Interim report on Lynn Harbor development

[From the U.S. Government Printing Office, www.gpo.gov]

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1976

U - S . DEPARTMENT OF COMMERCE NOAA
COASTAL SERVICES CENTER
2234 SOUTH HOBSON AVENUE
CHARLESTON , SC 29405-2413 Nov

PrOVGrtY Of CSC Library

INTERIM REPORT ON LYNN
HARBOR DEVELOPMENT

PREPARED BY:
MASSACHUSETTS INSTITUTE OF TECHNOLOGY

Charles Kubat, Department of Urban Studies
and Planning

Norman Oliver, Department of Ocean Engineering

with support from the
NATIONAL OCEANIC AND ATMOSPHERIC ADMIN.
OFFICE OF SEA GRANT
GRANT-NO. 04-6-158-4407

in cooperation with
Lynn Department of Community Development,
Lynn Port Authority
Lynn Planning Department

WASTE 710H,@\K
117f.-T 1 Ulu Z@
SEPTEMBER 1976

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TABLE OF CONTENTS

Introduction 1

Conclusions 2

Development Opportunities Map 4

The Context 5

Harbor Filling Map 8
Long term Goals for Lynn Harbor Development 9

Problem Statement 9

The Harbor Today 11

Harbor Data Base 18

Harbor Development Information Base 24
Existing Harbor Use 27
Existing Structures Map 36
Commercial Wharf Illustrations 37,38

Addenda:
# 1 Overall Work Program 39
low, # 2 Annotated Bibliography 44
# 3 Preliminary Development Strategies excerpted from 48
M. I. T. memo of June 16, 19 7 6.

INTRODUCTION

The following report on Lynn Harbor is the result of continuing investiga-
tion into coastal zone plann ing and development policy by the Massachusetts In-
stitute of Technology under the National Sea Grant Program. This specific

interim report summarizes some of the information, analysis, and implementa-
tion of harbor development begun or completed during the summer of 1976, and

follows an initial report from M.I.T. completed in May 1976.

The end result of this M. I. T.. involvement will hopefully be suggestions

for a public policy of harbor development based on analysis of existing

resources, feasible development goals and public priorities. Although some
of the initial work directed at the formation of a public policy of harbor develop-

ment has been completed this summer, this report should be considered only

as a working document to be used in the further analysis of resources and

building of that policy. More detailed information than can be included here
is available at M.I.T. and will continue to be developed over the next year

of involvement by M. I. T.

Because it was decided that this report should not be redundant of other

reports already available, the introductory section on the Lynn context is

very brief and is only included for the benefit of the reader not familiar with

Lynn. For a more detailed account of Lynn's history, economy, development

of the harbor, etc. , the reader is referred to one or more of the numerous
sources listed in the attached annotated bibliography.

-2-

CONCLUSIONS

Three months of study of Lynn harbor characteristics and specific study
of a limited number of development options including port facilities for off-

shore oil, marinas and housing development lead to the following interim

conclusions:

1. A coordinated work program (program for action) is needed. Harbor

resources, development options and marketand community values need to be

fully examined to lead to a priority mix of uses and a public policy of develop-
ment implementation. One suggestion for this work program is included here,
but should be added to or changed as time and resources become available.

Some parts of this work program have been begun or nearly finished, some

will take concerted efforts over a long period of time. Specific pieces of the
work program should be further defined and put into proposal form for

technical assistance funds from the Department of Commerce Economic Develop-

ment Administration, or completed through institutional research. groups like

M.I.T. , Boston University, etc.

2. An image of reasonable optimism and of "beginning" must be created.

If one new desired development can be started, if an appropriate symbol of the
harbor can be prominently displayed (for example painted on the white Boston
Gas tank), if the media are able to inform citizens about potentials that need

discussion and focus news articles on harbor activities when possible, if some

place to sit on the grass, eat a lunch, and watch the harbor can be provided close

to downtown, if some of these things are done there will be a "beginning".

Analysis and study must go on simultaneously, but the community must sense

that the harbor should be and can be thought about today. With this sense the

community can begin the discussion needed to influence development policy.

3. One major waterfront element missing from the harbor is commercially

or publically available pier or wharf space. Immediate steps should be taken
to: 1) create some such space where it will have maximum long term flexibility
and minimum pollution impact,,.and to 2) protect any existing (even if run down
but rehabilitable) pier space from filling or demolition. One bulkhead in particular

is slowly being lost by adjacent fill activity.

-3-

4. Another major missing waterfront element is developable land
packages. While several small, medium and large unused or underused
parcels exist,. acquiring ownership or development rights to them is

complicated by multiple ownership and unwillingness to sell. The city

should investigate property or development tax measures that would encourage
development, planned area development zoning regulation that would make

the planning of mixed uses on unique sites easier, or the creation of a

municipal land bank that could assemble unused property through eminent

domain and lease or sell it for selected development.

5. What happens on the harborfront is not independent of what
happens at General Electric, in downtown revitalization, in reuse of the shoe

loft buildings or in the development of the MBTA Blue line extension. Efforts

should be made to coordinate the sympathetic development of each.

6. The effect of National Flood Insurance on beneficial harbor

development should be analyzed.

7. The potential of a breakwater to shield a portion of the harbor from

southerly storms and perhaps provide additional mooring or wharf space

should be investigated.

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pos5ible- Development
Opportunities
W LYNN HARBOR
iver 0 200 400 Boo it

THE CONTEXT

"The City of Lynn was originally settled in 1629, only nine years
after the Pilgrims landed at Plymouth and one year prior to the settling of

Bo ston. In 1631 Lynn wa s incorporated a s a town; and a s a city in 18 5 0.
"Located between the two great colonial cities of Boston and Salem,

both of which were noted for their harbors and world-wide trade, the early

citizens of Lynn chose to let their harbor remain undeveloped as long as they

were prosperous in their farming and crafts. Due to a shallow harbor and
lack of waterpower, Lynn never became a major shipbuilding and commerce

center."* However, Lynn did become a major manufacturing center and made
use of both its harbor and land transportation routes to support that industry

in importing and exporting raw materials and products.

In 1634 the first iron smelting plant in America was started in Lynn,

and 1635 saw the beginning of the shoe manufacturing industry that grew to

make Lynn the nation's leading shoe producer by the late 19th century. Other
industries such as General Electric also moved to Lynn, locating on a water-

front accessible by coal barge, a major energy source of the time.

Over the years, mainly to facilitate the shipment of coal, both the
Saugus River (western) channel and the main eastern Lynn channel were

dredged. The Lynn channel was dredged first to 200 feet wide and 10 feet

deep, then to 300 feet wide and 15 feet deep and then to 22 feet deep with a
550 feet wide turning basin in 1934. The U.S. Congress authorized a depth

of 25 feet in 1935 and enlargements to the turning basin in 1954 but these

improvements were not completed because of a lack of complementary locally financed

improvements. These continuing channel improvements were justified by the
eight coal piers served@ in 19 00; the thirteen open pile piers and wharfs at the
head ofthe harbor (5 for coal and coke, two for fish and lobster, one for
lumber, two for miscellaneous goods), and the two Lynn Gas and Electric Co.

wharfs for coal and oil receipt that were in place in 1940. Lynn Harbor was

used to ship or, receive 478,000 tons of coal, lumber, sand, oil, etc. in 1911

and 310, 500 tons in 1945.

