Maps contains all the maps of the The urban renewal area is home to a mixture of residential, project area mandated by 760 CMR 12.02(2). They are commercial, industrial, and institutional uses (see Figure as follows: 2-8).

• Boundaries of the project area (Figure 2-7: Plan Residential uses are concentrated in the central portion Boundary) of the urban renewal area and east of Route 79, with • Existing uses and the current zoning (Figure 2-8: the exception of a small cluster of parcels located along Existing Uses and Figure 2-9: Current Zoning) the riverfront. Mixed residential-commercial parcels • Proposed land uses, public improvements, and are uncommon; the largest of these is the location of other activities (Figure 2-10: Proposed Land Uses Commonwealth Landing, a recent conversion of the and Figure 2-11: Proposed Zoning) Quaker Fabric site, that features Jerry Remy's Sports Bar, Clique lounge, an exercise facility, offices, classrooms, and • Parcels to be acquired (Figure 2-12: Parcels to Be 103 apartments. Acquired and Figure 2-13 Parcels to be Acquired (Inset)) Commercial uses, in contrast, are quite dispersed. If any • Lots to be created for disposition (Figure 2-14: Lots pattern exists, it is that these parcels tend to be located to be Created for Disposition and Figure 2-15: Lots along North Main Street, with particular density at the to be Created for Disposition (Inset)) intersection of North Main Street and President Avenue/ • Buildings to be demolished (Figure 2-16: Buildings Route 6. In general, commercial parcels along North to be Demolished, Rehabilitated, and Constructed Main Street are larger (0.5 - 3 acres) than those on the rest and Figure 2-17 Buildings to be Demolished, of the urban renewal area. Offices, a subset of commercial Rehabilitated, and Constructed (Inset)) uses, are distributed throughout residential areas.

• Buildings to be rehabilitated (Figure 2-16: Industrial uses are generally clustered in two regions: in Buildings to be Demolished, Rehabilitated, and the northern portion of the urban renewal area, north of Constructed and Figure 2-17 Buildings to be Veterans Memorial Bridge/Route 6, and in the southern Demolished, Rehabilitated, and Constructed (Inset)) portion of the urban renewal area, south of I-195 and west • Buildings to be constructed (Figure 2-16: Buildings of Route 79. The size (3 to 48 acres) of these industrial to be Demolished, Rehabilitated, and Constructed parcels is far greater than other parcels in the urban and Figure 2-17 Buildings to be Demolished, renewal area. Many of these sites have mill buildings, Rehabilitated, and Constructed (Inset)) some, like Commonwealth Landing, are in good repair.

40 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 2. Characteristics

The Plan Boundary includes the full right-of-way for all streets that define its borders.

Legend Plan Boundary Data Sources: USGS The National Map - National Boundar- ies Dataset, National Elevation Dataset, Geographic Names Information System, National Hydrography Dataset, National Land Cover Database, National Structures Dataset, and Na- tional Transportation Dataset; U.S. Census Bureau - TIGER/ Line; HERE Road Data

Figure 2-7: Boundaries of Project Area

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN USGS The National Map: National Boundaries Dataset, National Elevation41 Dataset, Geographic Names Information System, National Hydrography Dataset, National Land Cover Database, National Structures Dataset, and National Transportation Dataset; U.S. Census Bureau - TIGER/Line; HERE Road Data SIDNEY TAUNTON RIVER

NORTH MAIN

Veterans Memorial Bridge Route 6/138

ROUTE 79

NORTH MAIN

BRIGHTMAN

ROUTE 79 REMINGTON

PRESIDENT/ROUTE 6

Legend

NORTH MAIN Residential Mixed Residential-Commercial Commercial Braga Bridge I-195 Office Institutional Government Industrial Utilities Transportation and Parking Open Space Plan Boundary ANAWAN Parcels

Sources: Parcel Data from the City of Fall River Assessors’ FERRY Office; Base Map from Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmap- ping, Aerogrid, IGN, IGP and swisstopo.

Figure 2-8: Existing Uses

42 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018

Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community 2. Characteristics

SIDNEY

NORTH MAIN

ROUTE 79

NORTH MAIN

BRIGHTMAN

ROUTE 79 REMINGTON

PRESIDENT/ROUTE 6

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!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! Sources: Parcel Data from the City of Fall River Assessors’ !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!FERR !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! Office; Base Map from Esri, DigitalGlobe, GeoEye, Earthstar !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!Y !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmap- !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ping, Aerogrid, IGN, IGP and swisstopo. !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!! Figure !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!2-9: Current Zoning !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 43

Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community SIDNEY

Future Marine Industrial Area

NORTH MAIN

ROUTE 79

Future Mixed-Use Area

NORTH MAIN

BRIGHTMAN

ROUTE 79 REMINGTON

PRESIDENT/ROUTE 6 Legend Residential Mixed Residential-Commercial Commercial Office Future Arts, Institutional Museums, Parks Government Area Industrial Marine Industrial Utilities Transportation and Parking Open Space I-195 Plan Boundary ANAWAN Parcels

Sources: Parcel Data from the City of Fall River Assessors’ FERRY Office; Base Map from Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmap- ping, Aerogrid, IGN, IGP and swisstopo.

Figure 2-10: Proposed Land Uses

44 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018

Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community 2. Characteristics

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

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!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!

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!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! Legend !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! Areas with modified zoning !!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! General Residence District (G) !!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! Multiple Family Residence (M) !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! Local Business District (B-L) !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! Waterfront Transit Oriented !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! Development District (WTOD) !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! Commercial Mill District (CMD) !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! Arts Overlay District (AOD) !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! Plan Boundary !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! Parcels !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! Sources: Parcel Data from the City of Fall River Assessors’ !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! Office; Base Map from Esri, DigitalGlobe, GeoEye, Earthstar !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmap- !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ping, Aerogrid, IGN, IGP and swisstopo. !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!! Figure !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!2-11: Proposed Zoning !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

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!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 45

Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community SIDNEY

T-15-0002 T-15-0033

T-01-0038

T-02-0001

NORTH MAIN

T-03-0024 T-03-0017 T-03-0010 ROUTE 79 T-03-0020

S-21-0001

S-21-0013 NORTH MAIN S-21-0007 S-22-0014 S-22-0001 S-21-0006 S-22-0009 S-22-0012 S-22-0008 S-22-0002 S-22-0006 PRESIDENT/ROUTE 6 0-20-0002

Figure 2-13

ROUTE 79

N-16-0032 Legend N-16-0016 N-16-0011 N-12-0011 AcquisitionsPotential Acquisitions I-195 N-12-0013 Plan Boundary N-12-0003 Parcels N-16-0002 N-16-0009 Sources: Parcel Data from the City of Fall River Assessors’ FERRY N-16-0004 Office; Base Map from Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmap- I-02-0001 ping, Aerogrid, IGN, IGP and swisstopo.

Figure 2-12: Parcels to be Acquired

46 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018

Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community 2. Characteristics

PRESIDENT AVENUE/ROUTE 6

DURFEE STREET

O-15-0001 O-15-0023 O-15-0015

O-15-0016 NORTH MAIN STREET O-15-0004

O-15-0017 O-15-0024 O-15-0005 ROUTE 79 O-15-0003 O-15-0014

O-15-0019 O-15-0008

O-22-0011

O-22-0005 O-15-0013 O-15-0021

O-15-0012 O-15-0011 O-15-0022

O-15-0025

TURNER STREET Legend AcquisitionsPotential Acquisitions Plan Boundary Parcels

Sources: Parcel Data from the City of Fall River Assessors’ Office; Base Map from Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmap- ping, Aerogrid, IGN, IGP and swisstopo.

Figure 2-13: Parcels to be Acquired (Inset)

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 47

Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community T-15-0002 T-15-0033

T-01-0038

T-02-0001

T-03-0024 T-03-0017 T-03-0010 T-03-0020

S-21-0001

S-21-0013 S-21-0007 S-22-0014 S-22-0001 S-21-0006 S-22-0009 S-22-0012 S-22-0008 S-22-0002 S-22-0006

0-20-0002

Figure 2-15

Legend Existing parcels for later Disposition Lots to be created for later N-16-0032 disposition N-16-0016 N-16-0011 Anticipated Reparcelization N-12-0011 Plan Boundary N-12-0013 Parcels N-12-0003 N-16-0002 N-16-0009 Sources: Parcel Data from the City of Fall River Assessors’ Office; Base Map from Esri, DigitalGlobe, GeoEye, Earthstar N-16-0004 Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmap- ping, Aerogrid, IGN, IGP and swisstopo. I-02-0001

Figure 2-14: Lots to be Created for Disposition

48 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018

Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community 2. Characteristics

PRESIDENT AVENUE/ROUTE 6

DURFEE STREET

O-15-0001 O-15-0023 O-15-0015 O-15-0016 PEARCE STREET NORTH MAIN STREET O-15-0004

O-15-0017 O-15-0024 O-15-0005 ROUTE 79 O-15-0003 O-15-0014

O-15-0019 O-15-0008

O-22-0011

O-22-0005 O-15-0013 O-15-0021

O-15-0012 O-15-0011 O-15-0022

O-15-0025 Legend Parcels for Later Disposition TURNER STREET Plan Boundary Parcels Anticipated Reparcelization Sources: Parcel Data from the City of Fall River Assessors’ Office; Base Map from Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmap- ping, Aerogrid, IGN, IGP and swisstopo.

Figure 2-15: Lots to be Created for Disposition (Inset)

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 49

Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community PROPERTY SIZE ASSESSED VALUE ESTIMATED PARCEL ID ADDRESS OWNER PLANNED ACTIONS PROPOSED LAND USE (ACRES) (2017) RELOCATION Massachusetts Department of Transportation/ Acquisition, Clearance, Public Infrastructure, None Route 79/Davol Street ~10 Roadway realignment; mixed-use development City of Fall River Later Disposition Weavers Cove Industrial Park LLC; c/o T-15-0033 No Main Street 15.36 $324,300 Open space/recreation Thibeault Development LLC T-15-0002 No Main Street New England Power Co; c/o Properties Dept 5.93 $272,600 Open space/recreation T-03-0024 77 Weaver Street Albernaz Paul P; Teixeira Scott 0.41 $193,100 Reparcelization; mixed-use development 1 business Acquisition, Later Disposition T-03-0020 75 Weaver Street Weaver Cove Mill; c/o Gary Pave 1.55 $177,900 Reparcelization; mixed-use development T-03-0017 93 Weaver Street Albernaz Paul P; Teixeria Scott 0.42 $196,100 Reparcelization; mixed-use development 2 businesses T-03-0010 75 Weaver Street Weaver Cove Mill LLC; c/o Gary Pave 3.02 $520,000 Reparcelization; mixed-use development Weavers Cove Industrial Park LLC; c/o T-02-0001 No Main Street 46.66 $6,013,300 Future development; open space/recreation Thibeault Development LLC Acquisition, Later Disposition, Public Weavers Cove Industrial Park LLC; c/o Infrastructure Improvements T-01-0038 2680 North Main Street 4.14 $466,900 Future development; open space/recreation Thibeault Development LLC S-22-0014 Remington Ave Verizon New England Inc; c/o Duff and Phelps 0.07 $63,800 Mixed-use development; possible reparcelization S-22-0012 1190 Davol Street 1244 Davol Realty Associates LLC 3.30 $1,273,700 Mixed-use development; possible reparcelization S-22-0006 1148 Davol Street 1148 Davol Street LLC 2.34 $895,100 Mixed-use development; possible reparcelization 3 businesses S-22-0002 201 Remington Avenue 1148 Davol Street LLC 0.35 $167,500 Mixed-use development; possible reparcelization S-22-0001 223 Remington Avenue St Pierre Michael; St Pierre Debra 0.21 $246,600 Acquisition, Later Disposition Mixed-use development; possible reparcelization 3 businesses S-21-0013 Davol Street Commonwealth of Mass; DPW 0.14 $52,900 Mixed-use development; possible reparcelization S-21-0007 1338 Davol Street D&S Marine Inc 4.41 $671,200 Mixed-use development; possible reparcelization ` S-21-0006 1244 Davol Street 1244 Davol Realty Assoc LLC 3.61 $1,715,500 Mixed-use development; possible reparcelization ` S-21-0001 Davol Street Commonwealth of Mass 0.26 $97,500 Mixed-use development; possible reparcelization O-22-0011 175 Baylies Street Cotter Electrical Co Inc 0.47 $171,700 Acquisition, Reparcelization; Later Disposition Parking for proposed commuter platform O-22-0005 729 Davol Street Raposa James M 0.17 $199,700 Acquisition, Later Disposition Parking for proposed commuter platform `

O-20-0002 1 Hathaway Street Massachusetts Electric Co 1.81 Unknown Acquisition, Public Infrastructure S-22-0009 Remington Ave New England Power Co 0.81 $182,600 Continuation of boardwalk Improvements S-22-0008 Brownell Street New England Power Co 1.22 $223,900

O-15-0025 192 Baylies Street Marques Georgina; Botelho Luis B 0.06 $176,300 Commuter platform; parking; mixed-use development O-15-0024 10 Dyer Street Viera Filomena M 0.13 $228,700 Commuter platform; parking; mixed-use development O-15-0023 105 Pearce Street Faria Maria Fernanda; Garcia Maria Graca 0.13 $197,200 Commuter platform; parking; mixed-use development O-15-0022 170 Baylies Street Shum David 0.14 $171,500 Commuter platform; parking; mixed-use development Acquisition, Reparcelization; Later Disposition O-15-0021 844 North Main Street Marques Georgina; Botelho Luis B 0.07 $201,800 Commuter platform; parking; mixed-use development 3 residential units O-15-0019 870 North Main Street Shum David Trustee 2.25 $1,958,600 Commuter platform; parking; mixed-use development 5 businesses O-15-0017 956 North Main Street Daponte Jonathan J 0.08 $145,800 Commuter platform; parking; mixed-use development 2 residential units O-15-0016 127 Pearce Street Dacamara Eduin; Dacamara Mary 0.13 $201,900 Commuter platform; parking; mixed-use development 3 residential units Table 2-2: List of Parcels for Acquisition and Disposition

50 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 2. Characteristics

PROPERTY SIZE ASSESSED VALUE ESTIMATED PARCEL ID ADDRESS OWNER PLANNED ACTIONS PROPOSED LAND USE (ACRES) (2017) RELOCATION Massachusetts Department of Transportation/ Acquisition, Clearance, Public Infrastructure, None Route 79/Davol Street ~10 Roadway realignment; mixed-use development City of Fall River Later Disposition Weavers Cove Industrial Park LLC; c/o T-15-0033 No Main Street 15.36 $324,300 Open space/recreation Thibeault Development LLC T-15-0002 No Main Street New England Power Co; c/o Properties Dept 5.93 $272,600 Open space/recreation T-03-0024 77 Weaver Street Albernaz Paul P; Teixeira Scott 0.41 $193,100 Reparcelization; mixed-use development 1 business Acquisition, Later Disposition T-03-0020 75 Weaver Street Weaver Cove Mill; c/o Gary Pave 1.55 $177,900 Reparcelization; mixed-use development T-03-0017 93 Weaver Street Albernaz Paul P; Teixeria Scott 0.42 $196,100 Reparcelization; mixed-use development 2 businesses T-03-0010 75 Weaver Street Weaver Cove Mill LLC; c/o Gary Pave 3.02 $520,000 Reparcelization; mixed-use development Weavers Cove Industrial Park LLC; c/o T-02-0001 No Main Street 46.66 $6,013,300 Future development; open space/recreation Thibeault Development LLC Acquisition, Later Disposition, Public Weavers Cove Industrial Park LLC; c/o Infrastructure Improvements T-01-0038 2680 North Main Street 4.14 $466,900 Future development; open space/recreation Thibeault Development LLC S-22-0014 Remington Ave Verizon New England Inc; c/o Duff and Phelps 0.07 $63,800 Mixed-use development; possible reparcelization S-22-0012 1190 Davol Street 1244 Davol Realty Associates LLC 3.30 $1,273,700 Mixed-use development; possible reparcelization S-22-0006 1148 Davol Street 1148 Davol Street LLC 2.34 $895,100 Mixed-use development; possible reparcelization 3 businesses S-22-0002 201 Remington Avenue 1148 Davol Street LLC 0.35 $167,500 Mixed-use development; possible reparcelization S-22-0001 223 Remington Avenue St Pierre Michael; St Pierre Debra 0.21 $246,600 Acquisition, Later Disposition Mixed-use development; possible reparcelization 3 businesses S-21-0013 Davol Street Commonwealth of Mass; DPW 0.14 $52,900 Mixed-use development; possible reparcelization S-21-0007 1338 Davol Street D&S Marine Inc 4.41 $671,200 Mixed-use development; possible reparcelization ` S-21-0006 1244 Davol Street 1244 Davol Realty Assoc LLC 3.61 $1,715,500 Mixed-use development; possible reparcelization ` S-21-0001 Davol Street Commonwealth of Mass 0.26 $97,500 Mixed-use development; possible reparcelization O-22-0011 175 Baylies Street Cotter Electrical Co Inc 0.47 $171,700 Acquisition, Reparcelization; Later Disposition Parking for proposed commuter platform O-22-0005 729 Davol Street Raposa James M 0.17 $199,700 Acquisition, Later Disposition Parking for proposed commuter platform `

O-20-0002 1 Hathaway Street Massachusetts Electric Co 1.81 Unknown Acquisition, Public Infrastructure S-22-0009 Remington Ave New England Power Co 0.81 $182,600 Continuation of boardwalk Improvements S-22-0008 Brownell Street New England Power Co 1.22 $223,900

O-15-0025 192 Baylies Street Marques Georgina; Botelho Luis B 0.06 $176,300 Commuter platform; parking; mixed-use development O-15-0024 10 Dyer Street Viera Filomena M 0.13 $228,700 Commuter platform; parking; mixed-use development O-15-0023 105 Pearce Street Faria Maria Fernanda; Garcia Maria Graca 0.13 $197,200 Commuter platform; parking; mixed-use development O-15-0022 170 Baylies Street Shum David 0.14 $171,500 Commuter platform; parking; mixed-use development Acquisition, Reparcelization; Later Disposition O-15-0021 844 North Main Street Marques Georgina; Botelho Luis B 0.07 $201,800 Commuter platform; parking; mixed-use development 3 residential units O-15-0019 870 North Main Street Shum David Trustee 2.25 $1,958,600 Commuter platform; parking; mixed-use development 5 businesses O-15-0017 956 North Main Street Daponte Jonathan J 0.08 $145,800 Commuter platform; parking; mixed-use development 2 residential units O-15-0016 127 Pearce Street Dacamara Eduin; Dacamara Mary 0.13 $201,900 Commuter platform; parking; mixed-use development 3 residential units

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 51 PROPERTY SIZE ASSESSED VALUE ESTIMATED PARCEL ID ADDRESS OWNER PLANNED ACTIONS PROPOSED LAND USE (ACRES) (2017) RELOCATION O-15-0015 121 Pearce Street Marques Timothy; Silva-Marques Rebecca 0.10 $237,600 Commuter platform; parking; mixed-use development 3 residential units Mendes Jose S; Mendes Maria E; Silva Maria O-15-0014 928 North Main Street 0.21 $306,300 Commuter platform; parking; mixed-use development 6 residential units G Trustee O-15-0013 852 North Main Street Patel Niragi; Patel Brijesh Mahesh 0.10 $317,200 Commuter platform; parking; mixed-use development 1 business Camara Antonio S; Camara Laureana A; O-15-0012 184 Baylies Street 0.09 $177,300 Commuter platform; parking; mixed-use development 2 residential units Camara Joseph C O-15-0011 174 Baylies Street Ayotte David W 0.06 $172,800 Commuter platform; parking; mixed-use development 3 residential units Acquisition, Reparcelization; Later Disposition O-15-0008 753 Davol Street Cotter Electrical Co Inc 0.38 $436,500 Parking for proposed commuter platform 1 business Arruda John S; Arruda Maria; Tavares O-15-0005 948 North Main Street 0.14 $200,800 Commuter platform; parking; mixed-use development 3 residential units Hildeberto C O-15-0004 137 Pearce Street Paiva Andrew Scott 0.09 $207,000 Commuter platform; parking; mixed-use development 3 residential units O-15-0003 11 Dyer Street Chin Angela 0.16 $84,000 Commuter platform; parking; mixed-use development Parking for proposed commuter platform; mixed-use O-15-0001 825 Davol Street Tetrault Real Estate LLC 0.82 $268,200 development Commonwealth of Mass; Dept Environmental Acquisition, Public Infrastructure N-16-0032 Central Street 1.18 $174,700 MassDOT Infra-Space improvements Mngmnt Improvements N-16-0016 Water Street Edward J Nasser, II; Nasser Real Estate Trust 0.75 $130,600 Mixed-use development; possible reparcelization N-16-0011 56 Water Street Azar Jeanne Etali 0.40 $569,300 Mixed-use development; possible reparcelization 4 businesses Acquisition, Later Disposition N-16-0009 28 Anawan Street Megara Properties Massachusetts LLC 0.71 $620,600 Mixed-use development; possible reparcelization N-16-0004 115 Anawan Street SAS International, LLC 1.23 $556,500 Mixed-use development; possible reparcelization 4 businesses Liberty Utilities (New England Natural Gas Acquisition, Public Infrastructure N-16-0002 45 Anawan Street 2.06 $561,500 Connect Gates of the City to Maritime Museum Company) Corp Improvements N-12-0013 Pond Street New York Central Lines LLC 0.35 $2,800 Mixed-use development; possible reparcelization N-12-0011 30 Pond Street Commonwealth of Mass; c/o DCR 0.71 $230,200 Mixed-use development; possible reparcelization Acquisition, Later Disposition N-12-0003 104 Anawan Street Shane Landing, LLC 2.63 $1,433,500 Mixed-use development; possible reparcelization 8 businesses I-02-0001 81 Ferry Street Lee Francis LLC 8.28 $1,067,700 Mixed-use development; possible reparcelization

Table 2-2: List of Parcels for Acquisition and Disposition (Continued)

52 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 2. Characteristics

PROPERTY SIZE ASSESSED VALUE ESTIMATED PARCEL ID ADDRESS OWNER PLANNED ACTIONS PROPOSED LAND USE (ACRES) (2017) RELOCATION O-15-0015 121 Pearce Street Marques Timothy; Silva-Marques Rebecca 0.10 $237,600 Commuter platform; parking; mixed-use development 3 residential units Mendes Jose S; Mendes Maria E; Silva Maria O-15-0014 928 North Main Street 0.21 $306,300 Commuter platform; parking; mixed-use development 6 residential units G Trustee O-15-0013 852 North Main Street Patel Niragi; Patel Brijesh Mahesh 0.10 $317,200 Commuter platform; parking; mixed-use development 1 business Camara Antonio S; Camara Laureana A; O-15-0012 184 Baylies Street 0.09 $177,300 Commuter platform; parking; mixed-use development 2 residential units Camara Joseph C O-15-0011 174 Baylies Street Ayotte David W 0.06 $172,800 Commuter platform; parking; mixed-use development 3 residential units Acquisition, Reparcelization; Later Disposition O-15-0008 753 Davol Street Cotter Electrical Co Inc 0.38 $436,500 Parking for proposed commuter platform 1 business Arruda John S; Arruda Maria; Tavares O-15-0005 948 North Main Street 0.14 $200,800 Commuter platform; parking; mixed-use development 3 residential units Hildeberto C O-15-0004 137 Pearce Street Paiva Andrew Scott 0.09 $207,000 Commuter platform; parking; mixed-use development 3 residential units O-15-0003 11 Dyer Street Chin Angela 0.16 $84,000 Commuter platform; parking; mixed-use development Parking for proposed commuter platform; mixed-use O-15-0001 825 Davol Street Tetrault Real Estate LLC 0.82 $268,200 development Commonwealth of Mass; Dept Environmental Acquisition, Public Infrastructure N-16-0032 Central Street 1.18 $174,700 MassDOT Infra-Space improvements Mngmnt Improvements N-16-0016 Water Street Edward J Nasser, II; Nasser Real Estate Trust 0.75 $130,600 Mixed-use development; possible reparcelization N-16-0011 56 Water Street Azar Jeanne Etali 0.40 $569,300 Mixed-use development; possible reparcelization 4 businesses Acquisition, Later Disposition N-16-0009 28 Anawan Street Megara Properties Massachusetts LLC 0.71 $620,600 Mixed-use development; possible reparcelization N-16-0004 115 Anawan Street SAS International, LLC 1.23 $556,500 Mixed-use development; possible reparcelization 4 businesses Liberty Utilities (New England Natural Gas Acquisition, Public Infrastructure N-16-0002 45 Anawan Street 2.06 $561,500 Connect Gates of the City to Maritime Museum Company) Corp Improvements N-12-0013 Pond Street New York Central Lines LLC 0.35 $2,800 Mixed-use development; possible reparcelization N-12-0011 30 Pond Street Commonwealth of Mass; c/o DCR 0.71 $230,200 Mixed-use development; possible reparcelization Acquisition, Later Disposition N-12-0003 104 Anawan Street Shane Landing, LLC 2.63 $1,433,500 Mixed-use development; possible reparcelization 8 businesses I-02-0001 81 Ferry Street Lee Francis LLC 8.28 $1,067,700 Mixed-use development; possible reparcelization

TOTAL URBAN RENEWAL ACQUISITIONS AREA PERCENTAGE OF UR AREA Total Number of Properties ~52 ~630 ~8.2% Total Acres ~132 ~770 (~566 on land) ~23.3% Total Valuation ~$25.2 million ~$ 187.2 million ~13.4% Estimated Displacements* # of Businesses 32 # of Residential Units 28

Table 2-3: Snapshot of Parcels for Acquisition *These estimates are based on a visual survey of the parcels to e acquired conducted in December 2017. Some parcels were not fully visible from public way. An internet search has been used to confirm the presence of existing businesses when that information is available. The number of residential units is an estimate based on the description of the land use in the City Assessors' database. See Section 10 Relocation for additional information about the relocation process and the building inventory and Appendix I Parcel Inventory for additional information about these parcels.

