LYNN DOWNTOWN WORKSHOP

RKG ASSOCIATES, INC

FOX & FOWLE ARCHITECTS, PC

July 12, 2004

Project Goals and Objectives

Mission — Work with Community Stakeholders to Define a Downtown Redevelopment Strategy and Action Plan to Do the Following:

• Upgrade property values in the downtown

• Improve gateway via Market Street

• Retain and expand existing office, collegeand government activities

• Create market rate housing in the downtown to be used as a catalyst to reinvigorate retail

• Eliminate incompatible uses

• Establish cultural destinations to compliment the downtown living and working environment

• Link Downtown Lynn to its waterfront

Starting PointsLynn Downtown

“Even before the city is a place of fixed residence, it begins as a meeting place to

which people periodically return: The magnet comes before the container.”

Lewis Mumford - The City in History

Starting Points

Public Space as Focus for Redevelopment:Lynn Common from City Hall Tower, 1898

Rich Historic Character:Market Street, 1910

Capitalize on Waterfront Access:Lynn Beach, 1910

Active Mixed Use Environment: Market Street at Christmas, 1953

Lessons Learned from History

City Hall

Market Street North

Market Street South

Eastern Bank

Central Square

Train Station

Market Street

Lynn Harbor Boardwalk

Starting Points

Study Area

Economic Starting PointsExisting Conditions

• The downtown has 6% of the City’s building area but contributes only 3% of its assessment

• One-third of the downtown is tax-exempt• Lynn’s downtown has 1,500 housing units and nearly 1/3rd

are subsidized• The original downtown study area contains 112 acres,

with 12 acres of vacant land which are public-sector• The expanded downtown study area, including the

waterfront, contains 200 acres, 50 acres of which are undeveloped or parking lots

• CBD overlay zoning initiative has stimulated six major projects totaling 120+ units

• A mid-rise development is being planned on the waterfront (200+ units)

Stakeholder Workshop / What we Heard on May 26th

Positive Features

• Proximity to Boston (8 mi)

• Waterfront Opportunities

• Reasonably Priced Housing

• Commuter Rail to Boston with Parking

• Value (upside)

• Changing / Improving Image

• Pro-active Community

• New Private Investors

• Reuse Potential of Historic Buildings

• North Shore Community College

Stakeholder Workshop / What we Heard on May 26th

Negative Features

• Poor Regional Image

• Confusing Traffic Circulation

• Under-utilized Waterfront

• Vacancies at Street Level

• Feasibility of New Construction Untested

• Management of Multi-Service Center

Stakeholder Workshop / What we Heard on May 26th

Urban Design & Development Opportunities Features

• Active Waterfront / Harbor

• Transit-Oriented Development

• New Image / Cultural Attractions

• Town Squares

• Housing along the Lynnway

• Upscale Retail / Shops

• Improved Streetscapes

• Long Term Higher Density Downtown

• Promising waterfront and harbor

• Soft sites in the downtown

• Convenient transit access

• New private developers

Site Analysis

Opportunities

Site Analysis

Opportunities

• Active Waterfront / Harbor Development

• Link and Gateway to Market Street

• Theater or Cultural Destination

• Residential Conversion through Pro-active Zoning

• Transit-Oriented Development with Housing

• Development Parcels under Public Ownership

• Streetscapes and Green Space

• North Shore Community College Desires Expansion

• Strong Residential Market

• Downtown detached from waterfront

• Major streets lack coherent streetscape

• Lynn lacks a front door

• Key downtown areas not developed to highest and best use

Site Analysis

Constraints

Site Analysis

Constraints• Lynnway Separates Downtown from Waterfront

• Elevated Rail Tracks Divide the Downtown

• Indirect Traffic Circulation

• Decreasing Supply of Multi-Story Buildings for Conversion

• Adjacent Incompatible Uses

• Regulatory Constraints on Waterfront Development

• High Construction Costs / Limited Funds for Demolition

• Disproportionate Amount of Surface Lots

• Long-term Parking Needs

• Lack of Public Parks in Areas Transitioning from Manufacturing to Residential

Downtown Analysis

City Zoning

Downtown Analysis

Municipal ‘Soft’ Sites

Downtown Analysis

Parking Lots

Downtown Analysis

Key Development Areas

Overall Design Strategy

• Reestablish a link between the waterfront and the downtown

• Strengthen downtown center at Central Square

• Build upon and connect existing open spaces at Lynn Commons and North Shore Community College

• Create a mix of uses including residential throughout the downtown

• Create new opportunities for retail while supporting existing businesses

• Create a downtown gateway where Market Street meets the Lynnway

• Encourage a vibrant downtown with a synergy between uses

• Create an evolving plan (short term & long term)

Overall Design Strategy

Lynn Common Market Place, Arlington VA

New Rochelle NY Master Plan Stamford CT Master Plan

Capitalize on public space as a focus for development activity and connections

Redevelopment Approach

Short Term Plan

Redevelopment Approach

Short Term Objectives• Create evidence of visible physical change which helps

upgrade Lynn’s image• Make strategic public sector investments to strengthen areas

of the downtown where private investment is occurring– Period Lighting, Streetscapes & Pocket Parks

• Eliminate incompatible uses and correct zoning• Create a cultural/entertainment center in conjunction with

North Shore Community College• Work with Commonwealth about residential development at

MBTA garage• Plan for another parking garage

Redevelopment Approach

Build on Previous Planning Efforts

Short Term Plan

Redevelopment Approach

Short Term Plan

Short Term Recommendations

• Facilitate the removal of incompatible uses to enable areas to fully transition to residential and upscale commercial

– Selected acquisition and site preparation• Change Zoning

– Eliminate industrial and automotive uses in CBD– Eliminate industrial zoning on waterfront– Consistent zoning throughout downtown & waterfront– Density incentives for adding upper floors/new construction

• Encourage strategic in-fill development• Focus on existing public-owned land for amenities• Become a “Main Street” Community• Establish a PR campaign to assist owners in marketing the City• Encourage façade upgrades with matching funds at Gateways• Begin planning for long-term objectives & obtain GIS technology• Explore ways to resolve issues regarding properties of service-

providers identified at the stakeholders meeting• Create priorities within the six major downtown districts for public

sector investment

Redevelopment Approach

Long Term Plan

Redevelopment Approach

Long Term Objectives

• Revitalize/redevelop Market Street• Re-connect Market Street to the waterfront

– Possible rotary by City Hall– Possible median on Market Street– Possible suppression of Lynnway

• Develop 500 or more additional market rate housing units• Strengthen the office, cultural and retail sectors• Expand community college• Upgrade transportation

– Possible Blue-line link to Revere/Boston– Possible Ferry service to Boston

Redevelopment Approach

Long Term Plan

Redevelopment Approach

Long Term Plan

Long Term Recommendations

• Add more structured parking and seek to utilize some of the 50 acres of surface parking lots either for amenities or new development

• Evaluate usage of public-owned land for amenities and/or potential development

• Create design guidelines for each district• Continue support/expansion of arts and cultural district• Pursue MA DOT assistance and funding • Expand planning area to include more of the Lynnway and

the waterfront • Continue with the PR program to assist owners in marketing

the City• Develop a future strategy for downtown Chapter 40-B

projects with expiring use contracts• Evaluate usage of tax increment financing for strategic

projects

“Great cities are about great neighborhoods.” Jane Jacobs“Great neighborhoods are about great value.” Mark Strauss