@6-

Changes in technology and regional economics in the early 20th century

helped cause the movem ent of the major part of the shoe industry out of
Lynn. First, the railroads (Lynn factories and wharfs had no rail spur
access) and later truck transportation offered lower shipping rates than

barge transport. Second, the change in energy use from coal to oil and
electricity helped free production from.the coastal waterway.
Increasing dependence on auto and truck transportation spurred

the construction of the Lynnway, with its associated filling of areas of tidal

flatlands and older wharf and pier areas on the inner harbor. The highway

and its associated low density strip commercial development with some

scattered industry further isolated the harbor from the more active residential

and commerical center of Lynn. These changes have contributed to the

present use and condition of the harbor . The major harbor activity today is
sport fishing and recreational boating. Except for an occasional sea barge

shipment by General Electric almost no commercial use of the harbor

resource occurs,

Today with a population of approximately 7 8, 000, Lynn is the

second largest city on he Massachusetts coast, It is a strong manufacturing
center (55 percent of the workforce is engaged in manufacturing) with total

payrolls exceeding those of comparably sized cities. Lynn in 1973 actually
had more jobs than the size of its work force (37,000 vs. 36,000), however,

in line with national trends of declining jobs in manufacturing and the general

decay of older cities, Lynn is losing approximately 400 manufacturing jobs

per year. These losses in the maufacturing sector evertually contribute to
declines in associated retail trade and wholesale sectors, compounded further
by the increased competition of regional shopping centers. The population has

been declining since 1950 with losses coming primarily from young families
with children. Those remaining in Lynn tend to be poorer and less employable
than their emmigrating counterparts. (Lynn has twice as many people on

public assistance as the state average and in 1973.1 the latest figures available,

unemployment ran twice the national average).***

-7-

John Brown Associates, Comprehensive Open Space and Recreation Plan,
Lynn, Massachusetts, February 1973, pp. 1-2.

House of Representatives, "Document No 568, 81st Congress, 2nd Session,"
U. S. Army Corps of Engineers report on Lynn Harbor, pp. 11-13

John Stetkar and Carl Cerco, Initial report Lynn Harbor 1976, May 1976,
page 1.

nn%V8

G.E.

Harbor
Filling
augus LYNN HARBOR
Iver

0 200 400 own
NORM

LONG -TERM GOALS FOR LYNN HARBOR DEVELOPMENT

1. Increase employment opportunity in the harbor area,
2. Increase the tax base and property tax return from harbor land

and water,

3. Increase recreational use and public awareness of the harbor
as a unique limited and underutilized resource.

PROBLEM STATEMENT

Urban waterfronts are in a constant state of transition. Changes in

land uses, land values, economic deman, transportation modes,

industrial technologies, as well as public values and desires all contribute

to the evolution of the waterfront. The challenge is not how to prevent or

enforce change but how to manage it in a manner which makes best use of

both natural and man-made waterfront resources to accommodate the diverse

and evolving needs of the community.
The approach to optimizing development cannot be stated simply. No
single public policy will provide the solution to all the problems that exist.

Similarly, no one group can cope with all the complex issues inolved; coopera-

tion among local organizations and government as well as with other levels of

government is necessary. Further, no one land use is adequate for the entire

waterfront. A balanced land use package incorporating industry, port facilities,

recreation, commercial, and residential uses can best take advantage of the

diverse characteristics of the waterfront.*

Therefore, given the current condition of the Lynn economy, the harbor

land use and the long-term goals for the harbor, what is the highest and best

economic mix of uses of the waterfront that also continues to preserve environ-

mental assets and opportunities for the future population? Furthermore, what is
the public policy that can control the implementation actions for this mix of

uses and guide elected officials in their day to day choices between conflicting

activities ?

*New England River Basins Commission, Urban Waters Special Stud , Skidmore
Owings and Merrill and others, January 1975, pp. 138, 139.

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4000 5000 6000
1000 2000 3000 7000 FEETi (;@9
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CONTOUR INTERVAL 10 FEET
LEVEL
DATUM IS MEAN SEA
DEPTH CURVES AND SOUNDINGS IN FEET-DATUM IS MEAN LOW WATER 2
SHORELINE SHOWN REPRESENTS THE APPROXIMATE LINE OF MEAN HIGH WATER
THE MEAN RANGE OF TIDE IS, AtP"O IMATELY U FEET 19761
71
7,

THE HARBOR TODAY

Lynn Harbor, a natural harbor, is ten miles by land and 14 miles by
sea northea st of Bo ston. It. i s three mile s long north and south, and 1 1/2
miles wide east and west, a large part of it being tidal flats exposed at low

water. It is protected from east and southeast storms by Nahant, and south-

west, west, northwest and northeast storms by the mainland.

There are three principal channels in Lynn Harbor. The western channel
into the Saugus River, 12 feet deep; the main Lynn federal channel on the

east leading to the inner harbor federal turning basin, approximately 19 to

22 feet deep; and the municipal channel, leading from the turning basin
westerly to the Gas and Electric Company, 22 feet deep , and beyond along
the filled New England Power Company property approximately 2, 000 feet, 12

to 15 feet deep. The U.S. Army Corps of Engineers is currently preparing an
updated survey of these channels, to be ready in October , 1976. Vessels
having a 7, 000 ton capacity, with drafts up to 2 6 feet, and length up to 3 7 5

feet have used the main channel without navigation difficulties.

There is an anchorage basin for yachts approximately 200 yards by
400 yards and 8 feet deep east of the turning basing, that contains municipal

moorings for 200 boats , supervised by the Lynn Harbormaster. The mean and
spring range of tide is 9. 0 and 10. 5 feet respectively.
The area of the harbor chosen as the focus for analysis and development
implementation is all upland area between highwater and the Lynnway, from the
General Edwards Bridge(over the Saugus River)north and east to the Nahant line.
Also included are all tidal flats and bottom areas from high water to the Lynn/

Nahant boundary line in the middle of the harbor. This study area has been

selected because of its potential- for development and because it roughly
correspords to the area that could become part of the future state coastal zone.
Although no official coastal zone has been defined for Lynn as yet, this study area

probably will overlap most of whatever final zone is established. Of the
7, 671,113 square feet (175.9 acres included in the study area, the City of Lynn
owns 760,158 square feet (10 percent) in the sewage pumping station and DPW
garage tract, the public landing tract and in several small unusable parcels
along the edge of the Lynnway.

-12-

The remaining 90 percent of the land is privately owned. Of the 1,937,760
square' feet (44.5 acres) of tidal flats on the land side of the Massachusetts
Harbor and Lan Commissioners line, the city owns 115,398 square feet
(6 percent), the remainder are privately owned but lie primarily within the
federal turning basin and yacht mooring basin areas. Between the Harbor
and Land Commi-ssioners line and the Lynn/Nahant town line in the middle
of the harbor lies another approximately 10 775,000 square feet (247 acres)

of tidal flats and bottom area that are owned by the Commonwealth but are

available. to the city through gift, purchase or eminent domain at any time
for the purpose,of abating sewage' nuisance. or improving the harbor.
(Section 4, Chapter 606, Acts of'1910).
The harbor area, as underutilized as it appears to be today, currently
provides Lynn With approximately $4. 6 M. :of assessed propertytax (after abate-
ments) income (10. 5 percent of Lynn's fiscal year 75-76 budget). In addition,

business that list their main office within the harbor area account for the

employment of approximately 2,200 people (approximately 6 percent of the total
Lynn jobs) and do about $76,500,000 in gross sales. Most of this income is
associated with the strip commercial development along the Lynnway.

Various public groups have searched for ways to improve Lynn's utiliza-

tion of its harbor resource since 1900, most not succeeding very well. Devel-

opment ideas have ranged from the creation of an ocean liner terminal to the

creation of an artificial island breakwater to,contain housing for several

thousand people, and multiple boat marinas. A-surrimary of numerous current

ideas is located in the initial M.I.T. report of May 1976 and M.I.T. memo

dated June 16, 1976 and attached as an addendum.
There has not been a void of ideas, only some difficulty finding ways
of implementing the ideas. What is critical now is a realistic look at the
market potential of development ideas matched with both the land resources
Lynn harbor can offer and the desires of the larger community. With these
elements Lynn can'determine what mix of uses best suits its future and a
strategy for implementati6n, of these uses that identifies specific programs,

funding sources and land use controls. With these elements positive develop-

ment can move forward.

P
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14

Vv 41

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View of parcel 50-tidal flats currently owned by city of Lynn and used by Lynnway Marine

14-

Public landing boat ramp- Old wharf on parcel 37
re taining wall

AM&- hmm@
77

#o
@il Mr:

Water edge parcel 64

g,
RSel

Saugus river end of New England Power Co property - from MDC fishing pier.