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 53 T-15-0002 T-15-0033

T-01-0038

T-02-0001

T-03-0024 T-03-0017 T-03-0010 T-03-0020

S-21-0001

S-21-0013 S-21-0007 S-22-0014 S-22-0001 S-21-0006 S-22-0009 S-22-0012 S-22-0008 S-22-0002 S-22-0006

0-20-0002

Figure 2-17

Legend DemolitionPotential Demolition, and New Construction Rehabilita- N-16-0032 Rehabilitationtion, and/or New Construction N-16-0016 N-16-0011 ClearancePotential Clearance and New Constructionand New Con N-12-0011 Plan Boundary N-12-0013 Parcels N-12-0003 N-16-0002 Data Sources: Parcel Data from the City of Fall River As- N-16-0009 sessor's Office; Base Map from Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, N-16-0004 Getmapping, Aerogrid, IGN, IGP and swisstopo.

I-02-0001

Figure 2-16: Buildings to be Demolished, Rehabilitated, and Constructed

54 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018

Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community 2. Characteristics

PRESIDENT AVENUE/ROUTE 6

DURFEE STREET

O-15-0001 O-15-0023 O-15-0015 O-15-0016 PEARCE STREET NORTH MAIN STREET O-15-0004

O-15-0017 O-15-0024 O-15-0005 ROUTE 79 O-15-0003 O-15-0014

O-15-0019 O-15-0008

O-22-0011

O-22-0005 O-15-0013 O-15-0021

O-15-0012 O-15-0011 O-15-0022

O-15-0025 Demolition and New Construction Legend TURNER STREET Demolition and New Construction Plan Boundary Parcels Data Sources: Parcel Data from the City of Fall River As- sessor's Office; Base Map from Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP and swisstopo.

Figure 2-17: Buildings to be Demolished, Rehabilitated, and Constructed (Inset)

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 55

Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community T-15-0002 T-15-0033

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0-20-0002 Figure 2-19

Legend Realignment of Route 79/Davol Street Future Neighborhood Connections (dependent on final realignment) Existing Waterfront Boardwalk N-16-0032 Extension of Waterfront Boardwalk N-16-0016 N-16-0011 MassDOT Infra-Space N-12-0011 Remediation of Ponds N-12-0013 Plan Boundary N-12-0003 N-16-0002 Parcels N-16-0009

N-16-0004 Data Sources: Parcel Data from the City of Fall River Assessor's Office; Base Map from Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus I-02-0001 DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP and swisstopo.

Figure 2-18: Public Improvements

56 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018

Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community 2. Characteristics

PRESIDENT AVENUE/ROUTE 6

DURFEE STREET

O-15-0001 O-15-0023 O-15-0015 O-15-0016 PEARCE STREET NORTH MAIN STREET O-15-0004

O-15-0017 O-15-0024 O-15-0005 ROUTE 79 O-15-0003 O-15-0014

O-15-0019 O-15-0008

O-22-0011

O-22-0005 O-15-0013 O-15-0021

O-15-0012 O-15-0011 O-15-0022

O-15-0025 Legend TURNER STREET Proposed Commuter Rail Platform and Related Parking Plan Boundary Parcels Data Sources: Parcel Data from the City of Fall River As- sessor's Office; Base Map from Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP and swisstopo.

Figure 2-19: Public Improvements (Inset): Proposed Commuter Rail Platform and Related Parking

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 57

Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community There are many sites, however, that are boarded up, falling Heritage State Park, with access from Water Street and down, or are otherwise unsafe to inhabit. Central Street, and Veteran's Memorial Bicentennial Park, with access from President Avenue, are iconic within the There are very few parcels within the urban renewal area urban renewal area, but also within the larger city. Veterans used for institutional purposes. Those that do exist are Memorial Bicentennial Park contains memorial sculptures located in the northern portion of the urban renewal dedicated to our war veterans. The park is also equipped area along Essex Street, just below the northern industrial with a gazebo, picnic tables, tennis courts, parking, center. There are also a few parcels that are owned by and a boat launch ramp. Heritage State Park contains a the City or the FRRA. The spaces tend to be large open Visitor Center that provides educational exhibits and spaces with some older infrastructure elements that are in information about the city’s history, and public parking. disrepair. The outdoor areas of the park are animated with seasonal activities during the summer, including summer concerts Open Space and story-telling.

In total, the urban renewal area has 38.27 acres of open Battleship Cove, located near the confluence of the space; proceeding from south to north, these spaces are as Quequechan River and the Taunton River, and adjacent follows: to Heritage State Park, has the largest collection of World War II ships in the world. Located below the Braga • Gates of the City Plaza (3.25 acres) Bridge, the park area is small and serves mainly to provide • Open spaces under the Braga Bridge (1.92 acres, ticketing services and access to five National Historic combined) Landmark ships, which include the USS Massachusetts. • Fall River Heritage State Park (6.8 acres) These parks are connected by a mile-long waterfront • Veterans Memorial Bicentennial Park (7.3 acres) boardwalk with access to the water and prime views • North Burial Ground (13.3 acres) of the Taunton River and the Braga Bridge. Though it • Oak Tree Burial Ground (0.6 acres) is inconsistent in design, the walking paths are of good quality; paths are wide and illuminated. • Saint John’s Cemetery (5.1 acres)

Two parks lie outside the urban renewal area but have a Despite the relative abundance of open spaces, the quality, walk radii that crosses the boundary of the urban renewal distribution, and accessibility of these spaces is of some area: concern. First, four of the ten spaces are cemeteries. These cemeteries do afford relief from the denser neighborhoods • North Park (24 acres) that surround them, but do not furnish other benefits • Turner Playground (1.9 acres) typical of parks, such as room to exercise or congregate.

58 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 2. Characteristics

Saint John’s Cemetery 5.1 ACRES

Oak Tree Burial Ground 0.6 ACRES Veterans Memorial North Burial Bicentennial Ground Park 13.3 ACRES 7.3 ACRES North Park 24 ACRES

Legend

Turner Playground Waterfront Path Battleship Cove 1.9 ACRES Open Space and Recreation Designated Open Space; other uses Fall River Heritage State Park Cemeteries 6.8 ACRES Plan Boundary Parcels Gates of the Sources: Parcel Data from the City of Fall River Assessors’ City Plaza Office; Base Map from Esri, DigitalGlobe, GeoEye, Earthstar 3.25 ACRES Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Open space Open space Aerogrid, IGN, IGP and swisstopo. 1.2 ACRES 0.72 ACRES

Figure 2-20: Parks within and near the Urban Renewal Area

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 59

Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community Similarly, the open spaces under the Braga Bridge, while • General Residence District (G) – The General designated as "Conservation and Recreation" by the Tax Residence District–which encompasses just over Assessor are home to salt sheds, shipping containers, 100-acres of the urban renewal area–permits the grounded recreational boats, and netting, among other construction of single-, two-, and three-family things. Fencing prevents the public from accessing a large dwellings; corresponding accessory uses, like sheds portion of these areas. and garages; and residentially-oriented institutional uses, like churches, clubs, and nursing homes. Second, all open spaces in the urban renewal area are Small retail operations, funeral establishments, located south of Veterans Memorial Bridge/Route 6, and radio and television transmission stations are and all non-cemetery open space are located next to allowed by special permit. the Taunton River, west of Route 79. This means that • Multiple Family Residence District (M) – The only a subset of the urban renewal area is within a five- Multiple Family Residence District permits single- minute walk of these resources. Access, however, can be to six-family residences and all related accessory a problem as individuals must pass under Route 79 to uses. Like the G district, small retail operations, visit the open space. The parks are further disconnected funeral establishments, and radio and television by the area's topography, which requires individuals to transmission stations are allowed by special permit. descend to these destinations. This lack of access within the immediate area is partially offset by two large open • Local Business District (B-L) – The Local Business spaces, Turner Playground and 24-acre North Park, that District allows low-density residential uses (single-, are located slightly outside of the urban renewal area. two-, and three-family dwellings) but prohibits all accessory residential uses with the exception of sheds. Unlike the three residential districts, 2.4 Current Zoning and Other the B-L district allows libraries and museums as Regulatory Controls well as a host of commercial uses, including retail operations of any size, restaurants, offices, and The urban renewal area for the Waterfront Urban Renewal hotels. Plan includes the following districts: • Waterfront and Transit Oriented Development District (WTOD) – At 286-acres, the Waterfront • Two-Family Residence District (R-4) – The Two- and Transit Oriented Development District is the Family Residence District permits single- and dominant zone within the urban renewal area. This two-family dwellings and corresponding accessory zone allows high-density residential development uses, like sheds and garages. This zone prohibits (four units and above), institutional, recreational, lodges and nursing homes, along with nearly all and commercial uses, and industrial uses in commercial and industrial uses. existence prior to September 2011.

60 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 2. Characteristics

• Commercial Mill District (CMD) – The instance, requires a minimum lot area of 10,000-square Commercial Mill District permits the reuse or feet (sqft); this area abuts both the WTOD, where the redevelopment of mill buildings which were minimum lot area is 2,500-sqft, and the G district, where constructed before 1950. The zone requires the minimum lot area is 5,000-sqft. Similarly, the WTOD residential development to receive a special permit and CMD allow buildings of up to 80-feet or six stories and allows most commercial and industrial uses tall, while buildings in the adjacent G district must not by-right. It is just over 100-acres in size. exceed 45-feet.

In addition to the five zoning districts, the urban renewal The high degree of fragmentation and inconsistency within area has one overlay district: the urban renewal area’s zoning is undesirable. First, the • Arts Overlay District (AOD) – The Arts Overlay current zoning places incompatible uses – namely low- District promotes the expansion of art and culture density residential districts and the city’s heaviest industrial in Fall River. This district, which intersects both zones – next to one another. This arrangement has the WTOD and the CMD, permits high-density potential to adversely impact residential neighborhoods, residential development and allows a selection as traditional industrial uses can generate air and noise of institutional and commercial uses. Notably, pollution, and often involve the transportation of goods it is the only district which permit bars by-right. via large trucks. Since industrial areas tend to shut down Arts uses of all kinds (art schools, dance and at the end of the work day, these zones also have potential photography studios, carpentry shops, visual and to create large “holes” within the existing residential fabric performing arts spaces) are permitted in this area. that feel unsafe to travel through at night. Further, the inconsistency within dimensional standards may reinforce With the exception of the WTOD and the AOD, the or lead to the creation of an area that feels haphazard, zoning districts in the urban renewal area are quite which could make the area less pleasant for pedestrians fragmented. For instance, three discrete areas have and may make it feel less accessible to visitors. Finally, CMD zoning and three discrete areas have B-L zoning. streamlining zoning will make it easier to understand and Similarly, while the three residential zones (R-4, G, M) maintain. This could potentially smooth development border one another or touch residential zones outside the processes, making Fall River a more attractive place to urban renewal area, they are occasionally compressed into build, and reduce the work of the Planning Board and the regions as narrow as two blocks or are wrapped around City's Planning Division. larger industrial areas. In addition to the discussed use and dimensional This inconsistency in the geographic boundaries is regulations, the zoning districts designate parking and heightened by high variability within the dimensional and loading requirements. The R-4, G, M, B-L, and AOD use regulations put forth by each zone. The CMD, for districts share parking and loading requirements. The

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 61

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number of spaces required is dictated by use however, so those districts that allow uses with significant parking 2.5 Proposed Zoning demands (for example, retail businesses and hospitals) will have more parking than districts where uses with The future zoning of the Fall River Waterfront urban less intensive parking requirements are dominant. The renewal area should relieve the fragmentation and WTOD calls for less parking by use than the other five inconsistency observed in Section 2.4 Current Zoning. It zones, this is ideal given the anticipated construction of must also respond to the dramatic changes in the area that two commuter rail stations. will be brought about by the construction on Route 79 and the potential development of a commuter rail station in the block bound by Pearce Street, North Main Street, Chapter 91 and the DPA and Baylies Street. The Taunton River is subject to the requirements of Chapter 91 (The Massachusetts Public Waterfront Act). District Boundaries In addition, a portion of the urban renewal area falls within the Mount Hope Bay DPA. For the most part, To address these goals, the City should consider the the DPA within the urban renewal area is limited to a conversion of the following four areas: narrow channel at the center of the Taunton River. It • The rezoning of the parcels south of Pearce Street, extends landward in two instances: just below I-195, in west of the rail corridor, from CMD to WTOD the southernmost portion of the urban renewal area, and • The rezoning of the parcels south of Pearce Street, on the old Shell Site, above the intersection of Route 79 east of the rail corridor, from G to WTOD and North Main Street. Though a much smaller portion of the site is subject to the DPA restrictions, regulations • The rezoning of the parcels immediately adjacent are far more stringent than those for the non-DPA areas Cory Street, between Route 79 and North Main under Chapter 91. This will have implications for the uses Street, from G to B-L allowed in the relevant area. • The rezoning of the parcels in the R-4 district between Essex Street and Brightman Street to the Improvements within either or both of these areas will G district need to comply with restrictions related to the water- dependency of uses and public access requirements. The proposed new boundaries are shown in Figure 2-11: Proposed Zoning.

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 63 CMD to WTOD Street to a WTOD is inspired by the desire to simplify zoning within the urban renewal area and respond to The rezoning of the parcels south of Pearce Street from changing future conditions. This change would also impact CMD to WTOD is primarily motivated by a desire to Turner Street and help foster a commercial environment consolidate zoning within the urban renewal area; this there in the future. consolidation will ultimately lead to a more coherent image of the waterfront and potentially streamline development The shift of the G district to a WTOD is far more disruptive processes. This change, however, also responds to the than the shift from the CMD to the WTOD, however it redevelopment of Route 79 into the arrangement depicted is ultimately worthwhile. This conversion would prohibit in Figures 4-10 to 4-13, in which Turner Street becomes a the establishment of low-density residential housing cross street bracketed by commercial uses. It also responds and residential accessory uses (garages, sheds, and home to the potential future commuter rail station, in which occupations), but add the option of medium- and high- Pearce Street would likely also become a commercial density residential uses, many institutional, recreational, corridor. and educational uses, and retail, restaurant, and consumer service uses. In terms of dimensional regulations, this Functionally, this proposed conversion would increase change would reduce the minimum lot area from 5,000 options for high-density housing development (the square feet per unit and 1,500 square feet per additional option for the development of two-family and three- unit to 2,500 square feet. This would allow denser family dwellings under a special permit is lost and development. Similarly, the minimum dimension of front developments four units and above are newly permitted) yard, side yard, and rear yard would be reduced from 12, while eliminating all future industrial development with 10, and 15 feet respectively to 10 feet. Maximum building the exception of information and information-processing. height would increase from 45 feet to the greater of 80 The dimensional regulations associated with the WTOD feet or six stories. would promote greater density; under this conversion, minimum lot area in the zone would be reduced from G to B-L 10,000 to 2,500 square feet and minimum frontage and width would be reduced from 100 to 50 feet. This change The conversion of the parcels immediately adjacent would also introduce a maximum lot coverage of 80%. Cory Street from G to B-L is prompted by the Route 79 construction. As with Pearce Street, Cory Street will G to WTOD shift into a commercial cross street in the redevelopment scheme. B-L zoning, which permits small-, medium-, and As with the proposed conversion of the CMD to the high-density residential uses, and most retail, restaurant, WTOD, the conversion of the G district south of Pearce and consumer service uses, will better support this new

64 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 2. Characteristics

environment. Under B-L zoning, residences along Cory Permitted Uses Street would no longer be able to have accessory uses (garages, sheds, and home occupations) and new hospitals In addition to rezoning, the City should also consider and nursing homes would no longer be permitted. The changing the permitted uses in the WTOD to include dimensional regulations between the G district and the light manufacturing. This addition would mean the B-L district are identical save for a maximum lot coverage waterfront area could accommodate a broader range of requirement, which would be eliminated. industrial uses. Light manufacturing is also valuable because in most instances, it can locate next to residential uses without conflict. R-4 to G For language, the City can look to South Norwalk, CT's The R-4 zone between Essex and Brightman Street is the "boutique manufacturing" use: only zone of this kind within the urban renewal area. This zone borders the G and B-L districts and is flanked to Boutique manufacturing shall be allowed as an the west by North Main Street. This Plan suggests that accessory use to a permitted retail use, subject to this R-4 zone be upzoned to a G zone. Doing so would compliance with the following requirements: further consolidate zoning in the urban renewal area and better support an overall increase in density, which • (a) Such boutique manufacturing shall not exceed is important given this area's proximity to the potential three thousand (3,000) square feet in area and future commuter rail station. From a use standpoint, this shall be directly related to the principal permitted change is minor: it would permit three-family dwellings, retail use; and clubs and lodges, and hospitals and nursing homes where • (b) All manufacturing activity, including the they are currently prohibited and allow the establishment storage of all equipment, materi­als and products, of retail operations 5,000 or less by special permit. shall occur inside the building; no outside storage Minimum lot area for the G district is 5,000 square feet of any kind is permitted; and per unit and 1,500 for each additional unit. This is less • (c) Only manufacturing processes that are not than the R-4 district where these minimum are 6,000 offensive with regard to noise, light, dust and square feet and 2,000 square feet, respectively. With this odors, and which have the same or lesser impact conversion, minimum frontage and width would decrease that the principal retails use are permitted; and from 75 feet to 50 feet, and minimum front yard and • (d) The manufacturing activity shall occupy an minimum rear yard would decrease from 15 and 20 feet area of no more than sixty percent (60%) of the to 12 and 15 feet, respectively. Maximum height would increase by ten feet and maximum lot coverage would decrease from 30% to 25%.

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 65 gross floor area occupied by the associated retail • General residential neighborhoods es­tablishment; and • Commercial corridors • (e) The manufacturing process is principally artisan • Industrial waterfront or fabrication by hand, and shall not include mass • Route 79 parcels production or assembly line operations; and

• (f) The manufacturing operations will not generate Historic Mill Districts excessive traffic volumes or truck traffic in excess of that typically occurring in the adjacent district Historic mill buildings punctuate the urban renewal area or neighborhood; all loading activity shall occur at several locations along the waterfront, with a higher during daytime hours only. concentration around Weavers Cove. Many of these mills were built before 1900 and are still standing, even after the 2.6 Urban Design Characteristics manufacturing activities that generated their construction have substantially diminished or disappeared. The The Fall River Waterfront urban renewal area comprises portions of the urban renewal area depicted in Figure approximately 770 acres with a long marine industrial 2-23 as having Historic Mill District urban design history. Multiple districts and neighborhoods can be character align with the pre-existing historic districts identified within this extensive area. These emerged and in Fall River. These historic districts, designated by the evolved through the years because of locational advantages Massachusetts Cultural Resource Information System, are derived from the availability of excellent water and rail clustered on the north portion of the urban renewal area, transportation access. named after the industrial companies they once housed – Border City Mills, Sagamore Mills N. 1 and 5, Sagamore Design Character Mill No. 2, Foster Spinning Company, and Narragansett Mills. Another landmark historic district is located on the Each of these districts and neighborhoods has its own waterfront, the Mechanics Mill on Brownell and Davol design character, which is closely related to land use, Streets, now redeveloped as mixed-use commercial and density, age, and architectural character of its buildings. residential lofts and renamed Commonwealth Landing. The urban design analysis identified five different categories or types of districts as subareas with their own These buildings typically range in height from 3-to configuration and identity. These categories are listed and 5-stories, with tall ceilings and generous window sizes that further described below, and they are represented in Figure allow light to penetrate deep into the working floors. They 2-22, Areas Defined by Character of the Urban Design. are built in brick or the traditional grey granite that is characteristic of Fall River. While some of these buildings • Historic mill districts are boarded up, presumably vacant, many remain in use for light industrial, warehousing, or storage purposes.

66 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 2. Characteristics

Legend

Historic Mill District General Residential Neighborhoods Commercial Corridors Industrial Waterfront New Route 79 Parcels (~10 Acres) Plan Boundary Parcels

Data Sources: Parcel Data from the City of Fall River Assessors’ Office; Base Map from Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP and swisstopo.

Figure 2-22: Areas Defined by Character of the Urban Design

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 67

Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community Figure 2-23: Examples of Historic Mill Urban Design Character

A few of them, such as Commonwealth Landing or opportunities in these districts to enhance the streetscape Narragansett Mills, have been successfully redeveloped for design as projects get underway and green infrastructure commercial and mixed-use activities. is added to redevelopment sites. This should help to better manage stormwater runoff, contribute to the mitigation These structures have an iconic presence and historic design of changes in temperature, and enhance the overall design character difficult to recreate today. They represent an character and image of the area. important time period of the city, and they are significant historic resources to preserve for future generations. They have been built to support heavy loads and machinery, General Residential Neighborhoods with large floor plates and tall windows. These qualities give the buildings an advantage for potential renovation Residential neighborhoods are clustered between North and adaptive reuse for commercial or residential purposes. Main Street and Route 79, which runs parallel to historic Davol Street and the waterfront. These residential areas While the mills themselves have good potential for were developed as workforce housing, including mill redevelopment, the surrounding grounds and roadways housing structures created to provide shelter for mill lack design characteristics and landscaping. There are workers and their families. The great majority of the

68 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 2. Characteristics

Figure 2-24: Examples of General Residential Neighborhoods Character

existing buildings in these areas were built between 1900 results in a quite dense residential district (roughly 30-40 and 1909, with a second wave of infill construction taking units per acre based on visual counts from aerial photos). place between 1919 and 1929 (see Figure 3-1). These There are few vacant lots, although ground floor vacancies waves of construction, carried out during a relatively short that appear to have been dedicated to commercial use are period of time, contributed to create a consistency in visible at some locations. building types, materials, and construction systems (two- to three-stories wood-frame houses and triple-deckers) Many old buildings appear to need updates and which informs the architectural expression today. The renovations. Most of the residential units are rental. resulting blocks and street patterns exhibit a compatible Income limitations make the population of this area highly design character and a relationship to the human scale vulnerable to economic downturns, which detracts from typical of many historic neighborhoods in New England the capacity of building owners to repair and maintain (see representative photographs above). their buildings.

