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Salem Downtown Renewal Plan Cover.Indd Salem Downtown Renewal Plan Submitted to: Salem Redevelopment Authority Submitted by: The Cecil Group, Inc. October 27, 2011, as amended November 17, 2011 TABLE OF CONTENTS Executive Summary Introduction E-1 New Effective Dates E-1 Consolidation of Previous Plans and Prior Plan Changes E-2 Summary of Plan Changes E-4 Other State Filings E-9 Format E-10 Severability E-10 1. Characteristics of the Site (760 CMR 12.02 (1)) 1.1 Description of the Plan Area 1-1 1.2 Existing Uses 1-5 1.3 Current Zoning 1-7 1.4 Historical Commission 1-14 1.5 Design Review Board 1-16 2. Eligibility (760 CMR 12.02(2)) 2.1 Major Plan Change 2-1 2.2 Local Survey and Conformance with the Comprehensive Plan for 2-1 Salem 3. Objectives (760 CMR 12.02 (3)) 3.1 Plan Goals and Objectives 3-1 3.2 Plan Activities 3-2 3.3 Design Review 3-4 Section 1. Process and Applicability of the Standards 3-4 Section 2: Design Criteria 3-8 Section 3: Design Standards 3-9 4. Requisite Municipal Approvals (760 CMR 12.02 (5)) 4.1Salem Redevelopment Authority Approval 4-2 4.2 Planning Board Approval 4-3 4.3 City Council Approval 4-4 4.4 Opinion of Counsel 4-6 5. Citizen Participation (760 CMR 12.02 (11)) 5.1 Participation in Plan Development 5-1 5.2 Participation in Project Execution 5-3 6. Future Plan Changes (760 CMR 12.03) 6.1 Future Plan Changes 6-1 Appendix I: Minutes of Public Meetings Appendix II: Media Reports Appendix III: Salem Commercial Design Guidelines Appendix IV: Notification of Redevelopers and Property Owners Appendix V: Salem Historical Commission Guidelines Notebook Appendix VI: Approval from Department of Housing and Community Development Appendix VII. Secretary of the Interior’s Standards for the Treatment of Historic Properties, 1995 Figure E.1 Salem Downtown Renewal Plan: Original Boundaries with 1985 E-3 and 1988 Revisions Figure E-2 Salem Downtown Renewal Plan: 2011 Changes E-5 Figure 1.1 Salem Downtown Renewal Plan (map) 1-3 Figure 1.2 Salem Downtown Renewal Plan (aerial) 1-4 Figure 1.3 Land Use 1-6 Figure 1.4 Current Zoning 1-12 Figure 1.5 Local Historic District and National Register Districts 1-13 Figure 3.1 Building Placement 3-9 Figure 3.2 Building Setbacks 3-9 Figure 3.3 Building Orientation 3-9 Figure 3.4 Streetwall Continuity 3-10 Figure 3.5 Street Corner 3-10 Figure 3.6 Design Treatment of Edges 3-10 Figure 3.7 Building Height Stepbacks 3-11 Figure 3.8 Façade Length and Articulation 3-11 Figure 3.9 Modulation of Building Mass, Scale and Bulk 3-12 Figure 3.10 Placement and Treatment of Entries 3-13 Figure 3.11 Ground Level Articulation 3-13 Figure 3.12 Façade Projections 3-13 Figure 3.13 Roof Parapet and Cornice Lines 3-14 Figure 3.14 Signage 3-14 Figure 3.15 Multi-Tenant Signage 3-14 Figure 3.16 Awnings 3-15 Figure 3.17 Relation to Surrounding Public Spaces 3-15 Figure 3.18 Landscape Site and Street Edges 3-16 Figure 3.19 Landscape Buffers and Screens 3-16 Figure 3.20 Placement of Parking 3-16 Figure 3.21 Structured Parking 3-17 Figure 3.22 Parking Landscape 3-17 Figure 3.23 Curb Cuts and Access 3-17 Figure 3.24 Sidewalk Configuration 3-18 Figure 3.25 Bicycle Lanes 3-19 Figure 3.26 Streetscape Landscape 3-19 Figure 3.27 Light Placement 3-19 EXECUTIVE SUMMARY Introduction In order to advance the revitalization of key portions of its historic downtown, the City of Salem created the Salem Redevelopment Authority (SRA) in 1962. The activities of the SRA are governed by urban renewal plans that were established by the City, in accordance with the state’s legal standards and regulations. The plans included the Heritage Plaza East Urban Renewal Plan and the Heritage Plaza West Urban Renewal Plan. They addressed two adjacent areas within the downtown. These two plans were similar in many regards, including similar objectives and activities for the SRA to undertake. Principal differences between the plans included specific development and open space projects that were subsequently undertaken by the SRA and which are either completed or are no longer active initiatives. This Salem Downtown Renewal Plan provides for a consolidated and updated urban renewal plan for portions of the downtown. It is a major plan change to the Heritage Plaza East Urban Renewal Plan that includes: • Consolidation of its boundaries with the Heritage Plaza West Urban Renewal Plan into a single plan • Renaming the plan so that it refers more clearly to the district in which it is applied • Extension of the effective period, defined by new effective dates • Provision of new maps and information that update the project boundaries and present an overview of existing conditions • Retention of objectives that are not yet