1*1 OR) moll 00) moll low)

SIR,

R*.
Old barge slip
(parcel 77)
being closed off by' fill

jIT

1,4

@At

Lynn Yacht Club floats

Boston Gas LNG tank

lop

@ T.-IN @--

Fishing next to
Lynn Yacht Club

low

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Fishing on gas plant wharf

- M:7

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WIN.-
Swimming off old wharf.
on parcel 37

-18-
HAR@OR DATA RASE

The following information is the beginning of a harbor data base for all
harbor properties. The harbor property data file lists the kind of information
that is being gathered for the data base. This data file is being put onto a
computer record in order to easily do multiple analysis of the information,
update the information or access any particular information needed for planning

or development proposals.

The map included is a Lynn Assessors map with current highwater shoreline

and existing structures drawn in. This map identifies each parcel of land with

a separate number even though for assessing purposes some numbers have been

combined into one assessors account number on the Harbor Survey pages. The
Harbor Survey pages following the map, although containing a few small errors,
do list parcel owners. The next computer run will correct errors, list informa-
tion in chronological parcel order, and identify each parcel number to eliminate

confu sion.

_19-
HARBOR PROPERTY DATA FILE Completion
1. Parcel number x

2. Account number x

3. Street-address x
4. Owner/addre s s x

5. Area of parcel x

6. Assessed land value x

7. Assessed total value x

8. Current assessed tax x

9. Abatement amount x

10. Abatement type (code) x
11. In tax title/land court x

12. Sales price at last title change

13. Date of last title change
14. Number of people employed on the parcel (site) x

by job type

15. Total sales volume x

16. Existing use of parcel by Standard Industrial Code x

17. Square footage of existing building
18. Construction/condition of existing building

19. Soil character or other description of parcel

20. Utilities on site

Possible Future Additions

1. building/land leases existance

2. tenant name

3. type of lease

4. value of lease

-20-

--------L-YNi'4i--MASS-ACHU-SET-T&---

HARBOR SURVEY

ACCT LAND **LOCATION** VALUE
PCL NO. OWNER AREA PL BLK LT SB TYP BUILDING LAND

25 000000 COMM. OF MASS. MDC
42 000000 COMM. OF MASS. MDC
-1-6-2-000" 0-Ck@4m--qF-AA-S,-S--MDC
183 000000 COMM. OF MASS. MDC
38 002159 AMERICAN OIL CO. 25251 14 749 25 00 C 31900 50500
-3-9-002-1-60-AMER
-1-C44--&IL-CG@95529--14-749-6,9--OO-L Z8660-
27 003575 HENRY J APR IL 15216 14 749 13 00 1 54340 22240
29 003600 HENRY J: APRIL 35244 IS 749 19 00 L 7700
--4-7--00-5040---WILL-1-A*-A7YL-WARD -1-68 54-2 448-50--.--
65 010240 BE-WS TIRE CO. INC. 19905 20 749.44 00 1 52860 19900
130 010520 GRACE 0. BERGSTROM 3 780 85 754 08 00 C 17620 47740
--9-7-0-1-4-7-7 3 00--75-2-02-00-1 498-93-
101 014775 60STON GAS CO. 00 752 12 00 1
iIS 021960 E.C. BLANCHARD CO.

173 OZ383B THOMAS CAPRI 40000 85 758 03 00 C 224880 4000D
174 023839 THOMASCAPRI 14000 85 758 04 00 L 14000
----1-75--&2-3841 -THZ)4A-S-CAP-RI --125464--85---758-05-OU-L 0------96,420-
95 024872 CASTLE REALTY CO. IN 41128 34 751 07 00 1 89230 59780
94 024873 CASTLE REALTY CO. IN 43637 34 751 13 00 1 2940 31350
i -:@q;4613-85-754-1a-00-4-- -2-59@60 0-
20 026893 CHRISTOPHER 42398 14 749 75 00 L 160 10220
18 0268.94 CHRISTOPHER 903 14 749 12 00 L 4920
,,----71----0-2-7-98-3-C-L--tF-FORLV-R-EAL-T-Y-T-RLfS--2-5551---20-74c@-50-00-L-@--
13 027984 LLOYD COFFIN JR. 106487 20 149 51 00 1 10760 30910
68 028647 LLOYD COFFIN JR. 14766 20 749 47 00 C 3750 51540

70 028649 LLOYD COFFIN JR. 26820 20 749 49 00 1 5110 25480
67 028650 LLOYD COFFIN JR. 6463 20 74946 00 L @6460.
6 a--0-28 E6-Z -- L- LOY O-C-0 F-F-IN-J R-- 41-9 0-2 0 -- 7 49- 42-0 a-L- 1-9-350-
69 023653 LLOYD COFFIN JR. 7427 20 749 48 00 1 7060
120 028778 HENRY A. COHEN 5000 18 585 18 00 2 24870 10000

46 039252 JOSEPH DELLA PORTA 12945 20 749 2B 00 LAS
52 039253 JOSEPH DELLA PORTA 15000 20 749 33 00 L 52310
-1-24-a4-15-55-DA-Vfa-,,4-.-DI-NNER--- -500-3-1-2-4-753-1-2 --00--(;----)-500--2ao0o-
041560 DAVID 4 1 24 753 13 00 1 2451.0 46780
123 - DINNER 1378'
121 041570 DAVID M. DINNER 1317 24 753 17 00 @L 1580
---122 04+580 E)AV-ID---.4 w-al-N-NE-R--12402-33-75-3 -1-4 -Oa---L--- - -"8780-
88 047378 EASTERN SMELTING 20268 34 751 04 00 1 101020 22430
89 047379 EASTERN SMELTING bq5@&O 34 751 05 00 C 42590
-1-1-59-20--9-3-t-20-
113 049890 F.J. REALTY TRUST 23557 24 753 04 00 1 -45760 56400
Ill 049399 F.J. REALTY TRUST 13096 24 753 02 00 L 39310

114 049902 F.J. REALTY TRUST 16705 33 753 05 00 L 20050
152 049903 F & M FAMILY TRUST ZOOOO 85 755 04 00 C 52950 2tOO0
168-@-0514t4O----FAL-1-0--RE4L--ESTAT-E----------SgelO -85-757-03-00--6- 1-9-5290-11-7-20-0-