Although the G zone caps the number of residential The tight density and compact design of the neighborhoods units at three per lot and designates a maximum building restricts the space available for trees and vegetation. As a height of 40 feet, the compact layout of streets and parcels result, many streets lack the moderating effect that trees

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 69 Figure 2-25: Examples of Commercial Corridor Character and landscaping can provide to mitigate heat in the buildings along this corridor (e.g., One Dollar store, the summer and wind in the winter. Improving the streetscape Narragansett and Sagamore Mills), most retail businesses and investing in the development of a healthy tree canopy occupy the ground floor of two- and three-story buildings could potentially enhance the perception of and quality of that were built concurrently with the General Residential life in these neighborhoods. Neighborhoods, and which may have been dedicated to residential uses at one time. Other buildings continue to Commercial Corridors be residential, mainly three-apartments or three-stories tall. Two major commercial corridors cross the urban renewal area: North Main Street and President Avenue. North President Avenue runs east-west, and only traverses the Main Street runs in the north-south direction and is urban renewal area for a short distance. It is, however, an characterized by the presence of local neighborhood- important vehicular transportation corridor that connects scale retail. Typical businesses include grocery stores, Davol Street, Route 79, and the Waterfront to Route 24. wireless services, candy shops, clothing, nail salons, This provides excellent access and visibility to properties barber shops, pharmacies, restaurants, sandwich shops, along the road, and the stretch of President Avenue located liquor stores, and a gas station. While there are some large

70 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 2. Characteristics

Figure 2-26: Examples of Industrial Waterfront Character between North Main and Davol Streets is lined with retail • Industrial and institutional areas around Battleship uses and automotive services. Cove, south of Heritage State Park. • Area between Heritage State Park and the site of Morton Middle School is located at the intersection of the old Slade's Ferry Bridge (south of the Route these well-traveled commercial corridors, providing a 79/Route 6 interchange). contemporary architectural presence as well as access • Former Shell Oil site, located between the to the North Park recreational and community sports intersection of Route 79/North Main Street facilities, which are located right outside the urban and the intersection of North Main Street/ renewal boundary. Collins Street (north of the Route 79/Route 6 interchange). Industrial Waterfront INDUSTRIAL AND INSTITUTIONAL AREAS AROUND BATTLESHIP COVE Three distinctive waterfront areas can be found west of Route 79: The industrial areas south of Heritage State Park have long begun to change from industrial to commercial and institutional use, including restaurants and museums.

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 71 Battleship Cove, located near the place where the to the museum area for visitors driving from the Water Quequechan River flows into the Taunton River, is Street Connector and the Braga Bridge. Unfortunately, arguably the most visited tourist attraction in the city. Firestone Pond, which is directly across from the gates, is The nonprofit that operates the attraction has recently blocked by overgrown vegetation and scrub trees. Access purchased the Marine Museum (recently re-named the to Crab Pond, to the left of the gates, is more difficult as "Maritime Museum)nearby and is looking for options to a result of the I-195/Braga Bridge project. Views of this increase access to parking and visibility. Additional uses pond are also blocked by overgrown trees, shrubs, and that attract visitors to this area include Heritage State Park weeds. Both ponds could be significant visual assets to this and the Narrows Center for the Arts. The City’s Zoning area if rehabilitated. Ordinance supports these uses through an AOD, which promotes public art and cultural activities. There is a potential to enhance the recreational/cultural character of this area by promoting the creation of Heritage State Park contains a Visitor Center with restaurants, art venues, and possible residential uses to educational exhibits and information about the city’s rehabilitate underutilized mill buildings located along history, amenities, and attractions. The Visitor Center Anawan/Pocasset Street. marks the beginning of a mile-long boardwalk promenade AREA BETWEEN HERITAGE STATE PARK AND THE OLD that runs north along the water’s edge and connects to Bicentennial Park. Additional sitting areas and lookouts FERRY AVENUE BRIDGE to the Taunton River contribute to create an attractive The waterfront area between Heritage State Park and the public gathering place around the Visitor Center, which site of the old Slade's Ferry Bridge (south of the Route is animated with seasonal activities during the summer. 79/Route 6 interchange) is characterized by a mix of industrial, commercial, and residential uses that have The Fall River Carousel at Battleship Cove is a seasonal developed through the years, following a progressive attraction for the waterfront area. The Fall River transformation from marine industrial to a service- community raised funds to save Carousel #54 when oriented economy. Significant redevelopment projects Lincoln Park closed, bring it to Fall River, and refurbish it include a high-density multifamily residential tower to its original 1919 splendor. (Point Gloria) and the mixed-use renovation of an old historic mill (Commonwealth Landing). In addition to Another cultural landmark of high symbolic value is these developments, the area is still occupied by a few Gates of the City Plaza, a replica of the historical city warehouse and distribution companies, high power lines, gates at Ponta Delgada, the Administrative Capital of and an electric substation owned by National Grid. There the Azores Islands, where large portions of Fall River's is a small cluster of two-story residential buildings and Portuguese population originated. This monument is professional offices on Davol Street, next to Point Gloria located on Water Street, and serves as a gateway entrance and the National Grid site.

72 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 2. Characteristics

Bicentennial Park is a recreational landmark which exhibits dependent uses. The inland parcel, however, is outside public art commemorating our war veterans. A mile-long of the DPA and could be redeveloped for nonwater- public boardwalk connects this park to Battleship Cove dependent uses, including the development of some along the water’s edge. This is an important public and portion of this land for open space and recreational uses. recreational amenity that will likely attract and support future waterfront redevelopment. A landmark location Route 79 Parcels along the walk is The Cove Restaurant and Marina. There are further opportunities to relate the potential Over 10 acres of land will free for redevelopment once the redevelopment of this area to prospective development in proposed Route 79 Corridor improvements are built. The the new parcels that will be generated by the Route 79 new road alignment will transform the currently elevated roadway reconstruction. highway into a city boulevard at grade, opening access and FORMER SHELL OIL SITE visibility to the waterfront from the North Main Street neighborhoods. The new alignment will also consolidate The former Shell Oil site north of the Route 79/Route traffic into a two-lane road in each direction, except for 6 interchange is vacant. Consisting of a large waterfront intersections where additional lanes will be created to parcel (approximately 48 acres) and an inland parcel provide left and right turns. It is expected that traffic (approximately 24 acres), the site was built as an oil will slow down to accommodate access to bicycles and refinery in 1920, taking advantage of deep channel access pedestrians. This will convert the high-speed vehicular on the Taunton River and railroad access on the land. The corridor that now exists into a new urban district with site was later operated as a receiving point and distribution opportunities for residential and commercial development terminal by Shell Oil Company. Oil operations ceased near the water. in 1995 and environmental remediation processes have since been underway. A proposal to convert the site into a The potential for new development that the road Liquid Natural Gas facility in the early 2000s was rejected reconstruction will generate has been analyzed as part by the surrounding neighborhoods. of this study, and recommended preferred development options are presented in Section 4. Objectives. Potential opportunities for the redevelopment of these properties are outlined in Section 4. Objectives. The soil contamination due to the former use as a heavy oil storage Design Assets and Opportunities facility has been recorded and could be a constraint to The urban design character and existing conditions the its future redevelopment for uses other than industrial urban renewal area generate a series of opportunities for new or commercial. Another condition that affects the development (e.g., land made available for the realignment redevelopment potential of the waterfront parcel is its and reconstruction of Route 79) and the redevelopment status as a DPA, which reserves most of the area for water

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 73 of underutilized properties (e.g., vacant historic mills, of ground floor space in former residential and waterfront land holdings by utility companies, City Pier) industrial buildings. in the foreseeable future. As previously discussed, old mill • Proposed development parcels along Route buildings represent valuable architectural assets because of 79 represent opportunities for new mixed-use their solid construction, tall ceilings, and large window development with waterfront views, including openings, which offer flexibility of use and opportunities multifamily residential units, office, and for loft-type renovations. Underutilized land along the neighborhood retail at the ground floor level (over water represents a potential for the development of water- 10 acres of developable land previously located dependent recreational uses and tourism. within the roadway right-of-way).

Perceived urban design assets and opportunities include • Existing vacant and underutilized parcels along the the following: waterfront represent opportunities for multifamily residential development and marine recreational • Historic mill buildings are architectural use, which will be supported by the reconstruction landmarks characteristic to Fall River and of Route 79 and related enhancements to the represent opportunities for rehabilitation, building transportation network. renovation, and adaptive reuse. • Potential redevelopment along the water will • Brick and granite are local building materials used make it possible to extend the existing boardwalk for mills and large institutional buildings in Fall promenade along the perimeter of underutilized River. Granite is also visible in landscape retaining piers, and to activate the waterfront with new walls along hillsides and sloping areas. These amenities, such as restaurants, marinas, boathouses are durable, high-quality materials that define and community recreation. architectural character and contribute to generate • There is an estimated 8-12 feet difference in or increase real estate value. elevation between Davol Street and the water’s edge • Long-established residential neighborhoods along at City Pier, which could be used to accommodate North Main Street have a traditional design parking below the buildings. character (typically three-story wood frame buildings), which results in the perception of a Design Challenges, Solutions and human-scale that supports walking and a sense of place. Guidelines • Neighborhood retail along North Main Street The urban renewal area presents significant urban design provides a variety of retail uses and services to challenges, despite its many assets and distinctive character. support community needs, often making use The table on the following pages summarize the most

74 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 2. Characteristics

pressing design issues and constraints identified through the analysis of existing condition, and propose a possible solution for each. They also provide a related design principle or guideline that would govern the solution during the planning phase (Route 79 reconstruction) or the Site Plan review and approval process (individual projects).

The proposed solutions should be incorporated into the requirements for redevelopers of land owned or controlled by the FRRA (see Section 4.2 Proposed Redevelopment Activities: Proposed Development Controls).The proposed solutions can be incorporated into the Land Disposition Agreement between the FRRA and the potential developer(s).

The proposed solutions may also form the basis of design guidelines for the entire urban renewal area, not just those properties under the control of the FRRA. These design guidelines should be incorporated into the City's zoning ordinance, perhaps as part of the recommended zoning changes discussed in Section 2.5: Proposed Zoning.

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 75 URBAN DESIGN CONDITION PROPOSED SOLUTION

Some historic mills are vacant or underutilized, which may endanger their structural integrity and make them more vulnerable to Collapsed or demolished historic mills should be replaced by buildings and uses compatible with the district’s historic natural hazards or collapse; a few mills have fallen victim to fire and demolition, leaving empty spaces in the center of historic character, land use patterns, and the community’s vision for the future. districts.

Historic cemeteries need maintenance improvements; many tombstones are tilting or overturned, fences need painting, Seek funds to finance maintenance improvements and repairs to the urban renewal area’s historic cemeteries, structures and stonewalls and historic buildings need repairs. resources.

Building age and conditions of disrepair in older residential neighborhoods affect rentability and owners’ financial capability to Provide design guidance and financial assistance to homeowners in renovating and updating their buildings (e.g., create a rehabilitate, maintain, and upgrade deteriorated buildings. Façade Improvement Program, building improvement loans).

Adopt guidelines to the design of parking lots and edges that promote the creation of green areas and landscape buffers to Asphalt-covered parking lots and lack of vegetation contribute to increase water runoff and ‘heat island’ effects in dense areas of screen the view of parked vehicles from the street; and introduce design amenities such as sitting areas, benches, or trees the neighborhood, while detracting from the visual image and perception of safety. along sidewalks.

Narrow or broken sidewalks, scarcity of trees, and lack of landscaping diminish the quality of the walking experience in some Increase the provision, maintenance and upkeep of sidewalks and street trees; build sidewalks in places where they are areas, restricting access and contributing to generate a perception of neglect. missing, and add extensions to widen stretches of sidewalk that prevent universal access.

Proposed new parcels along Route 79 are long and narrow, down to 80 feet in some locations; this makes it difficult to place new Adopt guidelines to design the site layout of mixed-use buildings on the new Route 79 parcels, providing guidance to the mixed use and apartment buildings in functional ways that would also accommodate onsite parking, trees, or landscaping. placement of ground floor retail and parking areas, and reserving space for trees and landscaping.

Assuming the probable large massing, scale and proportions of new development along Route 79 and the waterfront, potential Establish design standards and guidelines that promote harmonious relationships of placement, massing, scale and contrasts between new and existing buildings may generate the perception of a disjointed and incoherent public realm. proportions among neighboring buildings, aimed at generating a more coherent public realm.

Large new buildings and parking garages may present long blank walls along streets, sidewalks and public spaces, which may Provide guidelines to promote the articulation of long blank walls through architectural elements, openings, or screen features convey a perception of emptiness and discourage pedestrian activity. that relate the building design to the human-scale.

There are underutilized properties along Route 79 and the waterfront area (City Pier, National Grid parcels, vacant sites) which Promote the redevelopment of vacant and underutilized sites along the water, aiming at attracting innovative businesses and detract from the area’s economic vitality, image, and perception of safety. recreational activities to generate a new image for the district.

Extensive areas along the waterfront’s edge are at high risk of inundation by the 1% annual-chance flood event, with additional Place the living areas of new buildings and necessary utility equipment above hazardous elevations and use the space beneath hazards due to storm-induced velocity wave action (up to 17 feet of Base Flood Elevation plus a 3-foot or higher breaking wave) the buildings for parking or temporary activities consistent with FEMA policies and regulations. and sea level rise.

Table 2-4: Urban Design Conditions and Proposed Solutions

76 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 2. Characteristics

URBAN DESIGN CONDITION PROPOSED SOLUTION

Some historic mills are vacant or underutilized, which may endanger their structural integrity and make them more vulnerable to Collapsed or demolished historic mills should be replaced by buildings and uses compatible with the district’s historic natural hazards or collapse; a few mills have fallen victim to fire and demolition, leaving empty spaces in the center of historic character, land use patterns, and the community’s vision for the future. districts.

Historic cemeteries need maintenance improvements; many tombstones are tilting or overturned, fences need painting, Seek funds to finance maintenance improvements and repairs to the urban renewal area’s historic cemeteries, structures and stonewalls and historic buildings need repairs. resources.

Building age and conditions of disrepair in older residential neighborhoods affect rentability and owners’ financial capability to Provide design guidance and financial assistance to homeowners in renovating and updating their buildings (e.g., create a rehabilitate, maintain, and upgrade deteriorated buildings. Façade Improvement Program, building improvement loans).

Adopt guidelines to the design of parking lots and edges that promote the creation of green areas and landscape buffers to Asphalt-covered parking lots and lack of vegetation contribute to increase water runoff and ‘heat island’ effects in dense areas of screen the view of parked vehicles from the street; and introduce design amenities such as sitting areas, benches, or trees the neighborhood, while detracting from the visual image and perception of safety. along sidewalks.

Narrow or broken sidewalks, scarcity of trees, and lack of landscaping diminish the quality of the walking experience in some Increase the provision, maintenance and upkeep of sidewalks and street trees; build sidewalks in places where they are areas, restricting access and contributing to generate a perception of neglect. missing, and add extensions to widen stretches of sidewalk that prevent universal access.

Proposed new parcels along Route 79 are long and narrow, down to 80 feet in some locations; this makes it difficult to place new Adopt guidelines to design the site layout of mixed-use buildings on the new Route 79 parcels, providing guidance to the mixed use and apartment buildings in functional ways that would also accommodate onsite parking, trees, or landscaping. placement of ground floor retail and parking areas, and reserving space for trees and landscaping.

Assuming the probable large massing, scale and proportions of new development along Route 79 and the waterfront, potential Establish design standards and guidelines that promote harmonious relationships of placement, massing, scale and contrasts between new and existing buildings may generate the perception of a disjointed and incoherent public realm. proportions among neighboring buildings, aimed at generating a more coherent public realm.

Large new buildings and parking garages may present long blank walls along streets, sidewalks and public spaces, which may Provide guidelines to promote the articulation of long blank walls through architectural elements, openings, or screen features convey a perception of emptiness and discourage pedestrian activity. that relate the building design to the human-scale.

There are underutilized properties along Route 79 and the waterfront area (City Pier, National Grid parcels, vacant sites) which Promote the redevelopment of vacant and underutilized sites along the water, aiming at attracting innovative businesses and detract from the area’s economic vitality, image, and perception of safety. recreational activities to generate a new image for the district.

Extensive areas along the waterfront’s edge are at high risk of inundation by the 1% annual-chance flood event, with additional Place the living areas of new buildings and necessary utility equipment above hazardous elevations and use the space beneath hazards due to storm-induced velocity wave action (up to 17 feet of Base Flood Elevation plus a 3-foot or higher breaking wave) the buildings for parking or temporary activities consistent with FEMA policies and regulations. and sea level rise.

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 77 3. Plan Eligibility

is on creating incentives for the private market to invest. 3.1 Findings These incentives can include changes to the regulatory environment, investments in public infrastructure, and/ The Department of Housing and Community or help with financing. Development (DHCD) must be able to make certain findings with respect to this redevelopment plan under The purpose of this Plan is to identify the current conditions Chapter 121B, Section 48. These findings and their that prevent such private investment, determine the needs applicability to the plan are summarized in Table 3-1. and goals of the smaller community of this area and the impact they expect for the larger community as a whole, The supporting information for each of these findings is and define those actions that will create incentives for presented in the remainder of this section. Supporting the private market, over time, to address the existing technical memoranda are provided in the appendices. conditions.

These findings are related to the conditions of the urban This urban renewal area is a Decadent Area, as defined renewal area relative to the need to invoke the intervention by Chapter 121B. The content of this section supports of a redevelopment authority under the enabling this finding with evidence that meets the requirements legislation. This section will provide evidence that this of Chapter 121B and 760 CMR 12.00, the regulatory urban renewal area is a Decadent Area, that the activities requirements of DHCD. proposed by this Plan are justified by the conditions, and that the recommendations of this plan are consistent with previous planning efforts at the local, regional, and state levels.

The conditions required by Chapter 121B are known as conditions of blight. For the purposes of an urban renewal plan, blight is defined as those conditions that cannot be addressed by the private market alone – in other words, public action is needed to help address those conditions.

The origins of urban renewal lay in large projects, funded by the federal government, in the 1950s and 1960s. These projects cleared large areas of land, demolishing buildings and relocating people from what were seen as overcrowded and inadequate housing units. Today’s focus

78 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 3. Plan Eligibility

REQUIREMENTS OF CHAPTER 121B, SECTION 48 APPLICABILITY TO THE AREA RELEVANT SECTION (a) the project area would not by private enterprise alone and without The private market is unable to fully either government subsidy or the address the conditions that lead to a Section 3. Plan Eligibility exercise of governmental powers be finding of a Decadent Area. made available for urban renewal. (b) the proposed land uses and The proposed zoning changes and building requirements in the project public infrastructure improvements area will afford maximum opportunity provide incentives for the private Section 4. Objectives to privately finance urban renewal market to invest in the urban renewal consistent with the sound needs of area. the locality as a whole.

The financial plan provides estimates for the projects that are expected to be (c) the financial plan is sound. Section 6. Financial Plan undertaken by the FRRA, based on the list of parcels for acquisition.

(d) the project area is a decadent, The project area is a Decadent Area. Section 3. Plan Eligibility substandard or blighted open area.

This Urban Renewal Plan (1) conforms to the previous planning efforts conducted by the municipality, and (2) indicates the boundaries of the (e) that the urban renewal plan is area, the anticipated land acquisition (1) Section 3. Plan Eligibility; sufficiently complete, as required by and rehabilitation of structures; the (2) Section 2. Characteristics and section one. proposed public improvements; and Section 4. Plan Objectives zoning and other planning changes, including proposed land uses, maximum densities, and building requirements.

A statement regarding the FRRA's (f) the relocation plan has been intent to provide a relocation plan in approved under chapter seventy-nine conformance with the requirements of Section 10. Relocation A. MGL Chapter 79A and relevant federal law.

Table 3-1: Plan Eligibility

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 79 Application of the Definition 3.2 Determination of Conditions: Decadent Area Table 3-2 breaks this definition apart and demonstrates how the existing conditions within the urban renewal area prevent the private market from addressing those Definition and Applications conditions. The remainder of this section provides the evidence to support these conclusions. Definition of a Decadent Area The determination that this urban renewal area is a Chapter 121B, Section 1 defines a Decadent Area as: Decadent Area rests on three sets of conditions present within the boundary: ...an area which is detrimental to safety, health, morals, welfare or sound growth of a community • The physical conditions of the area, including because of the existence of buildings which are site conditions, such as flooding and the presence out of repair, physically deteriorated, unfit for of environmental contaminants; infrastructure, human habitation, or obsolete, or in need of both public and private; and building conditions, major maintenance or repair, or because much including historic building styles and development of the real estate in recent years has been sold or patterns taken for nonpayment of taxes or upon foreclosure • The demographics as they are related to both the of mortgages, or because buildings have been housing market and the job market torn down and not replaced and under existing • The economic trends and market conditions that conditions it is improbable that the buildings encourage or discourage investment within the will be replaced, or because of a substantial urban renewal area change in business or economic conditions, or because of inadequate light, air, or open space, or because of excessive land coverage or because diversity of ownership, irregular lot sizes or obsolete street patterns make it improbable that the area will be redeveloped by the ordinary operations of private enterprise, or by reason of any combination of the foregoing conditions.

80 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 CONDITIONS OF A 3. Plan Eligibility DECADENT AREA APPLICABILITY TO THE AREA SECTION • 91% of buildings in the urban renewal area are pre-1978 and 80.4% are pre-1940. Older building stock signifies the potential Existence of buildings presence of hazardous materials such as lead paint and which are out of repair, asbestos. Older commercial buildings may not be suitable for Section 3. Eligibility: physically deteriorated, efficient redevelopment for current uses. Building and Site unfit for human Conditions habitation, or obsolete. • 8.2% of buildings in the urban renewal area are located in a flood zone and may have environmental or structural problems relating to past flood events. • Certain sites have been identified as having had a release of hazardous materials. The status of these sites vary and, as is common in urban areas; not all may have been identified. Existence of buildings Section 3. Eligibility: which are in need of • 25 buildings in the urban renewal area are classified in the Building and Site major maintenance or parcel database as mills. A few of these properties have been Conditions repair adapted to new uses but many are partially- or fully-vacant. This may be due to costs associated with their repair and/or a lack of compatibility between the dimensions of these buildings and the requirements of current uses. Much of the real estate in recent years has been sold or taken for Section 3. Eligibility: Tax • Properties under tax liens exist throughout the area. nonpayment of taxes Liens or upon foreclosure of mortgages

Buildings have been • The Shell Oil site has been underutilized for some time, with an torn down and not ownership change at least once. Section 3. Eligibility: replaced and under • Without this Urban Renewal Plan, the land created by the Building and Site existing conditions it proposed realignment of Route 79/Davol Street could be Conditions is improbable that the underutilized for a similar length of time buildings will be replaced

• The area has significant economic challenges, including the presence of one or more EJ neighborhoods. Demographics Substantial change in • The redevelopment of Route 79 and the new South Coast Rail Economic Development business or economic line will significantly impact this area, both physically and and Real Estate Market conditions economically. These projects must be carefully implemented to ensure that their benefits are maximized and existing Conditions and Trends communities are protected from adverse impacts, such as displacement. • While the urban renewal area does have a significant amount Section 2. Inadequate light, air, or of open space, access to this open space is challenging as it Characteristics: Land open space requires traversing Route 79. Use • Compared to land within the City, or within the MAPC South East Excessive land coverage area, the land in the urban renewal area has significantly more - impervious surface. Diversity of ownership, Section 2. irregular lot sizes or • As shown in the fit studies provided in Section 4. Plan Characteristics: Land obsolete street patterns Objectives, parcel assembly may be needed for the Use, Section 4. Plan make it improbable redevelopment of certain sites within the area. Parcels are small Objectives, Appendix I. that the area will be and few have similar ownership. Parcel Inventory redeveloped

Table 3-2: Applicability of the Definition of Decadent Area to the Existing Conditions

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 81 Building Conditions to 1980 (when asbestos was phased out) are important measures. Within the waterfront urban renewal area, Appendix I Parcel Inventory contains data from the City's over 91% of buildings were constructed before 1978, Assessors Office on a parcel-by-parcel basis. In addition to and therefore may have lead paint, and 92% of buildings data on the age, size, ownership, condition and valuation were constructed before 1980, and therefore may have of the buildings and parcels, the inventory includes asbestos. These percentages are striking; they indicate photographs of the parcels identified for acquisition in both potential health concerns (particularly for children Section 2 Characteristics. under age six) and an increased cost associated with the redevelopment of the property if remediation is necessary.

NUMBER % OF TOTAL Total Buildings 1963 100% Site Conditions Buildings Pre-1940 1580 80.4% The following topics describe the existing or anticipated Buildings Pre-1978 1800 91.6% site conditions that have implications for the ability of the Buildings Pre-1980 1805 92.0% private market to invest in the development of this urban Table 3-3: Building Age renewal area.