accomplished • Modification of old objectives and addition of new objectives that reflect existing and future needs • Updating of design criteria and guidelines for the project area • Finding of continued eligibility • Evidence of municipal approvals required for a major plan change • Discussion of process and requirements associated with potential future plan changes • Summary of citizen participation New Effective Dates The Salem Downtown Renewal Plan will take effect on March 1, 2012 or upon such date as approved by the Department of Housing and Community Development (DHCD), at which time it will supersede the preceding urban renewal plans. The Salem Downtown Renewal Plan will remain in effect for thirty years from the date of approval by the Department of Housing and Community Development (see Appendix VI). Salem Downtown Renewal Plan Executive Summary October 27, 2011, as amended November 17, 2011 Page E-1 Consolidation of Previous Plans and Prior Plan Changes The Salem Downtown Renewal Plan is an update of two preceding urban renewal plans, which have been consolidated as part of this major plan change. The Salem Downtown Renewal Plan combines both the relevant components and project areas of the Heritage Plaza East Urban Renewal Plan and the Heritage Plaza West Urban Renewal Plan into a single urban renewal plan. The consolidation was approved by the City of Salem as documented in Section 4: Required Municipal Approvals. The preceding Heritage Plaza East Urban Renewal Plan was approved by the City of Salem in March, 1972 and has served as the operative plan for the SRA within a defined project area that is indicated in Figure E-1 Salem Downtown Renewal Plan: Original Boundaries with 1985 and 1988 Changes. The term of the Heritage Plaza East Urban Renewal Plan will expire in March, 2012 unless updated through this major plan change. The preceding Heritage Plaza West Urban Renewal Plan was approved by the City of Salem in 1979 and will expire in 2019 unless it is consolidated into the Salem Downtown Renewal Plan through this major plan change. The preceding urban renewal plans had been previously amended through minor plan changes, as follows: • December 5, 1985 – This expansion of the Heritage Plaza East Urban Renewal Plan included the Salem Armory, the Salem Jail, the Eaton’s Block and the South River area. It also included the addition of the MBTA property and certain parcels along the south side of Franklin Street and the north side of the North River. Some of these parcels had already been included in the Heritage Plaza West Urban Renewal Plan and were moved to the Heritage Plaza East Urban Renewal Plan by the vote of the City Council. The specific parcel numbers are 400, 401, 402, 403, 404, 405, 406, 407, 408 and 643 as described on Assessors Plate 26 and Parcels 24, 25 and 26 from Assessors Plate 35. Parcels 24, 26 and 408 were originally in the Heritage Plaza West Urban Renewal Plan. • February 16, 1988 – This expansion of the Heritage Plaza East Urban Renewal Plan included the properties of the Essex Institute and the Hawthorne Hotel. The specific parcel numbers are 214, 412 and 301 from Assessors Plate 35. Salem Downtown Renewal Plan October 27, 2011, as amended November 17, 2011 Page E-2 Figure E-1: Salem Downtown Renewal Plan: Original Boundaries with 1985 and 1988 Changes Salem Downtown Renewal Plan Section 1 October 27, 2011, as amended November 17, 2011 Page E-3 Summary of Plan Changes Project Area In addition to combining the project areas from the preceding urban renewal plans into a single consolidated area, the boundaries of the project area include three additions. These areas have been added because they are in public ownership; including them provides for enhanced control of design and use through the SRA. The additions are as follows: • Riley Plaza – The project area includes City-owned land that comprises the Riley Plaza West lot and land to the north (bounded by Norman, Washington, Mill and Margin Streets) and the Riley Plaza East Lot (on the other side of Washington Street). The Riley Plaza West lot is located at 212 Washington Street, Parcel 479 from Assessors Plate 34. The Riley Plaza East lot is built within the right-of-way of Washington Street and is not a separate parcel. • Former North Street/Bridge Street Ramp – The Salem Trial Court, on Parcel 412, Assessors Plate 26, is on land formerly occupied by a roadway ramp connecting Bridge and North Streets. This ramp no longer exists, and the parcel will be added to the Project Area. • U.S. Post Office site on Margin Street – The property at 2-4 Margin Street (Parcel 576, Assessors Plate 25) is currently owned by the U.S.
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