LYNN,-MA S SACHUS E-T-T S------ -

HARBOR SURVEY

ACCT LAN0 **LaCAT ION** VALUE
PCL NO- OWNER AREA PL OLK LT SB TYP BUILDING LAND
1-68 05144 FANG REOkt: ESf*T-E 45- T" 0+ % F- i9sp9a K4299
135 054363 'FORD LEASING 20001 85 754 03 00 C 309760 98600
1-3-1---054-364--+ORD-L-E-A-Sli*4G -1-52 0-3-6 5 -7-5"5-00-- L 2 8-70-L 8-2-40--
39463 85 754 12 00 L 47360
142 054366 FORD LEASING
14l 054367 FORD LEASING 20000 85 754 13 00 L .161D 24000
140----054-368--FGRD--LE-A-S-1-NG- 20000-8-5-754-14-00- L -j-6p,)----24G00
139 054369 FORD LEASING 20000 85 754 15 00 L 1190 24000
132 054370 FORD LEASING 3693 85 754 07 00 L 700 4430
---goao-85-754-02-00 L
13 4-0-5 43-7 2 -f ORD-L-E*5 IN G 12660
138 054373 FORD LEASING 10550 85 754 06 00 L
150 056168 BERNICE FRISCH 6013 85 755 02 00 L 18690
--33oa4--85-7-55-0,3-00- -2-7040--39-7aO---
85 056180 BERNICE FRISCH 9129 34 751 01 00 C 17640 38440
44 060985 GLADYS REALTY TRUST 51166 20 749 29 00 L 16380
0G0-GL-AD-Y-S-RE-AL+Y-4R-U-ST 2740-18-2-0-749-32-00-L 98400-
107 091030 CITY OF LYNN @3q2,035-7400- --9a-2-kT 06 0# -1- 8:0-80
66 091679 RICHARD GLEN REALTY 8557 20 749 43 00 C @106910 31750
58--.0-944-1-5--SAAUE-L-L-1-5,SA,C-K----5865--20-749-38-00-C---1-9690--148-kG-
57 094-940 LLOYD ASSOCIATES INC 73600 20 749 36 00 C 218300 133530
4 094945 LLOYD ASSOCIATES INC 357307 20 749 37 00 L 56850
056
-54--0914446--L-L-GYD--A-S-SOG-+A-T-E-&-l-NC -11-9-00-2 0-7 49-35--OU--L- 256,30-
53 094947 LLOYD ASSOCIATES INC 10700 20 749 34 00 L 37570
165 095365 SALVATORE LOMBARDO 78320 85 757 05 00 C 194880 ILT480
1-7-c)--097-3-5G---L-YW-Bi3WL-1-NG-TRLkS T-----l 471@-5-7---85--760-04-0(@--C---L-4-1-130--l-33-160
181 097351 LYNN CANTON REALTY 241998 85 760 06 00 C 804-440 242000.
180 097365 LYNN DISCOUNT REALTY 171640 85 760 05 00 C 439190 171640
jL6-7---G97--5a7-L-YI14N-M-UNI-T-MAN ---3837--85-757--0-2-00- L 5-20-
55390 280000
176 097539 LYNN OPEN AIR THEATR 280000 85 759 02 00 C
1 T7 097541 LYNN OPEN AIR THEATR 13578 85 759 OL 00 L 860 25520
-2--3---09-7-9-7-0-L-Y-Nt+-Y-kC-++T-C-L-UB 3 k-5-79-14-749-1-6-00-C -3-1-000------44320-
22 097971 ' LYNN, YACHT CLUB 102533 14 749 17 00 1 11500 23070
166 097983 LYNNWAY REALTY TRUST 5807 85 757 01 00 C 18570
3-2--09@-7-9@85-L-Yt4"A-Y-T-eWE-RS--l-R-US-T--4645-2-L-4-7-49--22-OD--L - 2-3-7-0-
6 097986 LYNNWAY TOWERS TRUST 18580 L4 749 04 00 C 31530 4645.0
097987 LYNNWAY TOWERS TRUST 3222 IS 749 08 00 L 6440
--L--047")8-8---L-Ys+4WA-Y--T-OWE-R-5-TRtJS-T--33065-18--749--01---OD-L--- 66-1-30--
[4,15 097989 LYNNWAY TOWERS TRUST 41842 I-rt 749 89 00 L 10260
if,, 9 097990 LYNNWAY TOWERS TRUST 37730 -14 749 8a 00 L 9010
--4- 2 --G9-7-9 9 1-- L-Y NNW A-Y- TG'v+E-R-S----T RUST -999-25-14-749-85-Oa-L --
4330
12 097992 LYNNWAY TOWERS TRUST 8688 18 749 06 00 L 21720
11 097993 LYNNWAY TOWERS TRUST 3000 18 749 07 00 L 6000
- -*#O*r- - +W -T4V--04@ 4&-t-- --440@-
7,8 097994 LYNNWAY TOWERS TRUST 25580 14 749 87 00 L 6160
S,4 097995 LYNNWAY TOWERS TRUST 121227 14 749 86 00 L 29300
37---097996---THE-L-YNNWAY-TRUST-----30749---14 -749- 24
36 097997 THE LYNNWAY TRUST 47160 14 749 70 00 L 9430
40 097998 THE LYNNWAY TRUST 21053 14 749 68 00 L 4210
41----097999-THE-LYNNWAY-TRUIT ------311911 --20 -744-26, 00--L--- --3500-

-22-

HARBOR SURVEY

ACCT LAND **LOCATION** VALUE
?CL. NO. OWNER AREA PL BLK LT SB TYP BUILDING LAND

j
-)33 098000 LYNNWAY TOWERS TRUST 749 21 00 L
q 636 14 100
13 0-G1--L-Y-N4WAY-T-O-WE-R-S,-T-R U 'T .6 -9 9-14-7-44-2 0-00--L- 124-20
145 MASS. ELECTRIC CO. -33 752 04 00 1 1719950 171995
-1 -"98
6 10 3 0
53 113380 JAMES S. MUNRO 59463 85 755 05 00 1 205000 71360
'5
12 _I 158OL-NEW-f NGL-ANL--POWER-CO 45859-8-5-7-5-2-1-0- -00-L- 83760-
155 115802 NEW ENGLAND POWER CO 129841 85 752 09 00 L 38950
126 115803 NEW ENGLAND POWER CO L682844 85 752 11 00 L 504850
2 7-1-158 0 4 . NEW-EN&L-AN&-PGWE-R-CO -1-1-1-746 85-7-52-08-00-L- 33 5-20
78 118115 K)o, AMF-aICAN PftiL'(@lp 208075 20 749 57 00 1 3199140 104040
7 7 118116 NO, AAlfEF4cAt0 fltlL4-jt- 553163 20 749 53 00 L 55360
80-1-l-&1-1-7--NG"MER-1-GAN@-P-t+I-L-L-1-P 84-34-2-0-749-5Z--00 1 -7 240 ------ -93-5-1-0-
81 118118 NO. AMERICAN PHILLIP 20675 20 749 54 00 1 47790 29210
8Z 118119 NO. AMERICAN PHILLIP 20167 20 749 55 00 1 48100 29210
-83---l-18-1-2G-NO,kMER-tG@Ai'4-PI+I-L--64P---2080-IL--2G---7-49-56-00-I 452-3a-----29-3-20
84 IL8121 NO. AMERICAN PHILLIP 140319. 34 750 01 03 1 716680 12974
26 128160 MICHAEL POMAKIS 1466 14 749 15 00 L 1000
--8-1-990 -24-000-
L44 137841 ROSE MARY TRUST 20000 85 755 08 00 C 179120 24000
143 .137846 ROSE MARY TRUST 19463 85 755 07 00 L 1610 23360
1-1-5-14842 9- P,610@9P@ 4 46@6- 6-9, i@!AO
116 138834 RUBBER.& PLASTIC,CO- 12131 24.753 09 00 L :1530 31930
161 142067 PAUL SCANGAS 5478 85 756 02 00 L 18060
1--70--142.9-05--@E-A--C-RES-T-C-*DD-l-LAG -1--77-012- -8 5-75 8-06-00 --+ ---5-5-7-60-"3650-
ilO 143187 NORA L. SEGALL 12159 24 753 01 00 C 5940 43270
34 143195 NORA A. SEGALL 29838 14 749 23 00 L 27030
-3@5-14-319-7-140RA-Ar-SEGAL--L-----36366--14--749-7-L-00-- -IG9-1-G-
67, 8 6 147855 DAVID SMITH CO. 55yf7i id;*" a* 7--%L a3 99 1. a96:?!G 44Vt-W
147 149127 MILTON'SOLOAAN 7876 85 755 11 00 L 9450
149"8---M I-L-T-ON-SOLOM4iN---20000--85-755-LO-00 1: 24000-
60 152277 BENJAMINE STONE 11883 20 749 40 00 1 25660 25790
61 152278 eEK)JAiMWE 570@3F- 1520 20 749 41 00 L 1520
-1-6-16-1-7-7-1:----V&LUNT-E-E-R-'fA-Cli:f
17 161772 VOLUNTEER YACHT CLUB 34770 14 749 90 00 L 10430
165 164548 WEST LYNN CREAMERY 29Z4 85 756 05 00 L 3510
i-59-164544-WE-S-T L NN-CREAME-R-Y-----31-56-7 ------ 85r--756--<)q--Oa--C--@-@-24760----47350-
162 164550 WEST LYNN CREAMERY 20U92 85 756 10 00 C 30140
164 164551 WEST LYNN CREAMERY 44382 85 756 04 00 C 154080 66570
i-58----k64552--WES-T-L-Y-NN-r-RE-A-ME-R-Y--180-1@-9--85--756-08--OO-C- 2 1- &2 0-
156 164553 WEST LYNN CREAMERY 46738 a5 756 06 00 L 31880 56090
157 164558 WEST LYNN CREAMERY 431@14
I- L-7- --l-6 8 6 6 8 --A N Nk -Y A Ra W S K- 1-- ---7 5 2-2- -2 4-7 5 3- -1: 0-- 0-0-- C- 28-140-23400-
43 L69660 ZIGELBAUM TRUST 63,499 14 749 67 00 L 12700
50 900890
----IaB--9Oa990-C-1-TY--OF--L-Yi'iN
92 901110 CITY 4?
133- 901300 CITY 5'1