Approximately 80% of the buildings in the waterfront urban renewal area were built before 1940, during Fall Vacant or Potential Vacant Land River's mill boom. This construction plays a significant role in defining the character of the waterfront, however, The former Shell Oil site is a significant parcel (47.85 as the 2016 Towards and Evidence-Based Hosing Policy acres) of underutilized land within the urban renewal in Fall River document notes, this older housing stock area. Previous reuse efforts have stalled, likely due to a is prone to structural deficiencies. Further, city-wide, a combination of the size of the parcel, environmental strikingly high percentage (64.2%) of housing is renter- hazards, the size of the structures on the site, and the occupied. In general, renters have less of an incentive (and restrictions of the DPA requirements. are often not permitted) to take on home improvement Additional vacant land (approximately 10 acres) will be projects. This may mean that the building stock is not created by the realigned Route 79 and Davol Street. The getting the attention it needs to stay functional and safe concern is that this land will also remain vacant or be over the long-term. developed in uncoordinated stages. Additional public infrastructure improvements will be needed to ensure In addition to overall age, the percentage of buildings that the full benefit of this realignment is realized by the constructed prior to 1978 (when lead paint was phased abutting neighborhoods and the City as a whole. These out) and the percentage of buildings constructed prior

82 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 3. Plan Eligibility

Legend Built Before 1940 Built During or After 1940 Plan Boundary Parcels

Data Sources: Parcel Data from the City of Fall River As- sessors’ Office; Base Map from Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX,

Figure 3-1: Buildings Built Prior to 1940

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 83

Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community Legend Built Before 1978 (Building may have lead and/or asbestos) Built Between 1978 and 1979 (Building may have asbestos) Built During or After 1980 Plan Boundary Parcels

Data Sources: Parcel Data from the City of Fall River As- sessors’ Office; Base Map from Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP and swisstopo.

Figure 3-2: Buildings Built Prior to 1978

84 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018

Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community 3. Plan Eligibility

improvements include connections to the existing street AE or AO zones (1% annual chance of flooding), and 10% network and appropriate utility connections to encour- (54.0 acres) falls within the X zone (0.2% annual chance age redevelopment. of flooding). Most of the land within these flood zones is occupied by parks and roadways so damage to buildings is In both cases, the private market will have difficulty ad- minimal, however, 161 buildings – with a combined total dressing these conditions and public assistance, in terms value of $142.8 million – are at risk. In addition to these of coordinated planning and implementation, will be coastal flooding hazards, the waterfront urban renewal required. area is also at risk for flash flooding. Flash flooding is typically caused when large quantities of rain fall within a Land Coverage short period of time onto impervious surfaces. This water is unable to infiltrate the ground surface and consequently The Metropolitan Area Planning Council (MAPC) collects and begins moving rapidly downhill. This type of maintains an extensive database for Massachusetts of flooding is extremely dangerous as it is difficult to predict various land statistics. For the MAPC South East Region, and moves extremely quickly. While the pervious surfaces impervious surface area is approximately 11.7% of the of the urban renewal area's parks and cemeteries help total land area. The City of Fall River, as an urban area, prevent flash floods from developing, the urban renewal is unsurprisingly higher with 29.8% of its land area as area is at risk due to the regions of higher elevation that impervious surface. surround it.

76.7% of this urban renewal area is impervious surface, Flooding is significant in the context of this Urban with important implications for the water quality of the Renewal Plan for a number of reasons. First, flooding Taunton River, the possibility of surface flooding during threatens the health of the Taunton River, as stormwater heavy rain storms, and indicating a potential lack of open runoff and debris from receding floodwaters increase space for area residents. A significant portion of that the flow of pollutants. Second, susceptibility to flooding impervious surface is Route 79, which will be partially indicates potential building damage. Buildings, for mitigated by the proposed realignment. example, may have mold or structural damage due to past events. Finally, the need to protect against flooding may Flooding dissuade potential real estate development. CLIMATE CHANGE Figure 2-6 depicts the flood zones that intersect the waterfront urban renewal area. Over 20% (115.5 acres) of The Massachusetts Climate Change Adaptation Report the land in the urban renewal area falls within the VE Zone identifies threats to natural systems from climate change, (High Coastal Risk Area), 4% (23.15 acres) falls within the including reduced precipitation flows during projected summer droughts, and increased precipitation flows

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 85 during winter floods.1 The report projects that drier, it more challenging for them to evacuate in the event of hotter summers will reduce the quality of the water and extreme weather. that warmer, wetter winters may increase stormwater runoff from rain and shift the timing and impact of flood Hazardous Risk Sites events.2The geography of the urban renewal area leaves it particularly exposed to two of these threats: increased Data sources that were reviewed to identify potential precipitation and warmer temperatures. Increased hazardous materials and environmental risk sites within precipitation events are expected to be both more intense the urban renewal area include the Environmental and more frequent , and will amplify the threats described Protection Agency’s (EPA) Comprehensive Environmental above (deterioration of water quality, flooding due to Response, Compensation, and Liability Information ponding, damage to buildings, deterrents to real estate System (CERCLIS) Geographic Information System development, and safety hazards). The urban renewal area (GIS) database and Massachusetts Department of is particularly exposed to warmer temperatures because, as Environmental Protection (MassDEP) databases. an urban locale, it is subject to urban heat island effect, the condition in which urban areas are significantly warmer The waterfront area's listed sites include one Tier 2 site than suburban and rural settings. (This temperature (EPA designation), three activity and use limitation difference is attributed to the quantity of heat sources – sites (AUL), and three additional sites with ongoing pavement, cars, heating systems – in urban areas relative monitoring or remediation (see Figure 3-3). Seven to cooling factors, like trees and grass.) additional sites have been classified as A2 (a permanent solution has been achieved; contamination has not been Of greater significance, however, is that demographic reduced to background). data on the urban renewal area (discussed more fully in the following section) suggests that this population will The Tier 2 site within the waterfront area is Bicentennial be less able to respond to these changing conditions. For Park. The AUL sites include the Quaker Fabric C Plant, example, 26.4% of the families in the urban renewal area Hathaway Substation, and Braga Bridge Facility #138. are below the poverty line; these families may not be able The sites with ongoing monitoring or remediation include to pay higher electricity bills associated with increased City Pier (Class C1: the site does not present a "substantial need for space conditioning. Likewise, 22% of households hazard," it has not reached a level of no significant risk; the in the urban renewal area do not own a vehicle, making site must be evaluated every five years), the former Shell

1. Executive Office of Energy and Environmental Affairs and the Adoption Oil site and the Coca Cola Bottling site. Both the Shell Advisory Committee, The Massachusetts Climate Change Adaptation Report, and Coca Cola sites are classified as Remedy Operation September 2011. Status (REMOPS), that is a site where a remedial system 2. Executive Office of Energy and Environmental Affairs and the Adoption Advisory Committee, The Massachusetts Climate Change Adaptation Report, which relies upon active operation and maintenance is September 2011.

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Figure 3-3: Hazardous Materials Sites

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 87 being operated for the purpose of achieving a permanent The listing of properties requires that there is consideration solution. in planning for Federal, Federally-licensed, and Federally- assisted projects. Nationally listed properties are also FORMER SHELL OIL SITE eligible for tax provisions – owners of properties listed in There were five documented releases or potential releases the National Register of Historic Places may be eligible for at this location between 1989 and 2011. Only the a 20% investment tax credit for the certified rehabilitation 1989 release is classified as an open site, and this is the of income-producing certified historic structures such as only Phase V site where Operation, Maintenance, and/ commercial, industrial, or rental residential buildings. or Monitoring will occur. During Phase V, long-term Properties also qualify for Federal grants for historic treatment processes are implemented and monitored to preservation, when funds are available. Owners of track cleanup progress. private property listed in the National Register are free to maintain, manage, or dispose of their property as they Arsenic and beryllium were reported on the site in 2005, choose provided that no Federal monies are involved. but this contamination is attributable to coal, coal ash, and wood ash associated with fill materials brought to There are seven properties within the urban renewal area the site, as well as atmospheric deposition of arsenic and listed on the National Register of Historic Places (see beryllium as aerosols and particulates derived from the Figure 3-4). This includes the following buildings and combustion of coal. The concentrations of arsenic and sites: beryllium in soil at the site have been demonstrated to be • Al Mac’s Diner consistent with background concentrations, a condition of No Significant Risk exists at the Site with respect • American Printing/Metacomet Mill to arsenic and beryllium. There are no activity and use • Forest Spinning Company limitations associated with the site. • Mechanics Mill • North Burial Ground (site) Historic Register Properties • Sagamore Mills (1, 2, 3) The waterfront urban renewal area includes historic • Squire William B. Canedy House resources that are listed on the National Register of One additional site, the Border City Mills, is identified as Historic Places, which is administered by the National eligible for the National Register of Historic Places. Park Service. The National Register is the official Federal list of districts, sites, buildings, structures, and objects In addition to these designations, the City of Fall River significant in American history, architecture, archeology, has a historic preservation ordinance that imposes a six- engineering, and culture. month delay on the issuance of a demolition permit

88 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 3. Plan Eligibility

Figure 3-4: Historic Resources

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 89 for properties appearing on the Fall River Register of Assessed Valuation: Buildings and Significant Structures under certain circumstances. That Sites list is available here: http://fallriver.wpengine.com/fall- The database maintained by the City's Assessors office river-register-of-significant-structures-july-2017/ provides information about the valuation of land and Finally, in 2012, the American Planning Association buildings within the city. The following table provides named the Lower Highlands and Historic Downtown to details about the conditions ob buildings and sites and its list of Great Places in America: Neighborhoods. Both the current valuation for property tax purposes in the this Waterfront Urban Renewal Plan and the Downtown urban renewal area. Urban Renewal Plan being developed concurrently include A review of this data shows that within the City of Fall portions of this neighborhood. Enhancing connections River, 5.3% of the parcels have an assessed condition of between the Lower Highlands and both the Waterfront below average or below; 9% of the parcels in the urban and the Downtown will add significantly to its attraction renewal area are below average, and 46.9% of the parcels as a great residential neighborhood. identified for acquisition are have an assessed condition COMPARISON OF CONDITION OF PARCELS that is below average.

PARCELS WITH BUILDINGS PARCELS WITHOUT BUILDINGS IDENTIFIED FOR CONDITION IN FALL RIVER IN URBAN RENEWAL AREA IDENTIFIED FOR ACQUISITION IN FALL RIVER IN URBAN RENEWAL AREA ACQUISITION # % # % # % # % # % # % Excellent 14 0.1% 1 0.2% 0 0.0% 0 0.0% 0 0.0% 0 0.0% Very Good 741 3.5% 12 1.9% 1 2.0% 0 0.0% 0 0.0% 0 0.0% Good 5,681 26.8% 82 13.2% 11 22.4% 5 0.0% 0 0.0% 0 0.0% Avg-Good 4,418 20.8% 225 36.1% 5 10.2% 0 0.0% 0 0.0% 0 0.0% Average 7,877 37.1% 193 31.0% 12 24.5% 1,347 6.3% 54 8.7% 11 21.6% Fair-Avg 366 1.7% 17 2.7% 2 4.1% 2 0.0% 0 0.0% 0 0.0% Fair 644 3.0% 22 3.5% 5 10.2% 5 0.0% 0 0.0% 0 0.0% Poor 99 0.5% 3 0.5% 1 2.0% 2 0.0% 0 0.0% 0 0.0% Dilapidated 15 0.1% 2 0.3% 1 2.0% 2 0.0% 0 0.0% 0 0.0% No entry 0 0.0% 7 1.1% 0 0.0% 0 0.0% 5 0.8% 2 3.9% Total 19,855 93.6% 564 90.5% 38 77.6% 1,363 6.4% 59 9.5% 13 25.5% Table 3-4: Comparison of Recorded Building and Lot Conditions

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COMPARISON OF ASSESSED VALUATIONS IN URBAN IDENTIFIED FOR IN FALL RIVER RENEWAL AREA ACQUISITION Land

Total acres 24,183 326 131 (not including public roads and rights-of-way)

Total square feet (SF) 1.05 billion 14.2 million 5.7 million (not including public roads and rights-of-way) Total Assessed Value $2.45 billion $76.7 million $14.4 million Assessed Value per SF $2.32 $5.41 $2.53 Buildings Gross Square Feet (GSF) 114.1 million 6 million 1.1 million Finished Square Feet (FSF) 81.14 million 4.69 million 1,008,146 Total Assessed Value $3.35 billion $102.8 million $10.7 million Assessed Value per GSF $29.43 $17.13 $9.96 Assessed Value per FSF $41.38 $21.92 $10.63

Table 3-5: Comparison of Assessed Valuations

COMPARISON OF CONDITION OF PARCELS

PARCELS WITH BUILDINGS PARCELS WITHOUT BUILDINGS IDENTIFIED FOR CONDITION IN FALL RIVER IN URBAN RENEWAL AREA IDENTIFIED FOR ACQUISITION IN FALL RIVER IN URBAN RENEWAL AREA ACQUISITION # % # % # % # % # % # % Excellent 14 0.1% 1 0.2% 0 0.0% 0 0.0% 0 0.0% 0 0.0% Very Good 741 3.5% 12 1.9% 1 2.0% 0 0.0% 0 0.0% 0 0.0% Good 5,681 26.8% 82 13.2% 11 22.4% 5 0.0% 0 0.0% 0 0.0% Avg-Good 4,418 20.8% 225 36.1% 5 10.2% 0 0.0% 0 0.0% 0 0.0% Average 7,877 37.1% 193 31.0% 12 24.5% 1,347 6.3% 54 8.7% 11 21.6% Fair-Avg 366 1.7% 17 2.7% 2 4.1% 2 0.0% 0 0.0% 0 0.0% Fair 644 3.0% 22 3.5% 5 10.2% 5 0.0% 0 0.0% 0 0.0% Poor 99 0.5% 3 0.5% 1 2.0% 2 0.0% 0 0.0% 0 0.0% Dilapidated 15 0.1% 2 0.3% 1 2.0% 2 0.0% 0 0.0% 0 0.0% No entry 0 0.0% 7 1.1% 0 0.0% 0 0.0% 5 0.8% 2 3.9% Total 19,855 93.6% 564 90.5% 38 77.6% 1,363 6.4% 59 9.5% 13 25.5% Table 3-4: Comparison of Recorded Building and Lot Conditions

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 91 The data for valuation shows a similar pattern. The between 2000 and 2010, and the city lost 3.4% of its assessed value of approximately $2 per square foot for population during that decade, which was one of growth land in Fall River is similar to that of the parcels identified for both Bristol County (2.5%) and the state (3%). These for acquisition, while the assessed value per square foot for numbers would indicate that the Fall River area is lagging all land in the urban renewal area is higher at about $5 per both the county and state in terms of population growth, square foot. However, the assessed value per square foot which is key to economic growth. Projections for the next of both gross and finished square footage is significantly five years are not much better for the waterfront area and higher in the city as a whole. city, with both projected to grow less than 1% compared to 2.2% for Bristol County and 3.4% for the state overall. Demographics The households in the waterfront area experienced losses A polygon encompassing the urban renewal area in the decade between 2000 and 2010, with smaller losses captures demographic and business data reported from since 2010. Households are projected to grow at rates The Nielsen Company subscription data service. The similar to population rates, also falling below those of the Nielsen Company, Segmentation and Market Solutions. city and county by substantial margins. The Nielsen data are 2016 estimates based, according to Nielsen, on the latest US population and economic The most striking differences between the waterfront and censuses updated by sources and algorithms proprietary to City of Fall River households when compared to Bristol Nielsen. Because of the long linear shape of the waterfront County and state households, however, is in incomes. area, the polygon had to be drawn in two sections and the As shown in the table, median incomes for both the data added together to arrive at the numbers used in the waterfront and city are only slightly over $30,000 a year, following sections. Figures 3-5 and 3-6 show these two less than half the median income for the state ($70,000). parts of the urban renewal area. As shown in the table, 42% of waterfront area households and 39% of city households live on less than $25,000 a year. Such an income level is true for only 24% of county Population and Households households and 20% of state. Poverty rates for families in the waterfront urban renewal area and city are similarly As shown in Table 3-6, the estimated population of the high: 26.4% and 21.4%, respectively, compared to 10.5% waterfront urban renewal area is 3,637 residents in 2016. in the county and 8.5% in the state. Moreover, 1% of This represents about 4% of the city’s population. The waterfront households and 4% of city households have urban renewal area lost population since 2010 (-1.3%), as incomes over $150,000, compared to the county’s 11% did the city (-.7%), while Bristol County grew by slightly and state’s 17%. over 1.6% and the state of Massachusetts by about 4%. In fact, the urban renewal area also lost 7% of its population

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Workforce Characteristics the households have no vehicle, similar to the city’s 20%, higher than the county’s 11%, and state’s 12%. Travel The data in Table 3-7 show that education levels in the times to work for those in the waterfront area and city are urban renewal area are very low: 33% of residents over age considerably shorter than for the county and state: 24 and 25 have no high school diploma and 11% have a college 26 minutes, respectively, compared to 30 and 31 minutes degree. The city has a slightly higher level, with 28% at the county and state levels. lacking a high school diploma and 14% with a college degree. Within the county, 17% have not completed high school and 25% have a college degree. Within the state, 10% have not completed high school, and 40% have a college degree. Almost half of workers in the waterfront area and the city have white collar jobs. Their share of blue collar workers is like the county’s, and only six percentage points higher than the state’s share. The great majority, around 80%, of workers in all four areas work in the private sector. Within the urban renewal area, 22% of

Figure 3-5: South Section Polygon Figure 3-6: North Section Polygon

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 93 Table 3-6: Demographic Data: Population and Households Compared Source: Nielson Segmentation & Market Solutions, 2016 and FXM Associates

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Table 3-7: Workforce Characteristics Source: Nielson Segmentation & Market Solutions, 2016 and FXM Associates

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 95 Environmental Justice Neighborhoods • 25% or more households qualify as English- Isolated, meaning that any householder over 14 The Commonwealth of Massachusetts defines an years of age speaks a non-English language and Environmental Justice Population as “those segments of the also has difficulty speaking English; or population that [the Executive Office of Environmental • Median annual household income is at or below Affairs] has determined to be most at risk of being 65% of the statewide median income. In 2010, unaware of or unable to participate in environmental the year of the last U.S. Census, this threshold decision-making or to gain access to state environmental was $40,673. resources”.3 Figure 3-7 depicts the four EJ neighborhoods within the To be considered an Environmental Justice (EJ) urban renewal area. Proceeding north to south, they are: neighborhood, a block group must meet one or more of from the southern-most portion of the urban renewal the following criteria: area north to I-195 (qualified due to income levels), the area from I-195 to Taylor and Bayliner Streets (qualified • 25% or more residents are foreign-born; or due to minority population and income levels), the area • 25% or more residents are minority; or between President Avenue and Cove Street (qualified due to income levels), and the area east of Homestead Street in the proximity of Kimball Street (qualified due to minority 3. Executive Office of Environmental Affairs, Massachusetts Environmental population and income levels). In total, these areas sum Justice Policy, October 9, 2002, p5. Accessed January 17, 2017. to 294.9 acres, 214 of which is qualified due to income

MEAN EJ CRITERIA IN % POPULATION IN EJ EJ CRITERIA BLOCK GROUPS POPULATION 2010 BLOCK GROUPS Fall River 1.29 88,857 66.7% Brockton 1.34 93,810 96.8% Lawrence Minority 2.27 76,377 100.0% - Income - Lowell English 1.46 106,519 87.6% New Bedford 1.81 95,072 69.6% Taunton 1.44 55,874 23.6%

Table 3-8: Environmental Justice Criteria in Comparable Municipalities Source: EJ_2010_municipal_stats.xls; Executive Office of Administration and Finance, Office of Geographic Information (MassGIS), http://www.mass.gov/anf/ research-and-tech/it-serv-and-support/application-serv/office-of-geographic-information-massgis/datalayers/cen2010ej.html, last accessed January 17, 2017.

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Legend Income Income and Minority Plan Boundary Parcels

Data Sources: Environmental Justice Data from the Massa- chusetts Office of Energy and Environmental Affairs GIS and the US 2010 Census; Parcel Data from the City of Fall River Assessors’ Office; Base Map from Esri, DigitalGlobe, Geo- Eye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP and swisstopo.

Figure 3-7: Environmental Justice Communities

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 97

Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community levels and 80.9 acres of which is qualified due to minority industrial areas, and have very low population densities. population and income levels. EJ conditions should therefore be understood as much further reaching than is suggested visually. It is worth noting that the portion of the urban renewal area that does not qualify as EJ neighborhoods consists of just two census block groups. These census block groups are dominated by non-residential land uses, like parks and

PARCEL ID ADDRESS TITLE YEAR DUE

S-17-0005 200 Essex Street 20070025 2007 65,405.18 S-15-0041 235 Brightman Street 20100067 2010 60,705.82 S-14-0031 215 George Street 20070028 2007 57,438..02 S-15-0055 277 Brightman Street 20100803 2011 57,190.02 N-16-0001 70 Water Street 20100134 2010 31,092.21 O-22-0010 609 Davol Street 201500172 2015 30,282.72 S-11-0036 1538 North Main Street (1542) 20100251 2010 28,676.58 S-15-0062 70 Murray Street 20100068 2010 14,366.86 O-22-0014 577 Davol Street 201500173 2015 10,372.75 S-11-0036 379 Lindsey Street 201500251 2015 9,566.73 S-15-0062 35 No Court Street 201410075 2014 5,296.41 O-22-0014 93 Dyer Street 201500089 2015 4,612.93 S-15-0006 96 Garside Street 20090556 2009 4,175.58 S-13-0060 53 Almy Street 20160137 2016 4,114.99 O-08-0052 W End Hood Street 20070060 2007 3,023.41 S-11-0019 1914 Main Street 20160244 2016 2,431.04 S-12-0074 1928 Main Street 20090475 2009 2,188.48 S-12-0023 Davol Street 200300017 2003 1,714.97 Total $392,655.19 Table 3-9: Parcels with Tax Liens Source: City of Fall River, April 13, 2017

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Legend Existing Tax Title Parcels Plan Boundary Parcels Data Sources: Tax Liens and Parcel Data from the City of Fall River Assessors’ Office; Base Map from Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP and swisstopo.

Figure 3-8: Tax Liens Note: Data current as of date of publication and is subject to change.

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 99

Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community Tax Liens maps that locate the actions related to acquisition, spot clearance, rehabilitation, and new construction. Table 3-9 details the 18 parcels in the urban renewal area with tax liens. Collectively, they total $392,655.19. Acquisitions The oldest of these liens is from 2003; the median lien age is seven years. Of the 18 parcels, nine are classified A map of planned acquisitions and table listing parcel as residential (two of these are mixed-use), four are identifications, addresses, owners, size, value, and potential commercial, two are charitable, one is industrial, one is activities are available in Section 2.2 Required Maps. This conservation and recreation, and one is an outbuilding. map identifies the parcels the FRRA expects to acquire to The parcels, depicted in Figure 3-8, are dispersed fulfill the public purposes of this Urban Renewal Plan. throughout the Area. Note that this data is current as The FRRA has identified parcels for acquisition (see Table of the date of publication and is subject to change, It is 2-2 in Section 2 Characteristics). The intent is to acquire offered only to demonstrate the character of the urban one or more of these parcels over the life of the plan and renewal area. undertake the appropriate course of action as identified below. All of these activities may be undertaken by the FRRA alone or in partnership with a redeveloper. 3.3 Clearance and Rehabilitation The FRRA will periodically assess the progress of this The FRRA has identified parcels for acquisition (see Table plan's implementation and identify other properties for 2-2 in Section 2. Characteristics). The intent is to acquire acquisition and disposition or remove any properties one or more of these parcels over the life of the plan and identified in the list of acquisitions that have subsequently undertake the appropriate course of action as identified been developed according to the requirements of this below. All of these activities may be undertaken by the urban renewal plan. Changes to the plan are governed FRRA alone or in partnership with a redeveloper. by 760 CMR 12.03, as outlined in Section 15 Process for Future Changes. This section describes specific redevelopment activities within the explicit purview of the FRRA that support the Before the FRRA can acquire a parcel, two independent objectives detailed in Section 4 Plan Objectives. appraisals of the parcel must be submitted to DHCD. The appraisal and negotiation process must follow the Redevelopment requirements set forth in 760 CMR 12.04. In addition, the FRRA must follow the requirements for a Relocation Redevelopment activities are categorized under Plan as described in Section 10. Relocation. acquisitions, clearance, rehabilitation, and new construction. Section 2 Characteristics contains the

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760 CMR 12.02 (2) requires certain additional Spot Clearance information if the urban renewal plan proposes clearance and/or rehabilitation activities. The other parcels identified for acquisition have varying conditions, ranging from no structures on the site to Fit studies, described in Section 4 Plan Objectives, tested several structures on the site. Figure 2-16 identifies those the type and scale of development that could take place on parcels likely to be cleared. The FRRA may either clear some of the parcels identified for acquisition. existing structures or mitigate existing environmental conditions itself or it may dispose of acquired properties Clearance to a developer with the stipulation that the sites be cleared and/or mitigated to the appropriate standard as part of The major clearance activity anticipated in this plan is the the redevelopment of those sites. Existing environmental realignment of Route 79/Davol Street and the resulting conditions may include one or more of the following: the creation of developable land. This plan anticipates that presence of hazardous materials, flooding conditions, or the FRRA will acquire the land, divide the land into other similar site-related conditions. appropriate building parcels, dispose of those parcels to private developers, and control that development with Rehabilitation individual Land Disposition Agreements and the design guidelines in this plan. The clearance of the existing road The FRRA may choose to rehabilitate existing structures infrastructure is under the purview of MassDOT. in whole or in part, working with private developers. As demonstrated in the fit studies, some buildings may be This Urban Renewal Plan assumes that MassDOT will renovated to serve new purposes. The ability to renovate transfer the parcels created by the Route 79/Davol Street existing buildings will depend on a number of factors, realignment in a cleared condition to the FRRA, but that including structural conditions, the ability to mitigate additional work may be necessary to prepare the parcels existing hazardous materials, and the market for the type for redevelopment. of floor plates and access the existing building provides.

This Urban Renewal Plan also assumes significant clearing The existing market conditions and the presence of so activities will be required to prepare the Shell Oil site for many buildings with upper floor vacancies suggest that future development. The amount of clearance will depend initial development activities by the FRRA are likely to on the proposed uses; this plan anticipates a later planning focus on rehabilitation in the areas not affected by the process for this site to determine the likely mitigation and Route 79/Davol Street realignment. appropriate reparcelization.

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 101 New Construction 3.4 Local Survey and This Urban Renewal Plan assumes significant new Conformance with the construction, primarily in the sites created by the Route 79/Davol Street realignment and on the former Shell Municipality’s Comprehensive Oil site. MassDOT is responsible for the construction Plan of the new alignments of Route 79/Davol Street and the appropriate connections to the existing City streets. 760 CMR 12.02 (2) requires that the urban renewal As noted above, the FRRA will acquire, reparcelize, and plan be based on a local survey and conform with the dispose of the land to private developers. municipality’s comprehensive plan.

Local Survey

The Waterfront Urban Renewal Plan was built upon a thorough analysis of local conditions. Spatially, much of this analysis was conducted using ESRI ArcGIS and shapefiles provided by the City of Fall River. As necessary, this data was supplemented with shapefiles downloaded from the Massachusetts GIS (MassGIS) and Massachusetts Department of Transportation (MassDOT) websites. Data layers and sources are identified on each map, below the map’s legend.

Master Plan

The City of Fall River Master Plan, published in 2009, establishes a 15-point Vision for the city for the year 2030. This Urban Renewal Plan advances several components of this Vision:

• Have actively preserved all that is good about the City including its waterfront, historic buildings, churches, unique parks, natural resources, ethnic diversity, arts, and cultural venues.

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• Have an economy that attracts a wide variety of maritime businesses and shipping is not within this Plan’s jobs and provides job training opportunities for urban renewal area. its residents. In addition to the Vision, which applies to the entire city, • Be an active site for tourism based on its historic the Master Plan makes eight recommendations specifically and cultural resources, its waterfronts, and its pertaining to the development of Fall River’s waterfront. ethnic diversity. They are: • Have many attractive mill buildings and other historic structures that have been rehabilitated to 1. Develop the Mt. Hope Bay/Taunton River water- provide for retail, artists’ live/work space, tourism, fronts as a tourist area with restaurants, attractive and residential uses. open spaces, cruise ships, boardwalks, museums, and other attractions • Have a renewed and well maintained park system that is knitted together by tree-lined boulevards 2. Combine Route 79 and Davol Street into an ur- and a system of multi-use trails, sidewalks, and ban boulevard that will help reconnect Fall River’s greenways. neighborhoods to the waterfront. • Be a safe and clean place to live and raise a family. 3. Guide future development to assure both eco- Public safety will be a priority. Residents will take nomic development and provide appropriate pride in the City’s appearance, and public spaces public uses. and private buildings will be well-maintained. 4. Develop waterfront housing without preventing • Have a wide variety of housing options for appropriate water-based economic development individuals and families of all means. or public access and use. • Have a convenient and safe circulation system with 5. Maintain and improve a “working waterfront” adequate and affordable public transportation that with a mix of uses. includes a commuter rail connection to Boston, 6. Give special attention to the future uses of such safe intersections, provisions for pedestrians and waterfront areas as Weaver’s Cove that offer poten- bicyclists, and an easy to follow sign system. tial for both economic development and increased public uses that will enhance the City. The Vision also includes points on daylighting the Quequechan River and supporting maritime businesses 7. Work to provide better linkages between the wa- and shipping along the waterfront. Daylighting the terfronts and neighborhoods. Quequechan River is discussed in Section 9. Public 8. Develop increased public parking for waterfront Improvements. The area of the waterfront best-suited for areas.

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 103 As with the points in the Vision, this Urban Renewal Plan Other Recent Planning Initiatives is consistent with, or builds upon, these ideas as they apply to present-day Fall River, and to the scope and geography Nearly eight years have elapsed since the Master Plan’s of this planning effort. publication. During this time, nine additional local planning documents of particular relevance to the project This Urban Renewal Plan also engages with the area have been published. These are: recommendations presented in the Master Plan relating to • Route 79/Davol Street Corridor Study, 2014 commuter rail access, specifically the development of an (MassDOT and TranSystems) intermodal station on Davol Street and the consideration of a city-owned parking garage at this location. The • Open Space and Recreation Plan, 2010 (Open Space Davol Street site has since been developed, so this Plan and Recreation Task Force, City of Fall River) recommends a different site that is proximate to the • Towards an Evidence-Based Housing Policy in Fall original. The design studies include a parking garage. River, Massachusetts, November 2016 (Public Policy Center at UMass Dartmouth and Representative Carole Fiola)

Figure 3-9: Alternative 2-Modified Source: MassDOT, The Route 79/Davol Street Corridor Study

104 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 3. Plan Eligibility

• Preliminary Feasibility Study – Daylighting and The 2010 Open Space and Recreation Plan defines seven Revitalizing the Quequechan River, August 2017 goals for the city. Of these, four are relevant to this Urban (Prepared by ESS Group for Green Futures) Renewal Plan:

• Design Report for Water Street and Ferry Street/Lower • Expand and improve recreation opportunities in Waterfront District, August 30, 2012 (the GLA Fall River parks. Division of BETA Group) • Create and implement a plan for a municipal • Historic Lower Highlands Downtown Streetscape and regional system of walkways, trails, and bike Project, December 11, 2015 (BETA Group) routes. • Purchase, Bank and Granite Streetscape Enhancement • Create a system of greenways in urban Fall River. Project, May 17, 2017 (BETA Group) • Reposition the parks, green and open space in • Harborside Neighborhood District Enhancement terms of their benefit to public safety, public Plan, January 11, 2016 (BETA Group) health, economic development and quality of life • Infra-Space Program Concept Plan, 2015 (MassDOT in Fall River. Office of Real Estate and Asset Development This Urban Renewal Plan progresses these goals where Route 79/Davol Street Corridor Study possible, however, its focus generally lies beyond them.

This study examines the alternative conceptual designs In addition to the goals it puts forth, the Open Space and for the proposed realignment of the Route 79/Davol Recreation Plan is also instructive in the environmental Street Corridor. Alternative 2 is an at-grade boulevard inventory and analysis it contains. Fall River’s that would help reconnect existing neighborhoods to the environmental challenges, as described in the document, waterfront. The modified version incorporates feedback include hazardous waste and brownfield sites, illegal trash from the Federal Highway Administration with respect to dumping, ground and surface water pollution (which it discontinuing some or all of the western side of Davol partially attributes to stormwater runoff), and impaired Street. This Urban Renewal Plan further analyzes the water bodies. Some of these conditions, the Plan notes, Alternative 2-Modified scenario (Figure 3-9) described are relegated to specific geographies in the city, making in this report to understand the implications for the environmental equity a challenge in itself. Among these development of the parcels that would be created by the are equal access to open space; the city’s 13,600-acre realignment. Bioreserve is difficult to access without a vehicle and access to the Taunton River requires traversing Route 79. This Plan expands on these conditions in Section 3. Eligibility. Open Space and Recreation Plan

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 105 The Open Space and Recreation Plan is currently being existing materials and resources, which may be useful in updated. A new version should be adopted in the spring future planning efforts. of 2018. Design Report for Water Street and Ferry Towards an Evidence-based Housing Policy in Street/Lower Waterfront District Fall River This report proposed streetscape and related enhancements The recommendations contained withinTowards an for the area that begins at the intersection of Pond and Evidence-based Housing Policy in Fall River pertain to Central Street, extends west toward Battleship Cove, turns policy. Thus, there is no significant intersection with left at Water Street and extends south to the Gates of the this effort. That said, the analysis contained within this City Plaza (where the street name becomes Ponta Del document – particularly details about absentee landlords, Gada Boulevard), to a point where the street intersects housing code violations, and foreclosures and vacancies – Ferry Street. This corridor provides a key pedestrian have been extremely valuable in the development of this and vehicular linkage between many destinations in the Urban Renewal Plan. See Section 2.1 Description of the Lower Waterfront District, where there are significant Plan Area for more detail. opportunities for redevelopment activity within the purview of this urban renewal plan. Preliminary Feasibility Study – Daylighting and Revitalizing the Quequechan River Historic Lower Highlands Downtown Streetscape Project This Feasibility Study was prepared by ESS Group for Green Futures, a Fall River environmental group. The The project area for this study extends north from the Study reviews current conditions along the path of the I-195 corridor to President Avenue and is bounded to the Quequechan River and provides an overview of potential east by June Street and to the west by the Taunton River. opportunities for its partial restoration. While various It includes the Lower Highlands Historic Downtown City departments were asked to contribute materials and District, recognized in 2012 by the American Planning comments to the Study, it has not been vetted or adopted Association as one of the Great Places in America: by the City. It was also not a part of the public process Neighborhoods. The focus of the study is to propose for the waterfront or downtown urban renewal plans, functional, safe, and understandable vehicular, bike, and since it was published after that process started, and is pedestrian connections between both existing destinations therefore not incorporated into the recommendations and planned future attractions and destinations. of this plan. However, the document does summarize

106 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 3. Plan Eligibility

é

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BOURN AVENUE

HORTONVILLE ROAD CHACE ROAD City of Fall River CHACE STREET BULLOCK ROAD Community Priority FREETOWN

Areas, 2013 BARK STREET

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Interstates SOMERSET NORTH MAIN STREET WILBUR AVENUE 6 Arterials and Collectors 95-08 Local Roads

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SOUTH MAIN STREET 24 95-10 95-09 195 DARTMOUTH GRAND ARMY OF THE REPUBLIC HIGHWAY

This map is for the sole purpose of aiding regional planning decisions and is not warranted for any other use. June 2013 WESTPORT

REED ROAD

BRIGGS ROADSANFORD ROAD 88

STATE ROAD STATE ROAD

1 mile AMERICAN LEGION HIGHWAY Figure 3-10: City of Fall River Community Priority Areas Source: South Coast Rail Corridor Plan: Five-Year Update of Community Priority Areas - Fall River

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 107 Purchase, Bank and Granite Streetscape MassDOT "Infra-Space Program" Concept Plan Enhancement Project On August 4, 2014, the City nominated the area generally Although the focus on this particular study is on areas under the Braga Bridge for MassDOT's "Infra-Space" located outside of the urban renewal area for this Urban program, which encouraged creative thinking for re- Renewal Plan, it is particularly important to the City's purposing areas under bridges and other structures that long-standing goal of enhancing connections between the are often abandoned and neglected. The nomination was waterfront and the downtown, and it is discussed further accepted, and in October of that year, the City submitted in the Fall River Downtown Urban Renewal Plan under a specific proposal. MassDOT's Office of Real Estate development concurrently with this Urban Renewal Plan. and Asset Development prepared a conceptual plan for Bank street is a critically important link in the proposed this area, including possibilities for additional parking, Battleship Cove/Central Street-Harborside Park/Green open space, and recreational opportunities. Working with Street/Bank Street corridor connecting the waterfront MassDOT and other agencies to adopt and implement to the proposed 64 Durfee residential project, the Bank certain of the concepts developed in the Infra-Space Street Armory/Public Library cluster, and to the North project is one of the recommendations for Phase I of this Main and Purchase Street retail and business districts. Urban Renewal Plan. The concepts would enhance the attractiveness of the area to both residents and visitors and would play a significant role in "stitching together: Harborside Neighborhood District the areas of the waterfront north and south of the Braga Enhancement Plan Bridge.

As with the Purchase, Bank, and Granite Streetscape Enhancement Project referenced above, the focus of the 3.5 Regional Planning Harborside Neighborhood Study is primarily on areas The Southeastern Regional Planning and Economic outside of the urban renewal area for this Urban Renewal Development District (SRPEDD) is the regional planning Plan. Although this plan is discussed in more detail in the agency for Fall River. This group has issued several plans Fall River Downtown Urban Renewal Plan, it is referenced that direct development in Fall River: here because it abuts this urban renewal area and, as with Bank Street, it plays a critical role in the waterfront- • Southeastern Massachusetts: Vision 20/20 - An downtown connection. Agenda for the Future, 1999 • South Coast Rail Corridor Plan Update: Community Priority Areas of Regional Significance, 2013

108 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 3. Plan Eligibility

• South Coast Rail Corridor Plan: Five-Year Update of South Coast Rail Corridor Plan Community Priority Areas - Fall River, 2013 Update: Community Priority Areas of • Comprehensive Economic Development Strategy, 2015 Regional Significance • Regional Transportation Plan, 2016 The 2013South Coast Rail Corridor Plan Update: • South Coast Rail - Notice of Project Change, 2017 Community Priority Areas of Regional Significance was developed by SRPEDD, Old Colony Planning Southeastern Massachusetts: Vision Council, the Metropolitan Area Planning Council, and representatives from the communities they serve. The 20/20 intent of this Plan is to designate Priority Areas in the region which will then be the target of investment and Published in 1999, Southeastern Massachusetts: Vision focused planning activities. These Priority Areas fall into 20/20 follows a period of tremendous population growth two categories: Priority Areas for Development (those in southeastern Massachusetts. Notably, Fall River, along areas that have excellent development potential due to with Brockton and New Bedford, did not experience this proximity to transit and existing infrastructure) and growth; these cities grew by about 4% between 1970 and Priority Areas for Protection. Fall River has six Priority 1999 while the rest of the region grew by more than 80%. Areas for Development, two of which (Arts Overlay Correspondingly, Vision 20/20 emphasizes managing District and the Central Business District) intersect the future growth, diverting growth to existing urban urban renewal area. Not one of the three Priority Areas centers, protecting rural areas, and preserving natural for Protection that exist within the city intersect the urban environments. Transit infrastructure is seen to enable this renewal area. work, thus its development is defined as a priority. The document also stresses the importance of maintaining the unique identities of the region's municipalities. South Coast Rail Corridor Plan: Five- Year Update of Community Priority This Urban Renewal Plan, in its revitalization of a waterfront area, and intent to reinforce unique elements Areas - Fall River of the city, supports the goals identified by Vision 20/20. Like its region-wide counterpart, the South Coast Rail Corridor Plan: Five-Year Update of Community Priority Areas – Fall River describes the Priority Area designation and identifies those areas that have been selected. It also includes a series of maps: (1) Community Priority Area Designations, (2) Open Space and Developed Land, (3)

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 109 Economic Development and Infrastructure, (4) Water Massachusetts Advanced Technology Manufacturing Resources, (5) Biodiversity and Natural Resources, and Center, Bristol Community College, and construction (6) Housing and Environmental Justice. on State Pier. The Comprehensive Economic Development Strategy also involves a series of findings, a portion of 2015 Comprehensive Economic which relate to the region’s challenges. Among these are that population growth currently outpaces job growth, Development Strategy that educational attainment is low, and that some parts of the region experience more economic distress than others. Every year, SRPEDD publishes a comprehensive The Strategy cites Fall River as one of the regions with economic development strategy for the region. The 2015 heightened economic distress. Strategy establishes six goals: • Support the development of small business and 2016 Regional Transportation Plan new startups in the region • Support the development of infrastructure for The 2016 Regional Transportation Plan generally aims to economic development use the region’s transit system to enable Smart Growth development. The Plan establishes a number of goals • Pursue sustainable development and enhance the towards this end, which are distributed across seven region’s quality of life categories: Safety, System Preservation, Congestion • Broaden the region’s economic profile; promote Reduction, System Reliability, Environmental employment opportunities in emerging sectors Sustainability, Economic Vitality and Freight Movement, such as marine science, biotech, and the creative Project Development and Implementation. Many of economy the goals listed in these sections will both advance, and • Provide institutional support for economic be supported by, the work of this Urban Renewal Plan. development For example, the goal to “Improve the efficiency of the transportation system for all users while promoting • Broadband infrastructure, adoption, and digital transit, bicycling, and pedestrian alternatives” will, among inclusion in Massachusetts other things, support this Urban Renewal Plan’s work of Each goal is attached to a measurable indicator, and increasing safety by increasing activity on the streets. The is connected to a regional Strengths-Weaknesses- streetscape improvements prescribed by this Plan will Opportunities-Threats analysis. The document also make bicycling and walking more attractive, another goal includes activities and progress relating to that goal. of the Regional Transportation Plan. Fall River is mentioned in the activities and progress section a number of times in relation to University of In its assessment of existing conditions in the region and projections of future challenges, the document describes a

110 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 3. Plan Eligibility

number of conditions specific to Fall River. These include the original site, off of North Main Street. The second dangerous intersections and high pedestrian crash rates station is planned for the Battleship Cove area. Both (six of the region’s top ten pedestrian crash corridors are stations will have high-level platforms and canopies, and located in Fall River). ThisPlan also recognizes Fall River accommodate nine train cars (approximately 800-feet). as the municipality in Southeastern Massachusetts with The stations will have commuter parking, bike storage, the “highest un-met transportation need.” The planned "kiss-and-ride" and bus drop-off points, and pedestrian South Coast commuter rail line will offer some relief, connections. Construction for the Fall River Depot will however its development will take years. occur during the first phase of the project.

2017 South Coast Rail - Notice of Project Change

On March 15, 2017, MassDOT and the MBTA published a Notice of Project Change for the South Coast Rail (SCR) project. The Secretary of Energy and Environmental Affairs issued a certificate on this Notice about two months later, on May 27, 2017. Per the notice, MassDOT and the MBTA will pursue an alternate construction scheme in which commuter rail service will be provided to Fall River and New Bedford through an extension of the existing Middleborough/Lakeville line while the SCR line (an extension of the Stoughton line) is constructed. Figure 2-4 shows routes, train stations, and layover stations for the project by phase.

The SCR project calls for the development of two commuter rail stations and one layover station in Fall River. The first station, Fall River Depot, was planned for a site on Davol Street just south of Pearce, however, this site has since been developed. The 2017 Notice acknowledges this fact but proposes no alternate site; this Urban Renewal Plan, in consultation with the City, assumes the Depot will be located immediately across the tracks from

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 111 FALL RIVER SUSTAINABILITY PRINCIPLES CONSISTENT? WATERFRONT STRATEGIES

• Zoning modifications to increase density and add land uses to parcels immediately adjacent to 3.6 Consistency with the 1. Concentrate Development and Mix Uses proposed train station sites Y Commonwealth’s Sustainable • Focus on mixed-use development in redevelopment of Route 79 parcels Development Principles • Recognition of the needs of the EJ population for jobs, goods, and services DHCD requests that communities undertaking an urban • Improvement of existing and development of new alternative modes of transportation (sidewalks, 2. Advance Equity Y renewal plan consider the Commonwealth’s Sustainable bike lanes and paths, buses, and trains) Development Principles. The chart on the following page • Improved access to arts, museums, and institutions identifies these principles and the strategies within the Plan that support those principles. • Coordination between FRRA, Planning Board, and City council for implementation actions 3. Make Efficient Decisions • Parallel planning process with Downtown Urban Renewal Plan to streamline work and ensure Y cohesion in proposals

4. Protect Land and Ecosystems • Development is proposed for Route 79 parcels, rather than natural areas Y • Improvements to parks and recreational facilities • Responsive to existing environmental hazards and focus on how these systems will be impacted 5. Use Natural Resources Wisely Y by climate change

• Encouragement of new housing at multiple income levels 6. Expand Housing Opportunities Y • Encouragement of housing typologies not currently available within Fall River

• Development of SCR station 7. Provide Transportation Choice Y • Consideration of improvements to existing bus network as area is redeveloped over time

• Redevelopment of vacant buildings • Strategic zoning changes to address planned commercial corridors to provide opportunities for 8. Increase Job and Business Opportunities Y business development • Expansion of permitted uses, including light/boutique and manufacturing

9. Promote Clean Energy • Inclusion of energy-efficient measures in design guidelines Y

10. Plan Regionally • Consistent with regional plans Y

Table 3-10: Consistency with the Commonwealth's Sustainable Development Principles

112 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 3. Plan Eligibility

FALL RIVER SUSTAINABILITY PRINCIPLES CONSISTENT? WATERFRONT STRATEGIES

• Zoning modifications to increase density and add land uses to parcels immediately adjacent to 1. Concentrate Development and Mix Uses proposed train station sites Y • Focus on mixed-use development in redevelopment of Route 79 parcels

• Recognition of the needs of the EJ population for jobs, goods, and services • Improvement of existing and development of new alternative modes of transportation (sidewalks, 2. Advance Equity Y bike lanes and paths, buses, and trains) • Improved access to arts, museums, and institutions

• Coordination between FRRA, Planning Board, and City council for implementation actions 3. Make Efficient Decisions • Parallel planning process with Downtown Urban Renewal Plan to streamline work and ensure Y cohesion in proposals

4. Protect Land and Ecosystems • Development is proposed for Route 79 parcels, rather than natural areas Y • Improvements to parks and recreational facilities • Responsive to existing environmental hazards and focus on how these systems will be impacted 5. Use Natural Resources Wisely Y by climate change

• Encouragement of new housing at multiple income levels 6. Expand Housing Opportunities Y • Encouragement of housing typologies not currently available within Fall River

• Development of SCR station 7. Provide Transportation Choice Y • Consideration of improvements to existing bus network as area is redeveloped over time

• Redevelopment of vacant buildings • Strategic zoning changes to address planned commercial corridors to provide opportunities for 8. Increase Job and Business Opportunities Y business development • Expansion of permitted uses, including light/boutique and manufacturing

9. Promote Clean Energy • Inclusion of energy-efficient measures in design guidelines Y

10. Plan Regionally • Consistent with regional plans Y

Table 3-10: Consistency with the Commonwealth's Sustainable Development Principles

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4. Plan Objectives

The objectives of this Urban Renewal Plan focus on the Maritime Museum (formerly, the “Marine Museum”) redevelopment of land that is either underutilized now or recently affiliated with it, and the Narrows Center for will be created in the future by the realignment of the the Arts. The Gates of the City Plaza and the Fall River Davol Street/Route 79 corridor. The complex regulatory Heritage State Park bookend this district to the south and environment in the waterfront indicates different solutions north, respectively. for logical geographic clusters. As with all urban renewal plans, the actions of the redevelopment authority should The plaza is already an attraction for bicyclists and create incentives for future private investment in this area. pedestrians and serves as a venue for public celebrations. Renovation of the fountain in the plaza and enhancement of the landscaping of nearby privately owned Firestone 4.1 Plan Objectives Pond and city owned Crab Pond (which are currently choked with weeds, scrub and substandard vegetation) The waterfront can be divided into three geographic areas, could advance the potential of this area as a destination in which generally correspond with three phases of future its own right as well as its function as a connector to the development activity. The southern, or "Battleship Cove Columbia Street cultural and historic district immediately District," consisting of the areas under, and generally to the south and, from there, to the downtown. southerly and northerly of the bridge, presents significant opportunities for connections to the downtown, both The Battleship Cove District also includes a significant physically and in the Arts Overlay District (AOD) that section of the historic Quequechan River. Although much connects this area with the Downtown in terms of zoning of the river is buried and flows through underground incentives (see Figure 4-1). The central section of the conduits, it is exposed along a section that runs from the waterfront lies between Fall River Heritage State Park Iron Works Nos. 6 and 7 Mill Complex, under the Braga and Brightman Street. The northernmost section is the Bridge, and then under the Central Street Bridge, to its transition from older mill buildings to the underutilized mouth where it empties into a small cove at the southerly Shell Oil site. All three are defined by unique physical end of Heritage State Park. This protected watersheet characteristics and all three have different regulatory could be appropriate for kayak and paddleboard rentals, profiles. The strategies for the three areas are as follows: and landscaping enhancements to this area to celebrate the mouth of the river and its falls which gave Fall River I: Strengthening Current Assets: Arts, its name could create attractive outdoor recreation Museums, Parks possibilities.