.,.------LYNN,-MASSACHUSETTS,--

H A R 8.0A SURVEY

ACC T LAND **LOCATION** VALUE
PCL -NO. OWNER AREA PL BLK LT SB TYP BUILDING LAND

160 902370 CITY
16-3-90 2 66G-C-I-TY-0F-L-YNN-
136 902730 C I TY
149 902740 CITY 5' V(p
I @ 7 -2 - - 9 0 2- 7 5 0t Y N N- W AY - R E- A L-T- Y- -R US -T- - -AD! 7-
171 902760 -CITY

_24-

HARBOR DEVELOPMENT INFORMATION BASE

An important step in the assessment of development opportunity for
Lynn Harbor is the gathering of relevant information about the land utiliza-

tion and economics of potential development options. Only with such basic
information will it be possible to analyze the fit between existing land and
community resources and what resources these types of developments demand.
The second important part of the relevant information are market demand analyses.

The combination of both of these information areas will enable the evaluation

of, first, what development directions are feasible from a land-space perspective
and second, what options out of that group are feasible from a current and
future market demand perspective. To this group of options can then be
applied community values and desires for specific types of development or

public use.

Of the entire range of development options and land uses, there must

be some focus for analysis. One method of guiding the choice of waterfront
uses to be analyzed is a hierarchy derived from the fundamental relationship

between use and water. This priority list comes from the New England River

Basins Commission's Urban Waters Special Study, prepared by Skidmore,
Owings, and Merrill and others in 1975.

1. Water-dependent UsBs; uses which require direct land-water interface.
� port facilities and shipping
� fishing, fish processing, boat yards, etc.

� public access for water related recreation

� irreplaceable freshwater and estuarine salt marshes, flood

plains and wildlife refuges.
2. Water-using Uses: uses which require large volumes of water for
industrial purposes or which make some use of water t ransportation
but do not require direct waterfront interface

. port storage of bulk fuel such as oil and gas

. energy plants

. sewage treatment plants
. industry receiving or exporting material via water transportation

-25-

3. Complementary Uses: uses which draw on and positively influence

urban waterfront quality and may be planned so as not to conflict

with water dependent uses

. commerical activities - fish markets, restaurants, retail stores

. housing, if it provides or improves public access to and along

the water's edge

. scenic viewpoints and recreational open space

education oriented institutions

transportation that services higher priority uses
4. Low Priority Uses,: uses that neither require nor complement water
dependent uses and whose effect on scarce waterfront resources

is neutral or detrimental. Their waterfront location has been

determined by non-water-related economic factors such as good
transportation and site access, cheap land, etc.

� non-conforming Industry and commercial uses such as

automative sales lots, gasoline stations, junk yards

� general store facilities

. railroads or expressways that isolate large stretches of

urban water frontage

For Lynn, development options chosen for analysis are primarily

from the water -dependent use category and the complementary use category.
Of water dependent uses minor port and shipping facilities related to offshore
oil development, commercial fishing, fish processing and recreation marinas

have been chosen to be explored. The water-using category does not offer
much fertile ground for analysis because these uses already have large land

holdings on the waterfront. However, general industrial waterfront requirements

for General Electric, Boston Gas, New England Power Co. , and any other

existing industry should be documented. In the complementary

use category, housing, motels and restaurants are to be analyzed. Of these
development options a report is complete on port facilities related to offshore
oil development, recreation marinas, and housing development (See appendix
information). Considerable information has been collected on the other areas

26-

but is not in report form yet. Market analyses on these selected options should
also be begun as soon as possible.

-27-

E)CISTING HARBOR USE

The following summary d'escr iptions of activities in the ha rbor study

area are not meant to be exhaustive of all harbor uses. Instead these summaries

attempt to begin the documentation of major uses in the harbor and only represent
those uses about which some iriformatiom'ha-s,-been gathered. Remaining to be

documented is information about existing active industry on the harbor, major
strip commercial operations 'and additional information on.list6d activities.
In addition to existing activities,. fu ture plans and potentials are noted for
particular parcels if known and if-they aid in understanding the current harbor

condition.

4v 7-

-4

-c.ea
hores
drive

jX
Q tl .71
ce

"'k Z,

44
Ak',,t In, Nx

_28-

#1 OCEAN SHORES DRIVE (parcelz#1-15) 7 Owned by Lynnway Towers Tni,.st

This multifamily housing development has had a difficult history.
Originally proposed in 1968 as 2L.'s-tories of condominium units with adjacent
townhouses enclosi@ '-shopping area eic.., it has been redesigned several
times. In'197l.it.was three@ to, !@Tpp@ 15, storie.s each over three levels of
parking garage, later that same year two towers of 20 stories each. In 1972
it- became a one building concept starting at 15 stories and ending at present

with 10 sto
rie s of apartment, -units. A marina of about 100 to 200 boat. slips
or shared marina'space with the Volunteer Yacht Club has always been considered
f the development. Favorable real estate 'a I
as a, -later part o financi -analyses
were completed in 1973.and 1974.
Construction was started'ih 19 7 5 but halted when- permanent financing
became unobtainable. The: current project is for 9 flo6rs of 1, 2, and 3 bed-
IV room apartments, @'(20 units.,r_perfl.oor 180 units total) and one,ground floor 'of
leasable office space, (approximately 20, 000 square feet). The units have full
Ilk amenities arld"a swimrhing@pool is'planned. Surface parking for approximately
300 cars'is planned. Architects are *De,sign- Alliance of [email protected] The project
has received city permit approvals but no final. review from state overview
offices such as coastal zone management. Developers are currently finalizing
THA 221 (d) -(4) Mortgage insurance (not rent subsidy) program approvals which
they: hope will make financing, available to them thi s' fall, 19 7 6. Potential
eighteen month construction period could begin in. spring -1977. Projected
-market rate rents are in the range' of, $250 for an efficiency apartment to
$550 for a three bedroom apartment.

Aw.

-roe

j
4N
"@AA-@
Vol
Mynn
unteer

yacht
c
lubs

?
-Yom, - @7
zg@ i

Isk

-29-

VOLUNTEER YACHT CLUB (Parcels 16,17) owned by the Club

One Of two, private yacht clubs in the harbor. club has no
permanent slips but instead rents,. approximately 28 tie ups on its floats on
a nightly basis of $2.00 each. . Members operate principally power craft,
95+% @there are only 6-@ sail`_b@8a'ts-t'6ta"l), of4h average length of 28 feet
to 3 6 feet long although there are one o' r two 50 foot boats as well. Mooring

for these craft occurs at mooring hook-ups in the water over the 92,227 square
feet of:tidal flats (parcel 16) owned by the club. There is no charge for these
moorings. Shore facilities include a winch house and rollers for boat removal,

'a clubhouse and bar. There are no boat-repair facilities and rib food facilities.

The site i s also used for.open boat storage during the winter.

AW,
LYNN YACHT CLUB (Parcels 24, 21,, 22-, @3) owned by the Club

The Lynn Yacht Club is the otherprivate yacht club in Lynn Harbor.
The club maintains approximately 90's'lips which- are occupied principally by
powered craft in the 2 0.' to 50'.category. Dockside gasoline is available.
Shoreside facilities. include a clubhouse and the -site is used for open
boat storage during winter months.

_. 4-4,

*Ik

AIP

Aft,

lynnway
marine

-30.,

T
LYNNWAY MARINE (parcels 46, 51, 52, 44:, 45,.49, 48) --Owned-by
HE
Joseph Della Porta and Gladys Realty Tru st

The Lynhway Marine is locatedbn"alar'gie-man-made peninsula. rhe
land mass of the peninsula extends frotn'the..Lynnway to the. vicinity of the fed-
milk., eral turning basin, All together the total land area-of the peninsula is about,

five acres.

Creation of the peninsula by filling began in the late 1960' s. It i s not
believed that the fill material has been of high quality. The fill has a history

of an internal combustion fire.

4
The. peninsula occupies a pivotal central location in the northern end

of Lynn Harbor. Becuase Of the land visually dominates the harbor
its size,
for several hundied feet to the north and south. The land ma@s is also the

Awl
last link between the recreationally oriented northern end of the Harbor and
the industrially oriented central and southern regions.

At present, the' eninsula is only lightly developed with two small
p
M
buildings and a boat hoist. Much of the land is allocated for parking space
during the'boating season and open storage during the off-season.
The marina has 73 slips Which are. rerli6d for pleasure boats, party
boats and professional fishing boats'. The docks are partially located on
municipally owned water flats which border the peninsula on the west..
No charge is currently levied, for'the use of this municipal property by the-

Lynnway Marine.,
The East-West Trading Company, a small tuna processing and trans-
portation firm,js also,lo,6ated on the peninsula.
Future plans include in'
4 vestigation of increasing commercial use of
these parcels.

Aw
414

VII

-----------------
VI

kw
P6.

-31-

-PARCEL 72 owned by'Clifford Realty Trust

-in a v ry prime
Parcel 72 is avacant 96,150 square foot,(2.21 acre) parcel _e
location in the harbor. This parcel was originally'a lumber pier before being filled in
(with solidlill) sinc6 1970 Currently the site is.,used for storage of granite
lx@
and concrete chunks. The site lacks good access to the Lynnway, however if

parcels between parcel and the Lynnway were acquired not only would good
access be obtained but the total acreage would be increased to 3.92 acres and

the site could becom.el..industrially.u sable.
The. site is unique because its: narrow water edge boarders almost directly
on the federal. turning basin'@creating enormous potential for the dock or wharf
facilities required._by,a-water dependent industry. In addition, the site, along
with the Lynnway Marine site (parcel .48, 51), creates almost a natural protected
small boat marina harbor out of tidal flat parcels 63 and 55. Were these flats
dredged some, parcel 72 could become' the land base for a significant marina

development.
Parcel 72 is a prime developable site-@.: not to be overlooked.

4w,

41,

li-b

PU BLIC LANDING (Parcels 91-93) owned by the City of Lynn

These parcels taken by eminent domain In October 1971, provide the
only direct public acces-s to. the harbor in Lynn (There i's an MDC asphalt
boat ramp in Nahant on the north end of the,harbor .and a small, poorly maintained
public park and beach. on the- Saugus River,at the "Little River" inlet.) Parcel 92

has been filled substantially with solid fill to lift it above high water. The

site currently contains a'bituminous 30' x 135' boat launching' ramp, six an
chored floats,, for. boat tie up and open space for parking, A stone dike is
being. constructed along the water edge,of the property. There is -between
200 and 300 feet of water directly in front of this property that is between 16

to 20 feet deep at mean low water.
Future plans for the 92.,410 square feet (2. 12 acres) of upland include a
small'municipal marine service building,a*n'd increased boat/auto parking.
However the site location on a city street within place services, in close

proximity to 4. 89 acres of vacant urban renewal land across the Lynnway,
and with deep water adjacent, creates the potential for a more intense com-
mercial use of the site -than is.currently planned. Even with an increased
level, of development, public recreation boating access should be maintained.
The detailed feasibility of a municipal wharf or pier across the front-,
of this. property should -be investigated. Whether the first. part of a larger
arf and pier development in the harbor or complete
long term master plan for wha
-unto itself,awharf o this public, propert could help generate development
n, y
activity and provide for a now nonexistant resource,in the harbor.,

7ZV

iL,

-16it

14.

4p Z.,,

ima
rn,
ter

..........

BOSTON GAS (Parcels 97 98, 101) owned by Boston Gas

This property is used primarily for the storage of vaporized natural.'
gas and;the manufacture and storage of liqu'ified natural gas. Vaporized

natural gas is.stored in two large,low pressure "gas holder" tanks visible
from the Lynnway one at 5 mA1164ni cubic fe@et'-6Zd one at 2 million cubic
feet. These tanks are supplied by,pipelines from the Boston Gas distribution

system.
Liquified natural gas is stored in a,,:290,000 bbl. white tank near the
water. This tank is supplied *either from On-site manufacture of LNG or by
tanker trucks (11, 000 gal type) in the approximate frequency range of 300 to
400 trucks per-heating season or 2 to 5 per day de ending on gas demands.
P

Buildings on the site include a control and compressor building. and

AM
the site supports, seven full time'employees.
All
-The major harbor facility on the site is a 40 foot wide by 52 5 foot long'

timber wharf with a 6 to 8 inch concrete bearing surface on top. -This wharf
was used originally@ forthe. delivery of coal and,oil by -375, foot long and 7,000 ton.
capacity ship-,, to the, former Lynn Gas and-Electric plant -(used as fuel in
the pro'duct.ionof 'electricity). The municipal channel was dredged to 26 feet.
d.eep.along,Pidle this wharf to provide a slip for ship berthing.. The wharf
originally carried two movable electric cranes'. -Because of energy changes
and the construction,of the LNG tank and earth dike the wharf is no -longer
commercially used, but@is@ kept open for public fishing.

Air

ngland
-power-ca.
LN

- - - - - - - - - - - - - - - -

-34-

NEW ENGLAND POWER COMPANY (Parcels 125,126,127)

The existing use of thi.s 2,740,449 square foot (62.9 acre) tract is,
limited to city sanitary land fill (now about thirty feet above surrounding
-developed public recreation area (underneath
land elevations) and a semi
power transmission lines) along the timber bulkhead from the Lynnway to
about 1400 feet north of the MDC fishing pier toward the inner harbor. This
land was purchased from the city in 1960 for $100,000 and $700 in lieu of
1960 taxes, for the purpose of constructing a $40 million power plant on the
site in the "indefinite future" (5 to 15 years). A waterfront location was
� required to provide for coal and oil delivery by barge. 1 All of this proprety
was originally created by@ filling tidal flats to create industrial development

land in 1927.

The New England Power Co. built the proposed power plant in Salem
instead of Lynn. They are holding this land as future power system expansion
land, and have no desire to sell the land for any purpose, although they are
willing to have it used on a temporary interim basis (hence the city land fill).
If they were to build an expansion power facility in Lynn (the. decision is
dependent upon already proposed regional nuclear plants elsewhere, energy
demand growth, etc.),they could be thinking of a fossil fuel (gas and oil)
4*1
generating plant, no earlier than the late 1980s. This type of facility could
A IF
'have its fuel delivered by pipeline from Salem or Boston or by 60,000 barrel
capacity ocean barges or tankers, and would be sited on the existing city
land fill area generally.
The public recreation area along the bulkhead (parking areas, picnic
tables, bar-b-q grates, portable toilets) is used primarily for fishing, for
Ao-
access to the MDC fishing pier, and for access to the tidal flats below for
shellfish gathering. The MDC reported a 1974 attendance in the whole
.jaw-
area of 65,600 people. The area is only rough graded (to prevent high speed
auto games) and minimally maintained (because of the high vandalism of
picnic tables and toilets, junked cars, etc.). New England Power Company

IRichard Vitali, Lynn Harbor Study 1971, p. 82

-35-
generally tries to create recreation areas beneath its transmission lines and

believes this multi use is positive. They have also been approached by the
Metropolitan Area Planning Council about upgrading this Lynn area into a

model" recreation area with board walk, concession stands, landscaping

improved parking, etc. What is necessary for improved mainteance or

improved development of this area, however, would be increased city police
surveillance and patrol of the area.

The bulkhead is in good condition generally with the exception of one

small rotted area causing sea erosion of the fill area behind it.