The waterfront’s Battleship Cove District includes In the public meetings for both this process and for significant cultural and recreational assets. The area the Downtown Urban Renewal Plan, participants is anchored by the USS Massachusetts exhibits, the expressed an interest in “daylighting” the Quequechan

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 115 SeeS redCH commendsEME 1: IMPROVED SALT SHEDS

IMPROVED STREETSCAPE

PEDESTRIAN ENTRANCE RAMP

STORMWATER WETLAND

PROPOSED 110 SPACES IMPROVED SALT SHEDS TRUCK CIRCULATION

PICNIC TABLES

BASKETBALL

Figure 4-2: Infra-Space Proposal - Scheme 1 Source: MassDOT Infra-Space Program, 2014. For illustrative purposes only.

River. Enhanced landscaping and public access to the MassDOT I-195 Infra-Space Proposal already exposed portions of the Quequechan River and its banks, along its course from Iron Works complex to The area under the Braga Bridge and immediately to the its mouth, could provide valuable open space/recreation north and south of it is to some extent currently a “no opportunities as well as help “stitch together” the sections man’s land” disconnecting the northerly and southerly of the Battleship Cove District that are separated by the portions of the Battleship Cove District, but with exciting Braga Bridge. These possibilities are discussed in the possibilities for “stitching together” these portions while next section (“MassDOT I-195 Infra-Space Proposal”). addressing interest in “daylighting the Quequechan”, and In addition the possibility of enhanced landscaping and making possible new access to open space/recreation. public access to two exposed sections of Quequechan River falls, one located at the easterly end of the Iron In 2014, MassDOT’s Office of Real Estate and Asset Works Mills complex (just upstream from Mill No. 7) and Development introduced its “Infra-Space” program, the other in the Iron Works Mills Nos. 6 and 7 courtyard designed to support initiatives for planning for future use should be explored. Study should include the possibility of underutilized spaces under bridges and other elevated that these assets could be included as part of a Planning structures. In October of that year, the City of Fall River Department proposal for a “Historic Quequechan River submitted a proposal for study of the area under the Braga Walking Trail” leading from Gromada Plaza at City Hall, Bridge, which eventually resulted in several proposals along the Pocasset Street/Anawan Street corridor and developed by MassDOT for that space and surrounding eventually to the mouth of the river. This would enhance parcels (shown in Figures 4-2 through 4-4). The third the connection between the downtown and the waterfront scheme, for example, shown in Figure 4-4, proposed a along this axis. waterfront park to the north of the bridge that would

116 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 4. Plan Objectives SCHEME 2: REMOVED SALT SHEDS

ADDITIONAL 165 SPACES

Figure 4-3: Infra-Space Proposal - Scheme 2 Source: MassDOT Infra-Space Program, 2014 For illustrative purposes only. SCHEME 3: WATERFRONT PARK

PARK TRAIL CONNECTION

BATTLESHIP COVE CONNECTION

Figure 4-4: Infra-Space Proposal - Scheme 3 Source: MassDOT Infra-Space Program, 2014 For illustrative purposes only.

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 117 connect the Battleship Cove exhibits with Heritage State Finally, the FRRA should work with the existing Park, and additional parking to the south to support the institutions, local businesses, and the city to create a expanded park and other new and existing uses in the area, joint marketing campaign and appropriate wayfinding including expanded access for open space and recreation strategies that identify the Battleship Cove District as a to the Quequechan River at its mouth as it passes under destination with a variety of interesting venues and that the Central Street bridge and along the section running link it with remainder of the waterfront to the north and between Central Street and the Iron Works Nos. 6 and 7 to the downtown. Mills complex. II: Developing a New Community: This scheme could be integrated into plans for the remainder of the Battleship Cove District to enhance the Route 79 and Davol Street connections among the various existing uses and to create Proposals to bring Route 79 down to grade and reopen the the sense of a major integrated, cultural and recreational waterfront have been discussed since the original The Fall district, all connected to the downtown via the Columbia River Harbor and Downtown Economic Development Plan, Street, the Anawan/Pocasset Street and Central Street/ completed by The Cecil Group in 2007. The reorganization Harborside Park/Green Street/Bank Street corridors, and of the connections between Route 79 and I-195 at the having its own distinct character and attraction. Braga Bridge have set the stage for the realignment of Parking and pedestrian improvements alone will not fully Route 79 and Davol Street to the north. This realignment reactivate the area. Programming for the public spaces would open up new parcels of land that then would be will be required. Appendix J: Waterfront Park Case Studies available for development. MassDOT proposed to begin provides case studies of public and waterfront areas and the 25% design process for the realignment of Route 79 how they can be activated. and Davol Street in late 2017.

The FRRA can undertake a series of actions to implement The new parcels of land are about 10 acres in total, but these improvements by acquiring land and/or easements run in a relatively narrow strip between the waterfront to create the needed public parking and the pedestrian and the existing neighborhood. The realignment of and bicycle connections within the Battleship Cove Route 79 at grade provides an opportunity to connect District and, from there, to the rest of the waterfront the neighborhood to the waterfront by extending existing and to the downtown. The city and the FRRA should streets across the reconfigured Route 79 and Davol partner in discussions with existing landowners, including Street and clustering active uses along the ground floors MassDOT and other state agencies to improve conditions of buildings at the intersections to encourage residents on and connections across both private and public and visitors to walk between the neighborhoods and the properties. waterfront.

118 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 4. Plan Objectives

Walnut Street Pedestrian Bridge Concept

North Davol St Route 79 Route 79 Walnut St Southbound Northbound

Figure 4-5: Concept for Walnut Street Pedestrian Bridge For illustrative purposes only.

Because the new land is relatively narrow, the of certain existing east-west running streets, and via a reconfiguration of Davol Street is critical.The Route 79/ relocation of a portion of Davol in the area of Remington Davol Street Corridor Study, completed by MassDOT, Street. For further discussion of these issues, see the “Fit Fall River Waterfront Urban Renewal Plan The Cecil Group/Harriman | FHI | FXM Associates | Bonz & Co. October 5, 2016 39 identified two alternative realignment patterns for this Studies” that follow, beginning on page 112. area – Alternative 2 and Alternative 2-Modified. The parcel layout in Alternative 2 does not create parcels of The new land created by the realignment provides an sufficient width (west-to-east) to include buildings of opportunity to create a new community with a mix of the density the City has expected from the original study uses that will add vibrancy to both the waterfront and process. The parcels created by the layout in Alternative the abutting neighborhood. The mix of uses will include 2-Modified add width, but the variation in width may active ground floor uses along those streets that connect create challenges for development. the neighborhoods to the waterfront. Residential and office uses will fill the spaces in between, as over time, A third possibility that has been discussed is further market demand shifts to address the new opportunity. modification of Davol Street West, making possible an This mix of uses provides access to a variety of goods, additional number of significantly wider new developable services, and jobs for both existing and new residents. parcels. Under this proposal, access to existing uses fronting on the Taunton River would be via extensions

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 119 The proposed expansion of the SCR commuter line also As with the first phase, connection to the watersheet itself represents an opportunity for this area. Demand for is critical for the revitalization of the waterfront area. residential units within walking distance of the station The City Pier is within this area of the waterfront, and should increase the development potential of some of the during public meetings, people have expressed an interest newly created parcels. Parking will be required to support in further connections to the water. The City has been the commuter rail platform; pedestrian and bicycle working to improve the underlying condition of City connections should link the neighborhoods, existing and Pier, addressing environmental problems and beginning new, the waterfront, and the commuter rail. to prepare the site for future use. Direct water access could include a marina for both short-term docks (for visitors to Interventions for the existing neighborhoods are, at this access the new amenities along the waterfront) and long- stage of the plan, limited to creating the connecting term docks to add additional capacity for recreational infrastructure needed to link the neighborhoods to the boating to the area. waterfront through the newly created parcels. Strategic acquisitions in the neighborhood would support Excursion boats provide another means of access to the the creation of the new commuter rail platform and water and provide the experience of being on the water to supporting parking; over time, surface parking in this area those who do not have access to private boats. Excursion could become structured parking with ground floor retail boats can include tours, dinner cruises, or just a way to to provide neighborhood goods and services. enjoy being on the water. Both recreational boating and excursion boats can take advantage of the Taunton River’s At the public meetings, participants raised the idea of a designation as a Wild and Scenic River, pursuant to the direct pedestrian connection between the higher elevation 1968 federal Wild and Scenic Rivers Act. of parts of the existing neighborhoods and the waterfront. One proposal is a pedestrian bridge from the western The FRRA is the owner of City Pier, and has a critical terminus of Walnut Street to the northerly section of role in the redevelopment of this site. Proposals for Heritage State Park, connecting Turner Playground and realignment of Route 79 should be developed with a view the Lower Highlands Neighborhood (designated by the to providing sufficient new land adjacent to the City Pier American Planning Association as one of the country's to make possible supporting and compatible uses, such "Great Places") to the waterfront (see Figure 4-5). A as a potential hotel. Parking to support the marina and second proposal is to connect Brightman Street to the excursion uses, a ticket kiosk, and café would complete Veterans' Memorial Bridge with a pedestrian and bicycle the ability to make this site an attractive draw. flyover that uses the existing vehicular infrastructure. Both options should be reviewed during MassDOT’s 25% The FRRA has a critical role in this phase. As the primary design phase to determine the implications of creating role of a redevelopment authority is land ownership, the these connections on the proposed realignment. FRRA should be the owners and master developers of

120 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 4. Plan Objectives

the newly created parcels. This transfer of ownership will Fit Studies require negotiations with MassDOT, and possibly with the federal Highway Administration. Ownership by the REDEVELOPMENT OPPORTUNITIES FRRA allows the parcels to be developed under Land Redevelopment opportunities within the urban renewal Disposition Agreements that ensure that any development area vary according to location, history, and land use will fulfill the requirements of the City in terms of uses, patterns. Several districts or subareas were identified as physical design, and public access. part of the analysis of urban design conditions, each one with its own urban design character (see Section 2.6 Urban The FRRA should also acquire the land and/or easements Design Characteristics). necessary to support the connections between the waterfront and the existing neighborhoods. These The most significant redevelopment opportunities will be connections include the following: generated by the redesign and reconstruction of Route 79 as an urban boulevard. The final report for the Route 79/ • Extension of the existing Bicentennial Park Trail Davol Street Corridor Study, prepared by TranSystems for along the waterfront to the north Mass DOT, indicates that five new parcels comprising • Realignment of existing roadways to the west of approximately 10 acres of land will be made available Davol Street to ensure the appropriate alignment by the roadway realignment. Several layout alternatives with the extended streets from the neighborhoods were analyzed as part of the MassDOT study. The City • Improvements to pedestrian and bicycle access from of Fall River has expressed its preference for Alternative the waterfront and the existing neighborhoods to 2-Modified, At Grade Route 79. This layout generates the realigned Route 79 and Davol Street larger land parcels than the other alternatives identified in the TranSystems study, while it optimizes the potential • Improvements to pedestrian and bicycle access from to establish vehicular and pedestrian connections between the waterfront and the existing neighborhoods to the existing neighborhoods and the waterfront. Further the new commuter rail platform and parking modification of the design of Davol Street may serve to Finally, the FRRA can work with the City to establish support development of even more properly-sized new design guidelines and a design review process to control developable parcels, as discussed below. the physical look and feel of the neighborhood as parcels not under the control of the FRRA are developed over The development of new land parcels created by Route time. 79 represents an opportunity to attract new residents and businesses to the waterfront area. The Route 79/Davol Street Corridor Study estimated that there is a potential to generate 649 housing units, 238,500 square feet of retail, and 238,500 square feet of office development.

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 121 The consultant team tested this potential as part of this The layout and dimensions of the land parcels that will Urban Renewal Plan, seeking to confirm these numbers be generated by the new Route 79 alignment are shown and looking at additional opportunities that could emerge in Figure 4-6, Figure 4-7, and Figure 4-8. Figures 4-6 through the redevelopment of other adjacent waterfront and 4-7 show the Alternative 2-Modified scheme as it parcels. The results of this analysis are summarized in appears in The Route 79/Davol Street Corridor Study; two possible redevelopment scenarios described in the Figure 4-8 shows the parcels that appear in Figure 4-6 and following section. 4-7 numbered (1 to 5) overlaid on an aerial. This figure also shows additional parcels (6a to 8) evaluated by the Redevelopment opportunities for other districts within consultant team. the urban renewal area are also considered in this section, following the list of design character categories identified The generated parcels will be long and relatively narrow, during the analysis of existing conditions. In this context, which will make it difficult to accommodate the amount redevelopment opportunities for industrial waterfront of residential and commercial uses that can be supported areas, commercial corridors, the historic mill district, and by each parcel plus all the parking required by these uses general residential areas, are outlined and discussed. onsite. As shown in Figure 4-6 and 4-7, Parcels 3 and 4 are the narrowest parcels, as narrow as 71 feet at some ROUTE 79 NEW PARCELS points measured from conceptual layout drawings. While The study of potential redevelopment scenarios for the these drawings are not necessarily representative of all the Route 79 realignment included several iterations of site final parcel dimensions, they are indicative of the space capacity analysis and layout options for the new parcels, restrictions that may affect the design and development of as well as consideration of adjacent waterfront parcels that mixed-use buildings on these parcels. Building footprints may be susceptible to change in the long-term future. Two commonly used in the design of apartment buildings scenarios were explored and refined through the analysis typically measure 50- to 60-feet in width. Accommodating process: the first, "Medium-density Scenario," assumes such wide footprints together with parking areas, as well mixed-use and office development according to current as site landscaping along front and side setbacks, may be zoning (as-of-right) requirements, and the potential difficult in these narrow parcels. The scenarios assume that development of waterfront commercial uses at City Pier parking alternatives including shared parking, and the (e.g., water-dependent transportation and recreation). construction of parking garages serving the needs of more The second, "High-density Scenario," assumes the than one parcel, may become important components of maximum building height allowed (by Special Permit) workable design solutions. under current zoning. These scenarios are described and illustrated below. The two scenarios take advantage of shared parking provisions incorporated into the current zoning (a shared parking discount is allowed for parking facilities larger

122 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 4. Plan Objectives ROUTE 79 / DAVOL STREET CORRIDOR STUDY CHAPTER 5 FALL RIVER, MASSACHUSETTS

II: Developing a New Community: Rt. 79 and Davol Street Figure 4-6: Alternative 2 - Modified: At-Grade Route 79Figure 5.2: Alternative 2 – Modified Source: Route 79/Davol Street Corridor Study, Chapter 5. Page | 5.4 . Route 79 – Alternative 2-Modified

120’ 89’

124’ 127’ 71’ 99’

Typical parking aisle = Double-loaded corridor building = 60’ deep Smallest parking garage = Two parking aisles = 120’ deep minimum

Figure 4-7: Alternative 2 - Modified with Dimensions Fall River WaterfrontSource: Urban Route Renewal 79/Davol Plan Street Corridor Study; red text from consultantHarriman team | FHI | FXM Associates | Bonz & Co. April 25, 2017 11

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 123 than 200 vehicles, in which case only 70% of the total the waterfront. These buildings could be 3- to 4-stories parking needed for all uses is required). In addition, high, with parking on portions of the ground floor and the scenarios envision the creation of a commuter rail apartments or residential condominium units on the station serving the urban renewal area and surrounding upper floors. Ground floor retail could be concentrated neighborhoods near Pearce Street, with direct vehicular along the crossroads that connect the waterfront to the access from Route 79 and North Main Street. From this residential neighborhoods east of Route 79 (e.g., Turner, perspective, it is important that pedestrian connections Pearce and Cory Streets, and President Avenue), to between the station and the waterfront be designed to be support pedestrian activity and access to the water. safe, convenient, and welcoming. High-density Scenario Medium-density Scenario This scenario assumes high-density development, taking The medium-density scenario assumes the development advantage of the Special Permit mechanism available in of medium residential density, capped at the as-of-right the WTOD zoning district, which allows the development building height of six-stories. In addition to mixed-use of buildings up to 12-stories high or 150-feet, whichever (neighborhood retail at the ground level and residential is taller. Not all parcels may have the capacity to support units above), the development of office buildings is the tallest building height, however, because of their shape envisioned on the larger parcels (Parcels 1 and 5). Parking and dimensional limitations as previously discussed. needs would be served by garages nearby (Parcels 2 and There are additional height restrictions established by 5), which would be bordered with apartments on the sides Chapter 91, which are discussed below in more detail. that have views of the water. The possible construction The type and arrangement of new buildings on the Route of water-dependent commercial uses, such as a ferry stop 79 parcels remains very close to the previous scenarios, and ticketing services, is envisioned on City Pier (Parcel but the amount of housing that could be developed 7). The development of neighborhood retail components roughly doubles because of the increase in building along North Main Street, to complement parking on the height, from approximately 500-550 residential units in parcel of the commuter rail station, is also envisioned (see the first scenario to approximately 950-1,000 units in the Figure 4-9 for a three-dimensional model illustration and second. Additional site capacity for more housing could Figure 4-10 for a plan view). be provided by the potential redevelopment of existing industrial properties along Remington Avenue. This This scenario explores design options to distribute the scenario also takes into consideration the possibility that as-of-right development capacity of Parcels 3 and 4 in a new 200-room hotel could be developed near City Pier. several smaller buildings, which would result in a more efficient use of land and the creation of a more consistent Additional parking decks or garages could be built on the building edge along the proposed shared use path on eastern side of Route 79 to support new hotel and MBTA

124 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 4. Plan Objectives

II: Developing a New Community: Rt. 79 and Davol Street For Illustrative Purposes Only: Study Parcels Not a Proposed Project

Taylor St Hathaway St Brownell St Remington Ave

8

5 7 3 2 4 1

6a 1a

6

Figure 4-8: Study Parcels Fall River Waterfront Urban RenewalSource: MassDOT,Plan The Route 79/Davol Street Corridor StudyHarriman and Google | FHI Maps | FXM Associates | Bonz & Co. April 25, 2017 12

commuter needs (see 3-dimensional illustrations and be reserved for water-dependent uses and public access. plan in Figures 4-11 and 4-12). The proposed commuter The regulations also establish setbacks and height limits rail station could become an opportunity for Transit- for buildings within the Chapter 91 jurisdiction. Figure Oriented Development in the long-term, once commuter 4-13 shows the areas within the waterfront urban renewal rail service is established along the South Coast line. area subject to Chapter 91 jurisdiction, which include most of Parcels 1 and 7 and a large portion of Parcel 8. Table 4-1 calculates redevelopment potential of each scenario on a parcel-by-parcel basis, and provides estimates FEMA flood zones also condition the redevelopment of total square footage per use. potential of areas subject to eventual flooding along the coast. Figures 2-6, 4-10, and 4-12 show areas within the Chapter 91 and FEMA Use Restrictions VE zone (high risk coastal area; shown in purple), the AO zone (1% annual chance of 1-3 foot sheet flow flooding, Chapter 91 and its corresponding Waterways regulations with depth; shown in dark blue), and the AE zone (1% (310 CMR 9.00), establish that historic tidelands should annual chance of flooding with base flood elevation,

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 125 PARCEL 5 PARCEL 4 PARCEL 3 PARCEL 2 PARCEL 1

PARCEL 6A PARCEL 6

PARCEL 8 PARCEL 7

Residential Commercial Office Parking

Figure 4-9: Medium-Density Scenario - Waterfront View For illustrative purposes only. Not a proposed project.

VE: High Risk Coastal Area 6 AO: 1% Annual Chance of 1-3ft Sheet Flow Flooding, with Depth AE: 1% Annual Chance of Flood Hazard,with Base Flood Elevation

Chapter 91 Jurisdiction 6A

2 4 3 1 5

7

8

Figure 4-10: Medium-Density Scenario - Plan For illustrative purposes only. Not a proposed project.

126 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 4. Plan Objectives

PARCEL 3 PARCEL 5 PARCEL 4 PARCEL 2 PARCEL 1

PARCEL 6A PARCEL 6

PARCEL 8 PARCEL 7

Residential Commercial Office Parking

Figure 4-11: High-Density Scenario - Waterfront View For illustrative purposes only. Not a proposed project.

VE: High Risk Coastal Area 6 AO: 1% Annual Chance of 1-3ft Sheet Flow Flooding, with Depth AE: 1% Annual Chance of Flood Hazard,with Base Flood Elevation Chapter 91

6A 2 4 3 1 5

7

8

Figure 4-12: High-Density Scenario - Plan For illustrative purposes only. Not a proposed project.

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 127 shown in light blue). Figure 2-6 shows the location of the chance of occurring in any given year, or BFE) established X zone (0.2% annual chance of flood hazard) in orange; for these areas is 17-feet (NAVD88). Figures 4-10 and 4-12 show the approximate jurisdiction of Chapter 91 in this color. (There are no areas within Because of flood hazards, buildings in these zones need to zone X in Figures 4-10 and 4-12.) It is important to note be designed in such way that areas below the BFE are left that flooding in these areas is accompanied by storm- unused, or are used in ways that would not be susceptible induced velocity wave action, which may include a 3-foot to flood damage. Parking is considered a potential use or higher breaking wave. The Base Flood Elevation (water on these levels, because vehicles could be removed to a surface elevation resulting from a flood that has a 1% safe location before the beginning of a storm. All living activities and building safety systems need to be located above the BFE in these areas. These restrictions have been incorporated into the design concepts and calculations of development potential for the analyzed scenarios.