109

n"We

rl
C,

G. E.

Existing
Structures
Saugus LYNN HARBOR
River
0 200 400 Wo
NofrrH

-37-

-38-

Addendum 41
-39-

OVERALL WORK PROGRAM

A. Establish harbor data base

Objective: Centrally locate descriptive harbor information

as an aid to development evaluation, plan making,

decision making, and public participation.

Description: Review of existing situation to show implications

and constraints

Major tasks: 1. Computerize all harbor land and use information
2. Land use survey and map of building conditions
3. Completion of ownership, assessment and tax

information

4. Listing of recent land sales in harbor area

5. Survey of vacant leaseable space on harbor
6. Construct base map (1"=200' and I"=50')
7. Acquire aerial photograph of area (1"=200')

8. Complete a slide show description of existing

use of harbor and general potentials.

B. Establish development information base
Obj ective: Research information needed for plan making, development
evaluation, decision making and public participation.

Information also needed for evaluation of impacts of future

uses and to determine a desireable mix of uses for the

present and the future.

Description: Basic information on land utilization and economics

of possible harbor uses

Major tasks: 1. Complete information working papers on the following

subjects:

a. On shore development related to offshore oil
and gas development. (completed)
b. Recreation boating marinas (completed)
c. Harbor housing development (completed)
d. Fish processing industry
e. Commercial fishing/shellfishing

-40-

f. Commercial Uses - Motel s/Re stau rants

g. Industrial requirerre nts (G. E. , N. E. Power Co.
Gas Utility, etc.)

2. Complete market demand studies for specific uses such as

a marina

3. Complete associated information gathering

i.e. dredging requirements, limitations, processes;

public pier facility requirements and permit process.

4. Initiate water depth and water quality survey

C. Expansion of public participation in harbor zone development

Obj ective: I . To solicit broad public support for harbor

development programs

2. To aid elected officials in surfacing community

attitudes and priorities for development
3. To re-establish community identity with and pride

in the harbor

4. To structure a dialogue among citizens, business-

men , civic organizations and elected representa-

tives in order to develop consensus around the

approval or implementation of specific harbor

proposals

5. To keep residents and businessmen informed about

what is proposed for the harbor.

Description Participation can be structured through an existing
city department or through a more independent
Harbor Development Committee/Task Force
appointed by the mayor or council under the
Sponsorship of the Planning Dept, Industrial

Commission, Port Authority, Community Develop-

ment Dept, or even the Chamber of Commerce.

41-

Major tasks: 1. Organize extensive media coverage of harbor

activities

2. Organize a harbor development workshop attended
by land owners, businessmen, citizens, city
officials, etc. to begin a continuing dialogue

about the harbor's future

3. Organize an on-going public forum (possibly the
city council mtg.) to inform the general community

about harbor development efforts and to invite

community interaction with the development

process

4. Utilize school programs and projects to focus

attention on the harbor eg. video tape reports,
slide shows, pollution impact projects, harbor

histories, sea life reports, clean-up campaigns,
and a marine sciences program in the vocational

high school.

Solicit MIT Sea Grant cooperation for these programs
5. Hold small information meetings with interested

citizens groups.

D. Synthesize harbor data and information papers into development policy

Objective: Develop a short range and long range city policy toward
harbor development that can guide present actions and
decisions and can help evaluate future proposals.
Description: Analyze the fit between Lynn harbor resources/
constraints and development requirements/ ,

opportunities. The following elements are useful

in analyzing this fit:
issues raised by community participation

predicted needs for activities and space
from information papers

intrinsic suitabilities of harbor land

value criteria for selection of uses

-42-

physical concepts possible based
on the above elements

major tasks: 1. Information gathering and discussion through

some form of participation

2. Technical analysis of detailed information

3. Testing conclusion of technical analyses with
community groups and elected officials

4. Combining technical analysis and concept formation

with community issues and values into recognized

public policy

E. Short range implementation of improvement and development ideas
Obi ective: To improve the immediate visual image of the harbor

for both resident and potential developer

Description: 1. Get white Boston Gas tank painted with appropriate
harbor symbol

2. Get improvements in New England Power Co. park area

near MDO pier

3. Get an interum undeveloped public park established

grass area with picnic benches and boat pennants at

north end of harbor

4. Get developers to put up attractive signs announcing
their proposed improvements

Major tasks: 1. Movie of views of gas tank

2. Negotiations with Lynn police dept. to help

patrol park area near MDC pier
3. Sponsor local contest to develop harbor symbol
4. Negotiations with owners of unused overgrown

land for temporary park, negotiation with neighborhood

park department

5. Negotiations with known developers

-43 w-

F. Long range implementation of development policy

Obj ective: To increase the number of jobs and property tax
income from the harbor area. To realize the potential

harbor as a unique limited resource and use it as a

stepping stone in the revitalization of downtown Lynn.

Description: Coordinate the programming, design and construction

of public projects. Seek out and coordinate the work
of selected private developers

Major tasks:

1. Illustrative schematic concepts of development - eg.

development prospectus.

2. Define and implement development controls - eg.

harbor district zoning, special bonuses, bulk and

view controls.

3. Define specific programs for action -

eg. campaign to attract the oil industry,

promotional package for Lynn in general

4. Seek project funding - eg. bonuses to private

developers in exchange for public amenities,
federal program grant applications, state

appropriations.
5. Negotiations with private developers

6. Improving communication channels with state and

regional agencies

Addendum #2 _44-

ANNOTATED BILIOGRAPHY

1. Amsler and Hagenah, Architects, "Design Studies and Development
Plan for Downtown Lynn," July 1974.
Maps, plans, sketches and an accompanying report analyzing down-

town Lynn and fringe areas such as the north end of the harbor.

Contains detailed plans for new Union Street Walkway Mall and
concepts for transportation center, shopping mall and harbor

development. Sees downtown and harbor development as stimulus

for shoe loft building area development.

2. Brown, John and Associates, "Comprehensive Open Spa ce and

Recreation Plan;'
Lynn, Mass. Feb. 1973.
Includes a history of Lynn, history of recreation and parks, people and
economy; inventory of existing recreation conditions; community survey

of recreation needs; alternative open space concepts and a ten year
program of implementation. One major finding concludes that water-

based activities are the most popular forms of recreation for Lynn

residents, and should be expanded.

3. Commonwealth of Massachusetts, "Preliminary and Final Reports of the
Commission of the Investigation of Lynn Harbor", 1913. (Lynn Dept. of
Public Works)

4. Department of Community Development, "Lynn, Mass. Commercial
Survey," 1976.
Dunn and Bradstreet data categorizes all commercial activity into

Standard Industrial Code groups and gives address, chief executive,
year started, total employment, and gross sales for each firm.
Shows that commercial activity in the harbor area (the water to the
Lynnway) employs about 2,200 people and has about $76,500,000

in gross sales.

5. Department of Community Development, "Polk Survey 1974-75".
Updated census information by census tract-on population (77,892 total)
household composition, residential structures, vacancy, vacant commer-
cial units.

-45-

6. Gladstone Associates, "Development Potentials for Downtown Lynn,
Mass. 1975-1990," July 1974, '
A market study which includes future development potentials and issues,

current market conditions, and demographic and economic conditions.

Notes in its conclusions that an extensive waterfront can "serve as the

locus of residential and recreation development" and offers market

potential for Lynn's self renewal

7. Housser, Blake F. 'Report to the Subcommittee of the Shelburne
Industrial Commission on a Proposed Ferry Service between Shelburne
N.S. and Lynn, Mass.," March 1976.
Reports a market for ferry service from Shelburne, indicating the

potential of 54. 8 trucks and 1, 023, 000 lbs of volume per week based

on a survey of potential ferry service users.
8. Lynn Plannin g Department, " Economic Base Study", Nov. 1973.

Reports the economic characteristics of the population, and describes
and compares the retailing, selected services, wholesale trade,
manufacturing and other employment sectors to the state and surrounding

communities over a 20 year period 1950-1970. Outlines 4 major economic

goals:

1 - create new manufacturing jobs to replace the 400 lost annually.

2 - create jobs especially for service workers, clerical workers and
construction workers who leave Lynn to work (large scale multi block
commercial development)
3 - recapture sales dollars through construction of modern facilities in

downtown

4 - specific action housing programs are required to maintain housing stock.