Opportunities for Access Improvements

The analysis of redevelopment scenarios served to confirm the assumption that Alternative 2-Modified, the preferred roadway alignment for the new Route 79/Davol Street Corridor, optimizes the development capacity of the new Route 79 parcels by generating wider parcels. These are made possible because Davol Street is downscaled from its current role as a city-wide connector to a local road, with limited segments providing access just to a few existing parcels. This transformation of Davol Street provides opportunities to create local access to the new development parcels separate from the main Route 79 traffic volume, which will likely contribute to generate a Legend more quiet and intimate residential character along the Plan Boundary Ch. 91 Jurisdiction waterfront. Historic High Water 320 160 0 320 Feet Figure 4-14 illustrates the possibility for expanding local

Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, access by rerouting Davol Street to connect to Remington USDA, USGS, AeroGRID, IGN, and the GIS User Community Avenue in the northern portion of the waterfront area. Figure 4-13: Chapter 91 Jurisdiction

128 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 4. Plan Objectives

Parcel 4 could be widened, as a result, to have more oriented towards a new shared-use path for pedestrians room for parking and landscaping. New development on and bicycles, which will connect to the existing boardwalk this parcel could be oriented to the proposed shared-use that runs along the water, and will provide access to more path, which would replace the existing Davol Street with and improved waterfront recreational amenities. Findings dedicated access for pedestrians and bicycles in this area. from the analysis of economic and real estate development opportunities conducted as part of this Urban Renewal Summary and Conclusions Plan support this vision of a new mixed-use district and a more active waterfront. The new Route 79 parcels have the potential to become a new mixed-use commercial/residential district adjacent to Building height will average 6-stories on most of the the waterfront, with excellent vehicular access, pedestrian parcels, although it could reach up to a maximum total II: Developingpathways, and prime a Newviews of theCommunity: water. Neighborhood Rt.of 7912-stories and at someDavol locations,Street if adequate provision of retail on the ground floor of new buildings could be parking is available nearby. Parking needsFor may Illustrative support Purposes the Only: orientedCirculation to serve basic local Options needs such as– groceryWaterfront stores, construction Connections of two or three strategicallyNot locateda Proposed garages Project eateries and food establishments, cafés, bakeries, dry shared by multiple uses. Design guidelines to orient the cleaning, and pharmacies. Residential entrances could be design and location of these facilities will contribute to

Taylor St Hathaway St Brownell St Remington Ave Private

8

5 7 3 2 4 1

6a 1a

6

Figure 4-14: Opportunities for Access Improvements Source: Consultant Team; MassDOT, The Route 79/Davol Street Corridor Study; Google Maps Fall River Waterfront Urban Renewal Plan Harriman | FHI | FXM Associates | Bonz & Co. April 25, 2017 30

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 129 PROJECTED BY THE ROUTE MEDIUM-DENSITY HIGH-DENSITY USE 79/DAVOL STREET CORRIDOR SCENARIO SCENARIO STUDY (SQUARE FEET) (SQUARE FEET) Residential 649 Units 550,000 (500 Units) 1,065,000 (970 Units) Non-Residential Commercial/Retail 238,500 - - Ground-floor Retail - 125,000 135,000 Hotel - - 120,000 (300 Keys) Office 238,500 310,000 180,000 Total Non-Residential 477,000 435,000 435,000 Square Feet Parking - 1,450 Spaces 2,250 Spaces Table 4-1: Comparison of Development Scenarios achieve a coherent and attractive architectural design other businesses that would attract customers to the area character for the district. New garages should be coated and contribute to pedestrian activity. Uses along the water with residential uses on one or more sides, especially on should give preference to water-dependent and public sides that enjoy water views. recreational activities such as ferry services, marinas, sailing, kayaking, and boat launch ramps. Approximately 500 to 1,000 new residential units; 100,000- to 150,000-square feet of neighborhood retail; It may take five to seven years for the design and 180,000- to 300,000-square feet of office space, and a reconstruction of Route 79 to culminate in the 200-room hotel could potentially be developed on the development of the new parcels. However, the effects new Route 79 parcels. Residential and commercial uses of this process may begin to be seen in adjacent context would be complemented with recreational amenities and areas before the reconstruction is finalized. The high- continuous public access along the water. density scenario illustrates the potential transformation of existing industrial areas north of Remington Avenue Placement and orientation of neighborhood retail uses because of access improvements and private reinvestment. should be carefully considered. Preference should be given A similar potential for redevelopment and improvements to the intersections of Route 79/Davol Street and the could also be found in the general residential areas located streets that run east-west connecting to the waterfront. east of Route 79, especially along the streets that will These would be ideal locations for restaurants, cafés, and cross the new at-grade boulevard and connect the existing

130 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 4. Plan Objectives

neighborhoods to the waterfront (e.g., Turner, Pearce and Commercial Corridors Cory Streets, and President Avenue). Redevelopment opportunities along North Main Street OTHER REDEVELOPMENT OPPORTUNITIES and President Avenue may emerge on a site-by-site basis. These corridors provide a wide range of commercial services Industrial Waterfront Areas for local and city-wide residents, and opportunities for In addition to the redevelopment opportunities identified infill growth may be conditioned by location, visibility, along Remington Avenue in the high-density design and access. scenario, National Grid owns approximately ten acres of industrial land on a prime waterfront location, with An important factor that may influence the potential for access from Hathaway and Taylor Streets. High powerline new development along North Main Street will be the towers and substation equipment occupy approximately decision to provide a commuter rail stop as part of the two-thirds of the site. The remaining third of the property South Coast Rail corridor project. At least one station is underutilized, including a waterfront pier closed to is proposed for Fall River, but a final location has not public access. been decided. This Urban Renewal Plan represents an opportunity to designate one or more preferred locations There are plans to replace the existing powerline towers by for commuter rail stops along the corridor, which may be new vertical supports with smaller footprints, which will considered by MassDOT and the City in future design have a less intrusive impact on the landscaping and views studies. of the water. There is an underutilized stretch of shoreline between the tower and Bicentennial Park that could be A potential site for the construction of a rail station cleaned and restored as a small public beach. within walking distance of North Main Street and the new Route 79 parcels has been identified through the This plan proposes acquisition of these parcels to afford study of potential redevelopment scenarios, incorporating much needed public access along the water's edge existing retail properties on both sides of the tracks near for recreational purposes as well as for public parking Pearce Street (see Figures 4-9, 4-10, 4-11, and 4-12). to support them. The existing waterfront boardwalk These parcels could be reused to provide vehicular and and promenade that runs along Remington Avenue pedestrian access to the rail station from Route 79 and could possibly be extended north to connect to the old North Main Street, together with commuter parking and Brightman Street Bridge. a pedestrian overpass connecting both sides.

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 131 The medium density scenario illustrates the potential to since there are very few vacant lots available for new add a neighborhood retail component along the North construction. Some of these opportunities are vacant Main Street edge of the commuter parking site. A or underutilized small industrial buildings that became small retail building would serve residents and promote incorporated into residential areas, others may be pedestrian activity along the street. The high-density underutilized or abandoned commercial spaces on the scenario illustrates the possibility of Transit-Oriented ground floor of residential buildings, which might have Development in the long-term future, as commuter rail been a local corner store or an accessory business in the service gets established and ridership increases over time. past.

Historic Mill District The existing housing stock, while old, remains affordable to a significant portion of the city’s population, including There are opportunities for infill redevelopment in the the most vulnerable income groups. Efforts to upgrade its historic mill districts located on the northern portion of safety and overall condition, while maintaining reasonable the urban renewal area (Border City Mills District and levels of affordability, would help to consolidate the neighboring parcels along Weaver Street). The architecture physical and social fabric of the neighborhood with long- of the historic mill buildings is very distinctive and term benefits for the city-at-large. The rehabilitation representative of the peak production years in the cotton of these buildings may hinge on economic constraints industry (1865-1923). Typical mills are three- to four- that could be mitigated through financial and technical stories tall, built of brick or granite locally quarried, with assistance to property owners (e.g., building and façade floor-to-ceiling windows and tall ceilings. improvement programs, tax credits).

In addition to design character, the use of new buildings Zoning could be reviewed and enhanced to support should also be compatible with the surrounding land use, accessory residential units and home business uses that and the community’s vision for the future. In the case of could help to rehabilitate vacant commercial spaces the Border City Mills District, new building uses should scattered through the neighborhood. ideally include mixed-use commercial and residential options that would bring permanent residents to the area Potential redevelopment projects larger than a single and contribute to revitalize its economic base. property in these areas should be aimed at providing a diversity of housing types and sizes that would support General Residential Areas a diversity of household incomes, while maintaining the affordability character of the district. Design guidelines Redevelopment opportunities in the existing residential to promote compatibility with the predominant building neighborhoods are generally associated with the presence massing and scale would contribute to protect the of aging buildings that need to be upgraded and repaired,

132 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 4. Plan Objectives

existing urban design character and achieve a harmonious support Goal 1 of the 2010 Fall River Open Space and integration of new and old architecture. Recreation Plan.

III: Rehabilitating Land for Jobs and Any such open space should be connected to publicly accessible sites along the waterfront both north and Open Space/Recreation Use: Shell south of the Shell Oil site to ensure connected paths for Oil Site Area bicyclists and pedestrians along as much of the waterfront as possible. Such a greenway would support Goals 2 and The previous land use of the former Shell Oil site 3 of the 2010 Fall River Open Space and Recreation Plan. is industrial. Because of its history and its location with the DPA, this site continues to be appropriate Should the FRRA acquire this site, the land would need for water-dependent, industrial uses. The site could to be cleared and divided into appropriate parcel sizes to also accommodate uses that support water-dependent ensure that the site is easier to develop. In many ways, the industry, such as offices, warehouses, and parking. strategy for this underutilized land is the same as for the Route 79/Davol Street parcels – the FRRA would act as The existing environmental conditions will need to be a master developer and control the layout, parcelization, remediated (see Section 2. Characteristics and Section 3. and development of the area. Eligibility). The extent of remediation is dependent upon the proposed land use; residential uses require a higher A detailed study of this area should evaluate current and level of remediation than industrial uses. potential uses for this site and abutting underutilized parcels. A comprehensive planning process should Although the site is within a DPA, some of the land determine the level and type of contamination on site, should be used for public access to the water where it does identify potential remediation levels, evaluate the potential not interfere with industrial operations. Adjacent parcels for public access and what activities are allowable given outside the DPA could be reserved for any combination the level of contamination on site, and determine the of uses, including public open space, either for passive existing and proposed market demand for potential uses. enjoyment or active recreational use to serve the adjacent neighborhoods. Such open space should be linked back Because the site is within a DPA, the use of the land is to the proposed extension of the waterfront boardwalk. restricted, with preference given to water-dependent Land that is outside the DPA and adjacent to North industrial uses and prohibitions on certain uses, such Main Street and the contiguous neighborhood should be as residential. A comprehensive planning effort should considered for open space and recreation areas to serve consider whether the DPA designation continues to make those neighborhoods and the wider community. A system sense and, if not, consider either (1) the de-designation of additional parks for passive and active recreation would of the area (i.e. requesting the Massachusetts Office of

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 133 Figure 4-15: Shell Oil Site Parcelization - Option A Figure 4-16: Shell Oil Site Parcelization - Option B For illustrative purposes only. For illustrative purposes only.

Coastal Zone Management (CZM) to undertake the process of reviewing the boundary of the DPA and/or 4.2 Proposed Redevelopment (2) the creation and approval of a municipal harbor plan Activities under 301 CMR 23. A municipal harbor plan allows community preference to outweigh certain regulatory Actions related to clearance, rehabilitation, redevelopment, requirements of Chapter 91. However, the DPA will and new construction are listed in Section 3.3 Clearance continue to control the permitted uses. and Rehabilitation.

134 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 4. Plan Objectives

Retention and Creation of Jobs RETAIL/RESTAURANTS SECTOR In the case of retail/restaurants, projections of future 760 CMR 12.02 (3)(b) requires a specific estimate of growth based strictly on data on historic performance do the number of jobs retained, created, and/or eliminated not indicate that the sector is likely to be a source of job by the proposed redevelopment actions in the Urban growth; however other methods tried produce different Renewal Plan. results, as described below.

The expected effect of the actions within this Urban The Retail Opportunity/Gap Analysis, described in detail Renewal Plan – and a major goal of this plan – is that elsewhere in this report, identifies target retail store types existing employers will be encouraged to expand and and restaurants for which current consumer expenditures new employers will be attracted to the area due to a exceed store sales within a defined geographic market combination of the planned physical improvements, the area, resulting in “leakage” of residents’ expenditures to changes to the regulatory environment, and efforts of businesses outside the market area. Because consumers are the Redevelopment Authority, the Fall River Office of likely to purchase goods and services as close as possible to Economic Development, and the City of Fall River to where they live and work, the identified opportunity/gaps assist current businesses and attempt to recruit new ones. suggest a competitive advantage for expansion of existing Longer-term job growth in the Waterfront area will also establishments or recruitment of new ones in the Fall depend upon planned transportation improvements: the River Waterfront area. The retail/restaurant opportunity reconstruction of Route 79 and the relocation of Davol for the market area defined by the 5-10-15 minute drive Street. Development of market rate rental housing on the from the center of Fall River is currently estimated at waterfront is also a targeted effort designed to attract new $137 million in sales and about 400,000 square feet, of workers and stimulate job increases in local businesses. which an estimated 92,000 square feet could be captured by the downtown plus the waterfront areas. (Note that Short-Term Job Growth the retail opportunity/gap analyses for the waterfront area and downtown are the same because the market area as Two sectors would be likely to produce the most new defined by drive times from a central point in Fall River jobs in the short-term: the retail and restaurant industries is the same for both urban renewal areas.) Table 4-2 and office-using industries, a grouping of several sectors identifies the store types, supportable square footage, and described below. There are various ways of estimating job number of stores based on average sales per square foot for growth: historic trend data projected forward, retail gap each store type. analysis, and projected absorption of new retail and office space based on historic performance. If actions taken as part of the two urban renewal plans result in those 92,000 square feet of potential expansions

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 135 into new and rehabilitated space by new and existing The retail gap analysis presents a snapshot of retail activity retailers and restaurants, then an estimated 185 new at the time the report was generated. In addition to jobs would be realized in downtown and the waterfront. capturing a share of new sales and jobs now “leaking” from This estimate of jobs results from dividing 92,000 square the retail market area, the waterfront area could capture feet of retail space by 500 square feet per employee, the a share of projected city-wide growth in retail jobs. The industry average. Currently, the waterfront has a 7% share market assessment projected the net absorption of 67,500 of the total retail/restaurant jobs in Fall River, the same square feet of retail space city-wide each year over the next percentage as the downtown. Therefore, in the short term, five years. Using the same measure of 500 square feet per the two urban renewal areas would have an approximately employee, that would mean about 135 new jobs per year, equal chance of capturing a share of the 185 new jobs. or 675 over the next five years city-wide. If the waterfront urban renewal area captures only its current share of city-

Fall River Urban Renewal Area Retail Gap Analysis

Potentially Selected Sales Supportable Retail Store Type and NAICS Opportunity/Gap Square Feet Estimated Capturable (2016 $) Square Feet # Stores Specialty Food Stores-4452 $23,145,183 36,717 6,280 2 Beer, Wine & Liquor Stores-4453 $20,314,499 75,155 12,000 3 Cosmetics, Beauty Supplies, Perfume Stores- $2,271,894 5,315 1,500 1 Other Health & Personal Care Stores-44619 $7,077,568 26,688 4,098 3 Women's Clothing Stores-44812 $8,295,400 27,432 4,100 1 Family Clothing Stores-44814 $12,128,934 30,969 6,000 1 Shoe Stores-4482 $2,375,271 11,495 3,000 1 Sporting Goods Stores-45111 $11,051,835 38,697 6,000 1 Office Supplies & Stationery Stores-45321 $4,647,229 14,464 4,000 1 Gift, Novelty & Souvenir Stores-45322 $9,117,074 38,808 12,600 3 Other Miscellaneous Store Retailers-4539 $14,378,155 45,180 9,200 4 Full-Service Restaurants-7221 $13,778,283 26,403 15,300 3 Special Foodservices-7223 $8,419,482 23,677 8,000 4

Totals $137,000,807 400,999 92,078 28 Sources: The Nielsen Company, Segmentation & Market Solutions , 2016; various industry sources for sales per sf and sf per store; and FXM Associates Table 4-2: Retail Gap Analysis

136 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 4. Plan Objectives

wide retail and restaurant employment (7%), then jobs OFFICE-USING SECTORS within the waterfront urban renewal area would increase A key category of job generation that will be influenced by 10 each year or 50 over the next five years. With the by the Waterfront Urban Renewal Plan is office-using proposed physical and regulatory improvements as well employment – encompassing the information, finance, as aggressive marketing and recruitment efforts focused professional & technical, real estate rental & leasing, on revitalization within the urban renewal area, the administrative support, social assistance, medical services, waterfront’s share of retail space growth and the number “other” services, and public administration sectors. Table of jobs associated with that growth could be greater. Figure 4-3 shows the projection of jobs in these categories based 4-16 shows historical and projected growth in retail space on historic performance. occupancy city-wide.

Fall River RETAIL Space Historical & Forecast Net Absorption and Vacancy Rate 160,000 8.0%

140,000 7.0% 120,000 6.0% 100,000

80,000 5.0%

60,000 4.0% 40,000 Vacancy Rate

Net Absorption SF Absorption Net 20,000 3.0%

0 2.0% (20,000) 2012 4Q 2013 4Q 2014 4Q 2015 4Q 2016 4Q2017 1Q 2018 1Q 2019 1Q 1.0% (40,000)

(60,000) Net Absorption Vacancy Rate 0.0%

Figure 4-17: Absorption and Vacant Rate Analysis for Retail Source: CoStar Property Information Systems, March 2017, and FXM Associates

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 137 Figure 4-18 shows the same data in a graphic format to Table 4-5 below shows three scenarios based on land use better show the relationships between projections and development, varying by densities. The square footage in historic trends. each is translated into potential numbers of jobs using industry norms for average square feet per employee. Table 4-4 uses the job growth projections in the previous table and shows the calculation of average annual growth city-wide in office space. The physical improvements, regulatory, and programmatic initiatives of the urban renewal plan are designed to encourage expansion of existing office-using businesses as well as recruitment of new ones to the waterfront.

If the waterfront captures only its current 3% share of office-using employment city-wide then an additional 6 jobs per year, 30 over the next five years, would be expected in the Fall River Waterfront urban renewal area. The urban renewal plan, however, is intended to improve the environment for waterfront development. In that case, the waterfront’s share of city-wide office-using employment could be greater, as would the chances of capturing more regional growth, where over 8,000 jobs in office-using sectors are projected over the next five years.

Long-term Job Growth

Over the long term, projected changes in land use in the Waterfront urban renewal area may also result in increases in jobs. These changes are dependent upon the planned transportation improvements to Route 79 and Davol Street. The Harriman team has developed three scenarios of varying levels of intensity of development.

138 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 4. Plan Objectives

Figure 4-18: Employment Trends, 2006-2022

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 139 Table 4-3: Office: Average Annual Employment

140 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 4. Plan Objectives

Projected Growth in Occupancy in Medical & Total Office Space in Fall River

2017-2022 Average Annual 2017 Supply (SF) Growth (SF) Growth (SF) Annual % Growth Medical Office Space 580,784 Co Star Forecast Net Absorption 36,400 7,280 1.3% 2006 to 2017 Co Star Trend Line 86,666 17,333 3.0% Employment Growth Trend Line Jobs 2,188 312 62 2.9% Space 580,784 82,817 16,563 2.9% Average of Above Forecasts 68,628 13,726 2.4%

Total Office Space 3,308,878 Co Star Forecast Net Absorption 107,480 21,496 0.6% 2006 to 2017 Co Star Trend Line 222,988 44,598 1.3% Employment Growth Trend Line Jobs 11,079 905 181 1.6% Space 3,308,878 270,289 54,058 1.6% Average of Above Forecasts 200,252 40,050 1.2%

Source: Mass DOL ES202 series; Co Star Property Information Systems ; and FXM Associates. March 2017 Table 4-4: Projected Growth in Occupancy: Medical Office and All Office

Table 4-5: Estimates in Employment Based on Capacity

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 141 Results of Visual Preference Survey Proposed Development Controls MULTIFAMILY RESIDENTIAL There are two types of development controls envisioned Attendees favored images of higher density (three to five stories) within this plan. The first are the revisions to the City's residential development over images of low-density and very high- density development. Overall, projects with traditional styles zoning ordinance detailed in Section 2.5 Proposed Zoning. (rectilinear forms with brick finishes) scored higher than their These recommended changes to the boundaries of the contemporary counterparts. zoning districts within the urban renewal area will allow OFFICES and encourage the development activities anticipated The scale of preferred office developments paralleled that of the within this plan. preferred multifamily residential developments; attendees favored buildings around four stories high to those that were shorter or The buildings, sites and streetscapes exhibit a variety of taller. While the highest-ranking images were generally traditional in form and material, scores indicated some appetite for projects urban design characteristics and conditions, as noted with contemporary elements, such as floor-to-ceiling glass, as in Section 2.6 Urban Design Characteristics. This plan shown in the right-most image. incorporates the identified solutions into a series of design MIXED-USE DEVELOPMENT guidelines detailed in Section 4.3 Design Guidelines. These On the whole, images depicting mixed-use projects scored much design guidelines are applicable throughout the urban higher than those exhibiting just residential development or renewal area and promote the visual characteristics, public just office development. As with the multifamily residential and office categories, attendees indicated a preference for buildings spaces, multi-modal access, and landscape treatments around four stories in height. Clear preferences for building style discussed within this plan and the accompanying Appendix – traditional or contemporary – did not emerge. High-scored J: Waterfront Park Case Studies and the results of the Visual images consistently exhibited an expansive public realm with opportunities to approach the water. Preference Survey shown to the right. PUBLIC-PRIVATE OPEN SPACE The second means of development control is related to Attendees communicated a preference for low-programmed those properties under the control of the FRRA. Section infrastructure that afforded opportunities to touch the water such as docks (traditional and contemporary) and boardwalks. 11 Redeveloper's Obligation notes that the FRRA will Programmed green spaces also had high scores. Small-scale, tactile enter into a Land Disposition Agreement (LDA) with urbanism-type installations (hammocks, suspended netting, climbing structures) received uniformly low marks. any developer acquiring property from the FRRA by either purchase or lease. The LDA should include design STREETSCAPE guidelines for the redevelopment of the property that are Attendees assigned images of wide sidewalks, with ample consistent with Section 4.3 Design Guidelines. furnishings and trees, and varied awnings and signage, high scores; narrow sidewalks, with minimal furnishings and smaller trees and uniform storefronts, received low scores. Cycle track-style bike lanes (those protected from vehicular traffic by street parking and a curb) ranked higher than bike lanes on the road shoulder. The two images of underpass art installations received moderate ratings.

142 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 4. Plan Objectives

Visual Preference Survey Results

Multifamily Residential 3.833 3.818 All: 3.500 Attendees favored images of higher density (three to five stories) residential development over images of low-density and very high-density development. Overall, projects with tra- ditional styles (rectilinear forms with brick finishes) scored higher than their contemporary counterparts. Source: Loft Lawrence, MA Five50 Apartments by The Architectural Team,

Offices 4.083 3.833 3.5453.750 The scale of preferred office developments paralleled that of the preferred multifamily res- idential developments; attendees favored buildings around four stories high to those that were shorter or taller. While the highest-ranking images were generally traditional in form and material, scores indicated some appetite for projects with contemporary elements, such

Fall River Waterfront Plan Fall Urban Renewal as floor-to-ceiling glass, as shown in the right-most image. Source: Arc Light Co by HKS Architects in SF, CA Source: Arc Light Co by HKS Architects in SF, Source: Cable Mills in Williamstown, MA. Photo from Commercial Architecture Magazine.

Mixed-Use Development 4.2504.438 4.0004.250 3.750 On the whole, images depicting mixed-use projects scored much higher than those exhib- iting just residential development or just office development. As with the multifamily res- idential and office categories, attendees indicated a preference for buildings around four stories in height. Clear preferences for building style –traditional or contemporary– did not emerge. High-scored images consistently exhibited an expansive public realm with opportu- nities to approach the water. Source: https://www.pinterest.com/pin/56787645278343914/ Source: Hingham Shipyard, TOD News Source: Assembly Row, Development Management Associates, Somerville, MA Source: Assembly Row,

Public-Private Open Space 4.333 3.750 3.8753.583 3.4173.750 Attendees communicated a preference for low-programmed infrastructure that afforded opportunities to touch the water such as docks (traditional and contemporary) and board- walks. Programmed green spaces also had high scores. Small-scale, tactical urbanism-type installations (hammocks, suspended netting, climbing structures) received uniformly low marks. Source: Assembly Row. scoutsomerville.com. Photo by Some.Yoga.Studio Source: Assembly Row. Source: http://www.bbpboathouse.org/ Source: https://www.pinterest.com/pin/462885667936278529/ Source: https://www.pinterest.com/pin/434175220306383990/

Streetscape 4.273 4.1673.867 3.9093.688 Attendees assigned high scores to images of wide sidewalks, with ample furnishings and trees, and varied awnings and signage. Narrow sidewalks, with minimal furnishings and smaller trees and uniform storefronts, received low scores. Cycle track-style bike lanes (those protected from vehicular traffic by street parking and a curb) ranked higher than bike lanes on the road shoulder. The two images of underpass art installations received moderate rat- ings. Source: http://land8.tumblr.com/post/73417639774 Source: http://www.landscapeonline.com/research/article-a.php?number=18146

Figure 4-19: Visual Preference Survey Results February 2017

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 143 5. Sidewalks, crosswalks, and sidewalk extensions Section 4.3 Design Guidelines should be designed to provide universal access (ADA standards) throughout the district. The following design guidelines should apply throughout 6. On-site parking on the new Route 79 parcels the urban renewal area. All development projects within should be located to the side and rear of buildings, the urban renewal area that are subject to the City's or at the ground level of multifamily residential processes for Site Plan Review or a Special Permit are buildings; parking areas visible from the street required to follow these guidelines. The Planning Board should be screened by fences, hedges, or landscape will use these guidelines as criteria within their approval buffers. process. 7. Building placement, massing, scale, and propor- 1. New buildings in a historic district should relate tions should be compatible with, and complemen- harmoniously to their neighborhood context by tary to, the alignment and patterns of neighboring establishing relationships of use, scale, dimensions, buildings. design patterns, and materials that are compat- 8. Building façades should be articulated with win- ible with the historic design character of adjacent dow openings or screens that allow for visibility buildings. and transparency; or landscape buffers may be used 2. Improvements and repairs to historic buildings to mitigate the negative impact of long blank walls and resources should employ high quality ma- on pedestrian activity. terials consistent with the materials historically 9. The design of new buildings and recreational employed, such as granite, brick, stone, wood, spaces along the water should incorporate the and cast iron; the use of synthetic replacement use of durable materials, and resilient building materials should be avoided. technologies reflective of contemporary design 3. The renovation or adaptive reuse of existing build- and architectural expression. ings is preferable to demolition and replacement 10. Living residential areas, active commercial floors, with new construction, especially when the exist- electric transformers, and building emergency ing buildings are made of durable, good quality systems should be placed at least 3 feet higher than materials. the recorded Base Flood Elevation for the site. 4. Large parking lots should incorporate landscaping in the form of trees, vegetated islands or swales, and landscaped edges to screen parking from street view.

144 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 5. Time Frame

5. Time Frame

This Plan shall take effect on the date of approval by the needs could be met, in part, from the revenue stream DHCD, and shall be in effect for twenty years from that from leased properties. date. The FRRA should undertake regular review of the The activities described in the Implementation Plan in timeline and the proposed actions to ensure that the goals the Executive Summary, Section 4. Objectives and Sections of this urban renewal plan are met by the actions and to 8-12 are anticipated to take place over a period of twenty consider whether this plan should be amended to reflect or more years, according to the anticipated phasing changes in goals or completed actions. schedule in this section. Some of the proposed activities are dependent upon market conditions and/or the actions of other entities, including City boards, committees, and departments and state agencies. This phasing schedule, therefore, is an estimate of when certain actions are likely and may shift depending on these factors.

Phase I activities should be completed within the first 2-5 years. Phase II activities should be completed within 5-10 years. Phase III activities should be completed within 10- 20 years.

As noted in the Executive Summary, in order for each identified group to be an effective partner, appropriate staffing and funding resources are required. While some of the capital costs for this project may be met by grants, loans, or bond issues, in general, operating costs for staff and other resources must be funded by the appropriate entity. The FRRA and the City must provide the required resources to fulfill their respective roles in the implementation of this plan. The proposed activities in this plan will require an increase in staff for the City's Planning Department.

Should the FRRA's development activities include income-producing properties, over time, operational

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 145 6. Financial Plan

The estimated revenues and expenditures in this section years. In particular, grant programs that exist now may not are based on estimates applicable as of the writing of this be available in the future. Certain sources of revenue have Urban Renewal Plan. It is important to note that over the a specific purpose which has been identified. Others, such twenty-year life of an urban renewal plan, costs will shift as historic tax credits, have specific restrictions on use and based on the economic and market conditions at the time eligibility. This list of revenue sources is not meant to be of implementation. a comprehensive list, but indicates the types of resources available. As noted in the Executive Summary, most of Sources of revenue are identified based on known existing these sources are for capital-related costs, not ongoing sources; these sources will also change in response to both operating or maintenance costs. economic and political conditions over the next twenty

GENERAL SOURCES FOR DEVELOPMENT ACTIVITIES PURPOSE Legislative Appropriations Restricted by purpose of related legislation MassWorks Public infrastructure MassHousing Workforce Housing Fund Workforce housing New Market Tax Credits, Historic Tax Credits Development Historic Tax Credits Development Brownfields Redevelopment Fund Development Commonwealth Places Place-making Federal Sources TIGER Public infrastructure Historic Tax Credits Development Brownfield Grants Development Table 6-1 General Source of Funding

Table 6-2 Financial Plan

146 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 6. Financial Plan PROJECT EXPENDITURES AMOUNT SOURCE Public Improvements Realignment of Route 79 Corridor Mass DOT Capital Investment $81.29 million Plan (CIP) New Commuter Platform for proposed South Coast Rail Station Mass DOT Capital Investment $14-16 million Estimated cost based on reported Plan (CIP) cost of New Balance Station platform Potential Streetscape Improvements to City-owned streets connecting to the Route 79 improvements Approximately $8-10 million Chapter 90 funds/MassWorks Based on estimated costs of planned streetscape improvements in the Downtown Extension of Waterfront Boardwalk Seaport Economic Council Grant MassDOT; Seaport Economic Council Grant; Land and Infra-Space improvements Water Conservation Fund// Commonwealth Places

Total Estimated Public Improvements $89-$93 million

Additional Planning Studies GENERAL SOURCES FOR DEVELOPMENT ACTIVITIES PURPOSE Parking and Circulation Study $100-$250,000 depending on scope FRRA/City Planning funds Legislative Appropriations Restricted by purpose of related legislation $100,000-$300,000 depending on Shell Oil site and related parcels FRRA/City Planning funds MassWorks Public infrastructure scope and level of environmental testing MassHousing Workforce Housing Fund Workforce housing Mitigation of Crab Pond and Firestone $25,000-$50,000 depending on scope FRRA/City Planning funds/ New Market Tax Credits, Historic Tax Credits Development Pond and level of environmental testing Commonwealth Places Historic Tax Credits Development Brownfields Redevelopment Fund Development Total Estimated Planning Studies $225,000-$600,000 Commonwealth Places Place-making Project Costs Federal Sources Acquisitions per current Assessor's Valuation (see Section 2. Characteristics TIGER Public infrastructure Table 2-2.) $25.2 million FRRA/Private developers Historic Tax Credits Development Does not include new Rt 79 parcels; Brownfield Grants Development may be adjusted by partial acquisitions of certain properties Appraisals (per project) $5,000-12,000 FRRA/Private developers Relocation Expenses $5,000-50,000 FRRA/Private developers Planning, legal, financial, and $15,000-$75,000 FRRA/Private developers administrative costs (per project) FRRA/Private developers/ Site preparation (per project) $0.25-$1 million Brownfields Redevelopment Fund Total Estimated Project Costs Based on all identified acquisitions; $12-50 million does not include the cost of construction

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 147 7. Requisite Municipal Approvals

This section contains the formal records of the following required actions:

• Vote of the FRRA to support the Plan and move it into the approval process, at a meeting held on January 10, 2018. • Determination of conformance with the Fall River Master Plan (2009-2020) by the Fall River Planning Board, at a meeting held on xx, 2018. • Opinion of Counsel for the FRRA/City Solicitor/ both, dated xx, 2018. • Vote of the Fall River City Council to approve the Plan for submission to DHCD, at a meeting held on xx, 2018.

Appendix E: Public Meeting Minutes and Notes contains the minutes from each of these meetings.

In addition, the Massachusetts Historical Commission receive notice of the public hearing held by the City Council on xx, 2017.

148 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 7. Requisite Municipal Approvals

7.1 Fall River Redevelopment Authority

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FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 149 7.2 Planning Board

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150 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 7. Requisite Municipal Approvals

7.3 Opinion of Counsel for the FRRA/City Solicitor

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FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 151 7.4 Vote of the City Council

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152 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 7. Requisite Municipal Approvals

7.5 Massachusetts Historical Commission

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FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 153 8. Site Preparation

Certain sites have been identified in Section 2. Characteristics future development, and, where necessary, environmental as either sites that have environmental risks or have had such remediation. risks in the past. Development of any of these sites must follow the relevant requirements of the Environmental For the parcels created by the Route 79/Davol Street Protection Agency (EPA) and the MassDEP. However, the realignment, the FRRA, the City, and MassDOT should waterfront is an urban environment, and not all sites with be equal partners in ensuring that the eventual realignment hazardous materials may have been identified. Buildings creates parcels that are developable at the density levels built prior to 1978 may have lead paint either in the preferred by the City. material or the surrounding soil and older buildings may also have asbestos. The potential for hazardous materials Initial funding for design, permitting, and construction should be evaluated on a case-by-case basis prior to the for the Route 79/Davol Street realignment is included in commencement of the project. the Capital Investment Plan (CIP) prepared by MassDOT for the 2017-2021 budget cycle. Additional funds are set This Urban Renewal Plan anticipates that both the former aside for the preparation required for the South Coast Shell Oil site and the Route 79/Davol Street parcels will Rail project. It is anticipated that the CIP will provide all require additional site preparation activities. These include funds for these two projects. dividing the larger area into appropriate parcel sizes, creating vehicular and pedestrian access, siting utilities for The acquisition of and the planning for the Shell Oil site is scheduled for later phases in this process. MASSDOT CAPITAL INVESTMENT PLAN (CIP) 2017-2021 APPROPRIATION TOTAL COST SFY 2017 SFY 2018-2021 Corridor Improvements on Route 79/Davol Street $81.29 million $16,559,074 Bridge Repairs and Replacements $367,200 $73,440 $293,760 Culvert Repairs and Improvements $440,640 $440,640 Grade Crossing and Surface Improvements $187,520 $77,360 $110,160 Grade Crossing Signal Improvements $793,152 $793,152 Other $367,200 $73,440 $293,760

AND PERMITTING Reconstruct Grade Crossings $528,768 $528,768 Track & ROW $1,140,765 $136,000 $1,004,765 SOUTH COAST RAIL DESIGN SOUTH COAST RAIL MBTA EXPANSION PROGRAM PROGRAM EXPANSION MBTA Wharf Yard & Runaround (South Extension) $1,294,720 $1,294,720

Table 8-1 MassDOT CIP 2017-2021

154 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 9. Public Improvements

9. Public Improvements

Streetscape Improvements Commuter Rail Platforms

MassDOT is responsible for the realignment of Route The South Coast Rail extension proposed two commuter 79 and Davol Street, however, other improvements rail platforms, one at Pearce Street and a seasonal platform are required to take full advantage of the new road at Battleship Cove. The location at Pearce Street is no layout. Some of the streets that now dead-end at Route longer available; a portion of the designated area has been 79 will act as new connectors between the existing redeveloped as a medical office. This Urban Renewal Plan neighborhoods and the waterfront; these streets need suggests a second location, next to the original location to be functional, safe, and attractive for pedestrians, but with its frontage on North Main Street. The plan bicyclists, and vehicles. anticipates that the FRRA would help to acquire the site and would partner with MassDOT in the construction Additional streetscape improvements will be needed in of public parking to support the platform. The medium the southern portion of the waterfront area to achieve density scenario tests surface parking; the high density the goals of connecting the waterfront under the Braga scenario tests a parking garage with neighborhood retail Bridge and up to the downtown. Coordination with along the ground floor of North Main Street. Battleship Cove, who now owns land on both sides of the bridge, and other property owners in this area will be critical to implementing these connections. City Pier and Marina

The FRRA and the City should include stormwater The FRRA has begun improvements to the City Pier management improvements into any public to prepare it for future use. Anticipated uses include infrastructure to continue to address the CSO issues the ability to dock excursion boats and ferries, with and ensure the improvement of the water quality of associated parking and ticket booth. A public marina is the Taunton River. Development guidelines should also under consideration with short- and long-term slips. require that private property owners incorporate similar The structures necessary to support these uses would be stormwater management techniques as they redevelop required on both land and water. their properties.

Daylighting the Quequechan River

Another popular idea from the public process was to “daylight” – or open to public view and access – the historic Quequechan River, most of which, from the

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 155 Plymouth Avenue area downstream, is today confined to or structured parking, as appropriate. The parking should underground conduits. The mouth of the Quequechan be strategically located to support specific areas, and not opens into the Taunton River under the Braga Bridge as an after-thought that simply uses available vacant land. it flows under the Central Street Bridge, into a quiet cove at Heritage State Park where there may be opportunities Any parking strategy must also consider the availability for small recreational watercraft such as kayaks, canoes of public transit, the growing popularity of ride-sharing or paddleboards and for enhanced landscaping to services, and the development of autonomous vehicles. properly celebrate the river which gave birth to the city. The trend for vehicle-ownership is declining, and while Between the mouth and the historic Iron Works Nos. 6 there will be a transition period, in the very long-term, the and 7 Mill Complex the banks of the river are exposed likely need for dedicated parking is expected to decrease. as it passes under the Braga Bridge. Implementation of the MassDOT Infra-Space concepts for this area would achieve a popular goal of providing more visibility and access to the river. The feasibility of visibility and access to the currently exposed Quequechan falls in the courtyard of the Iron Works complex and at the easterly boundary of that complex should also be given serious attention for the same reasons.

Improving the Ponds

Firestone Pond and Crab Pond are choked with vegetation, obscuring what could be attractive portions of the lower waterfront area. Firestone Pond is privately owned; any clean-up of the edge will require coordination with that property owner.

Public Parking

Parking will be needed to support the proposed residential, retail, commercial, transit, and recreational uses in the entire waterfront. The FRRA could help develop surface

156 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 10. Relocation

10. Relocation

If the FRRA acquires all parcels identified for acquisition, and federal laws related to relocation, including 49 CFR the estimated number of businesses that may be displaced Part 24, as applicable. The Plan must be approved by the is approximately thirty-two and the estimated number of Relocation Bureau before the occupants are displaced by residential units that may be displaced is approximately the acquisition. twenty-eight. These numbers are estimated based on a visual survey undertaken in December 2017 and The plan must be filed with the Bureau of Relocation at information from the City Assessor's database. Relocation least 45 days before the anticipated date of the acquisition may be permanent or temporary, depending on the of the property, along with notification of the affected particular acquisition. occupants of their rights and the available relocation assistance and payment prior to the at acquisition of The FRRA will prepare a relocation plan for persons and/ the property. However, DHCD recommends filing or businesses that must be relocated because of any public the relocation plan at least 180 days in advance of the acquisition of land to fulfill the public purpose of this beginning of relocation activities to allow sufficient review Urban Renewal Plan. The FRRA commits to a process of the plan and to accommodate the 120-day Notice to that will accomplish the following goals, established by Vacate required for permanent displacement of a resident. 760 CMR 27.00:

• A fair, equitable, and consistent treatment of the persons or businesses who are displaced through the acquisition • Minimize the adverse impact of displacement on the residents and businesses and their community • Prevent the closure of business

As required by 760 CMR 12.00, the FRRA will establish a relocation advisory agency prior to any acquisitions. The FRRA will file a relocation plan with the Relocation Bureau (part of DHCD) for any project that displaces the occupants of more than five dwelling units or business units. This plan recommends a pre-filing consultation with the Relocation Bureau.

The relocation plan must meet the requirements of M.G.L. 79A, the process outlined by 760 CMR 27.00,

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 157 11. Redeveloper’s Obligation

Redevelopers within the urban renewal area will be subject • Relevant experience and related references to the City’s zoning ordinance, as may be revised according • Proposed job creation, including temporary and to the recommendations of this Plan. Redevelopers of all permanent jobs property within the urban renewal area will also be subject to the urban design guidelines in Section 4.3 Design As required by 760 CMR 12.02(11), the selected redeveloper Guidelines. will be subject to a Land Disposition Agreement (LDA). This agreement will define any requirements specific to The FRRA may sell or lease land it owns within the that property and any requirements the FRRA has for the boundary of this Urban Renewal Plan to a redeveloper development of property in general. or redevelopers who will undertake a project on the site. Such sale or lease shall be undertaken in accordance with The FRRA will establish the following requirements the disposition process outlined in Section 12. Disposition. within the LDA: The FRRA may choose to issue a Request for Interest • Development of the parcel(s) must follow the (RFI) or Request for Proposal (RFP) to identify potential relevant design guidelines in this Urban Renewal redevelopers. The RFI or RFP will require that any Plan project meet the objectives of this Urban Renewal Plan as described in Section 4. Objectives. Response must include • All improvements must be completed in accordance a detailed narrative that includes, but is not limited to, the with the objectives of the Urban Renewal Plan following requirements: • All improvements must be completed within a reasonable time frame • The proposed development, including proposed land uses, • The project will be subject to the City’s relevant project approval process • How the proposed development will meet the objectives of this Urban Renewal Plan In addition, the FRRA may require performance standards • The parties involved (ownership, development relative to the timing and completion of construction team, etc.) within the LDA. • Any public improvements required for the DHCD must approve the LDA. proposed project • The proposed timeline to completion of construction • Pro forma for the project and available financial resources

158 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 12. Disposition

11. Redeveloper’s Obligation 12. Disposition

The FRRA has not yet identified a developer or developers for the parcels listed in Table 2-2. Any disposition must meet the relevant requirements of M.G.L. Chapter 121B and Chapter 30B. Under these two chapters, the sale, lease, or acquisition of residential, industrial, or commercial real property by a redevelopment authority engaged in the development and disposition of real estate in accordance with an approved plan, is exempt from public disposition procedures required of all other local government bodies.

However, any parcel of land to be sold or otherwise disposed of by the FRRA must meet the requirements of 760 CMR 12.05. This includes an independent disposition appraisal of the parcel. The criteria for determination of the disposition price of the parcel are detailed in 760 CMR 12.05. DHCD must approve both the disposition price and the LDA between the Fall River Redevelopment Authority and the purchaser.

The sale, lease, or development (redevelopment, rehabilitation or new construction) of any property controlled by the FRRA must be in accordance with the objectives of this Urban Renewal Plan.

The FRRA will periodically assess the progress of this plan's implementation and identify other properties for disposition or remove any properties identified in the list of dispositions that have subsequently been developed according to the requirements of this urban renewal plan. Changes to the plan are governed by 760 CMR 12.03, as outlined in Section 15 Process for Future Changes.

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 159 13. Citizen Participation

• Provide input on the topics related to the Urban 13.1 Participation in Plan Renewal Plan Development • Review and comment on materials prior to the public meetings Citizen participation in the development of this Urban • Review and comment on results received from Renewal Plan involved the following: the public meetings • The appointment of, and subsequent meetings • Review and comment on the draft Urban with, a Citizens' Advisory Group (CAG) Renewal Plan • Two public workshops • Reach out to other community members to • An Open House on May 23, 2017, attended inform them of the process and encourage them by Mayor Correia, FRRA Chairman William to participate in the public workshops Kenney, and the consultant team, followed by The CAG members were: a three-week presentation board display in the atrium of Fall River's City Hall where the public • Peter Cabral Co-Owner of the Cove Restaurant had the opportunity to deposit comments in a • Representative Carole A. Fiola Representative for suggestion box the 6th Bristol District of the Commonwealth of The FRRA and the Fall River Planning Division advertised Massachusetts these efforts though a variety of channels, including • Michael Lund Owner of Borden Light Marina posting on the City's website and notifications to local • Frank Marchione President of the Fall River Office media. The consultant team provided English-, Spanish-, of Economic Development; Catahoula Corporation and Portuguese-language flyers to aid in these efforts. • John McDonagh Executive Director, Battleship All public meetings, including those with the FRRA, Cove Museum were recorded by Fall River Government Television The CAG first met in January 2017. During this and are available for streaming, free of charge, on the session, members were introduced to urban renewal organization's website, frgtv.fredtv.us. plan-framework and the their associated role. The urban renewal area was presented, as well as the consultant team's Roles and Responsibilities of the initial analysis, including Route 79 and connections CAG to the waterfront, infrastructure and environmental conditions, economic conditions and market trends, The roles and responsibilities of the CAG were as follows: land use and ownership, development history and urban

160 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 13. Citizen Participation

design. During this meeting, CAG members discussed the cards with their questions, concerns, and ideas relating to urban renewal area boundary, the potential construction the Plan. of a methadone clinic on the waterfront, and the future commuter rail line. The urban renewal area boundary was The February public workshop featured an introduction altered in response to the CAG's comments. to urban renewal plans, followed by the presentation of the consultant team's analysis. The interactive session took A second CAG meeting took place in April 2017. This the form of a visual preference survey. Here, attendees meeting included a presentation of fit studies, implications were given score cards and asked to evaluate a series of of the economic, regulatory, and circulation analyses projected images based on whether they felt the image completed by the consultant team; and an overview of the would be a good fit for Fall River's waterfront. A summary decisions required for the Urban Renewal Plan and the of the results of this survey are available in Section 4. Plan Approval Process. During this meeting, CAG members Objectives. The February public meeting can be viewed expressed support for the consultant team's proposed online at http://vod.frgtv.us/video/203310051. circulation route near the Remington Avenue-Brownell Street area. They also asked that the consultant team take The April public meeting explored three actions relating additional time to consider the southern portion of the to the question, "What could the waterfront be?". These waterfront urban renewal area; they saw potential for were strengthening current assets (arts, museums, and the area to function as an "Edutainment" district, which parks), developing a new community around Route would be anchored by existing institutional and arts uses 79 and Davol Street, and rehabilitating land for jobs. such as Battleship Cove, the Marine Museum, and the For the interactive portion of the workshop, attendees Narrows Center for the Arts. participated in a Data Walk in which they circulated around presentation boards depicting key components of Public Workshops the consultant teams' analysis, and early drafts of the Plan. Members of the consultant team stood by each board The planning process involved two public workshops, and listened to attendees' feedback and responded to one in February 2017 and a second in April 2017. Each questions. The April public meeting can be viewed online workshop was divided into two parts: (1) a presentation at http://vod.frgtv.us/video/215207701. that provided information and research about the study and posed questions to be answered during the workshop, Open House and Presentation Board and (2) an interactive session designed to engage Display participants and ask them to apply their knowledge of the area and the information they had just received to answer In an effort to hear feedback from a greater portion of the the questions posed during the presentation. In both Fall River community, the consultant team worked with workshops, attendees were invited to complete comment

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 161 the Fall River Planning Division to host an Open House on the Urban Renewal Plan. The Open House, which 13.2 Participation in Project took place May 23, involved a speech by Mayor Correia, Execution followed by questions from the press. FRRA Chairman William Kenney and members of the consultant team The FRRA is responsible for the implementation of this then stood by presentation boards while attendees Urban Renewal Plan. circulated around the room. Boards remained in the City Hall Atrium for two weeks after the event and community Future Public Involvement members were invited to review the materials and leave comments in a suggestion box. The Open House can be Meetings of the FRRA are public meetings and are thus viewed online at http://vod.frgtv.us/video/219090520. subject to the Open Meeting Law of the Commonwealth of Massachusetts. As described in Section 15. Process for Approval Process: Winter 2018 Future Changes, a major plan update would require the same public process as the preparation of this Urban The FRRA met on January 10, 2018 and voted to Renewal Plan. Any use of eminent domain requires a determine that the urban renewal area met the criteria for public process, as stipulated by Massachusetts General blighted, decadent, and substandard conditions. Laws Chapter 79 and by the requirements of Chapter 121B, the enabling legislation for this Urban Renewal Additional meetings for the approval process included a Plan. meeting with the Planning Board on xx and a meeting with City Council on xx. To capture the existing institutional knowledge about this plan and the planning process, the FRRA will convert the Record of Public Participation CAG into a working group that can review the progress of this urban renewal plan on an annual basis. As more Materials from the CAC meetings, the public workshops, businesses, residents, and nonprofit organizations move to the Open Houses and community meetings, and from the the area, the FRRA should expand this group to include surveys are provided in Appendix D: Public Engagement additional members, representative of the new mix of Materials. waterfront activities.

162 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 14. MEPA

14. Massachusetts Environmental Policy Act (MEPA)

The Fall River Redevelopment Authority filed an Environmental Notification Form (ENF) under the Massachusetts Environmental Policy Act (MEPA). Appendix H contains the ENF filed with the Executive Office of Energy and Environmental Affairs (EEA) xx.on

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 163 15. Process for Future Changes: 760 CMR 12.03

Plan changes are divided into two types: a minor plan change and a major plan change. Major Plan Change

Major plan changes require the same process as the initial Minor Plan Change preparation of this plan: • Evidence of public outreach A minor plan change does not required approval from DHCD. However, the FRRA must submit • Determination by the Planning Board that the plan a resolution authorizing the plan change to is in conformance with the City’s comprehensive DHCD for its review. DHCD defines a minor plan plan change as any of the following: • Approval by the City Council

1. Granting or receiving easements for DHCD must approve a major plan change. A major plan utilities change is defined by DHCD as a significant change to any 2. Confirmatory takings for the purpose of the basic elements of the approved urban renewal plan, of title clearing including characteristics, objective, public improvement, redeveloper’s obligations, or disposition. This would 3. Tax foreclosures include changes to the boundary of the plan and 4. Conveying non-buildable lots of less identifying a parcel for acquisition that had no previously than 5,000 square feet to owners of been so identified. adjacent parcels 5. Acquiring an interest in property made Additional requirements are provided in 760 CMR 12.03. available through a discontinuance of a public way 6. Transfer of a property interest to or from another public entity

164 FALL RIVER REDEVELOPMENT AUTHORITY DRAFT FEBRUARY 2018 16. Severability

15. Process for Future Changes: 760 CMR 12.03 16. Severability

Should any section, paragraph, or provision of the Plan be rendered unconstitutional, or invalid, such decision shall not affect the whole or any part thereof other than the part so decided to be unconstitutional or invalid.

FALL RIVER WATERFRONT DRAFT URBAN RENEWAL PLAN 165 FALL RIVER • WATERFRONT URBAN • RENEWAL • PLAN Prepared for the Fall River Redevelopment Authority Harriman • FXM Associates • Fitzgerald & Halliday • Bonz and Co