9. Lynn Planning Department, "Housing Study" January 1975.

Reports current housing supply, conditions, financial considerations and

area considerations.

10. Lynn Planning Department, "Monthly Survey of Available Industrial Property;'

July 19 7 5.

Complete description of available properties land and building space,
including access, utilities, zoning, owner/contact, construction, age
and other general description.

-46-

11. Lynn Planning Department, "Population Study", January 1975.
Includes general characteristics, distribution and density, population
projection, and area migration. Concludes that the population decline
,of the past 25 years will stabilize and growth will resume when Lynn
is,able to offer a firm economic base and healthy municipal services.

12. Lynn Planning Department, "Social Characteristics", March 1975.
Includes descriptional statistics of public assistance, family income,
unemployment, elderly population, black population, alcholism, drug
abuse, juvenile delinquency, crime , and mental health. Also includes

a compilation of agencies providing social services.

13. New England River Basins Commission, Southeastern New En2land Study

of Water and Related Land Resources, Urban Waters Special Stud

Prepared by Skidmore Owings and Merrill, January, 1975.

Completed as a part of Southeastern New England comprehensive planningi

this study focuses on several cities and towns in order to analyze the physi-
ca'l, economic, ecological, legal and institutional.issues related to urban
waterfronts in the Southeastern region. Makes planning and management

recommendations.

14. Massachusetts Profile of Lynn, Monograph.
Summary information and statistics (somewhat out of date) on housing,

population, economic base, employment, municipal finance, transportation,

utilities, and, general information.

15. "Town Meeting 76", June 1975

Report of an all day bicentennial town meeting, including recommendations

for action in areas of economics, politics and culture. Mentions the need
to encou rage middle and upper income people to live in Lynn and the need

to resurrect the harbor and beach areas, the need to encourage businessmen

to build in Lynn.

16. Raytheon Company "Lynn Hydrothermal Survey - Final Report", December 1972.
(Submitted to New England Electric Co.) '
Description of techniques and results of current and temperature monitoring..
^hydrographic profiles, bathymetric measurements and profile of harbor
bottom and tide/wind measurements in the harbor area.

47-

17. Raytheon Company, "New England Electric, Lynn Harbor - Nahant Bay

Ecological Survey, Annual Report" December 1970-December 1971.

Summarizes the physical, chemical, and biological results of tests in

harbor area.

18. Raytheon Company, "New England Electric, Lynn Harbor - Nahant Bay

Ecological Survey, Annual Report, '1@ January 1972-December 1972

19. Richard Vitali, "Lynn Harbor Study" 1971

A chronological history of the harbor through three major phases -

development, major port and decline. Includes important information on

colonial grants, legal ownership, congressional acts, harbor commissioners,
filling, Lynn Port Authority, development of the Lynnway, etc.

20. U.S. House of Representatives, 64th Congress Ist Session Document No. 13 58

1916 Report on Preliminary Examination of Lynn Harbor by U.S. Army Corps
of Engineers. Includes freight traffic statistics and description of port

facilities.

21. U.S. House of Representatives, 71st Congress 2nd Session, Report No. 1265

Referred to in U.S. River and Harbor Act of 193 0, describes need for

25 ft. deep channel.

22. U.S. House of Representatives, 81st Congress, 2nd Session, Document No.

568. 1950 report by U.S. Army Corps. of Engineers, on a review of reports

and a preliminary examination and survey of Lynn harbor. It is background

information referred to in U. S. River and Harbor Act of 19 54 authorizing

expansion of federal turning basin. Includes map of federal channel

projects in Lynn harbor.

RECENT STUDENT PAPERS RECEIVED BY LYNN DEPT. OF COMMUNITY DEVELOPMENT

1 . Bloomer, Bogosian, Fogel and Mullen. "Tourism in Lynn, a proposed

Avenue of Growth". March 1976.

2. Duhig g , Michael, "Financial Concerns of -Small Business". December *1975.
3. Furci, Frank, "Industrial Development Incentives in Massachusetts
Reviewed and Proposed". November, 1975.
4. Stetkar, John and Carl Cerco. Initial Report, Lynn Harbor, 1976 It
M.I.T. May, 1976.

PRELIMTNARY DEVELOPMENT STRATEGIES

COMMERCIAL

Strate,KY Advantages Disadvantages Un

1. Encourage marine re- - Increase public aware- - Seasonal nature of
lated eating, ness of harbor. harbor use.
drinking, & retail - Encourage public use - Industrial zoning
activities on of harbor. of harbor.
shoreline (5,000 - - Increase tax return
25,000 sq.ft.) to city.

2. Regional commercial - Create jobs. - Possible damage to
development next to - Improve tax base. Lynn Business District. -
harbor. - Improve general - Poor regional access
waterfront environ- currently.
ment.
- Could be tied into -
MBTA in near future. -
- Could share parking
facilities with MBTA.

3. Office development - Views increase mar- - New construction -
on shoreline or in ketability of space. requires clearance -
economic development - Tax return. of shoe loft bldgs.
area (for a major - Jobs for Lynn's - Daytime activity only.
tenant.) large service sector - Attractiveness of
population. area to a major tenant.
- Potential lease of
shoe loft bldgs.
- MBTA station connec-
tions increases
accessibility.

COMMERCIAL (CONIT)

Strategy Advantages Disadvantages Unkn

Parking lot develop- Interim use of land - Doesn't return much
ment to serve Lynn in economic develop- in taxes.
Beaches (with possi- ment area if city - Cost of shuttle bus
ble shuttle bus to clears the land thru service.
beach.) federal programs.

Commuter Boat Line Tax return from - Traffic generated - M
(Hoovercraft or operation & dock thru. Lynn, especially s
fast ferry service facility. at rush hours. - S
to Boston). Increase desirability - Lack of economic i
of Lynn as residence. benefits from - C
commuters who don't w
shop or live in c
Lynn. 0
- Parking required. - T

Ferry (tourist & Tax return from opera- - Limited economic - T
freight) service to tion & dock space. benefits to city from - N
Nova Scotia.. Fre'ight market exists tourist users who live f
in N.S. in metropolitan area r
Might bring some (Gladstone Report).
tourists to Lynn (at - Seasonal nature of
least long enough to tourist demand.
board ferry). - Conflicts between
Ancillary support of freight needs & tourist
CBD economic a .ctivity needs.
- No local freight market
for return trips to N.S.
- Competition from present
ferry services

man, M am M M M M

COMMERCIAL (CONIT)

Strategy Advantares Disadvantages Un

Commercial shellfish Commercial use of
beds in harbor area. harbor resource.

Use empty shoe Interim use of - Access into
lofts for winter shoe buildings. building.
boat storage. - Cranes or hoists
necessary,
- Useful for smaller
boats only.
9. Hotel/bojite-1 - Tax return - Very little demand
Resort/entertainment - Could help support that can't be
facility oriented to new service and absorbed by 2 existing
waterfront and marina office sector Lynn hotels
- Could help support - Competition from other
convention facilities North Shore hotels
on the harbor - Requires a revitalized
- Upgrade public image CBD and harbor to
of harbor create a market demand
- Land assemblage

INDUSTRIAL

Strategy Advantages Disadvantages Unkn

Small light industry Keep jobs in Lynn - Construction of low - C
(new & relocate,$ from during redevelopment cost facilities may f
Economic Development of shoe bldg. area. be required. - W
area) along Lynnway Increased tax - Marginal & incubating U
& south part of harbor. revenue from inten- industry normally - A
sified activity can't afford to I
along Lynnway. construct new@ b
facilities.
If new facilities
constructed very
cheaply, they don't
provide a desirable
intensity of use or
upgraded image of
Lynn.

Encourage oil Spin-off jobs created T
industry to use Lynn in city & jobs on boats. a
Harbor as base of Tax return from docking T
support-for future facilities. 0
drilling operations. Increased boat use of r
harbor may encourage D
& support other related L
industry (such as marine p
supplies, restaurants, A
machine shops). s
s

INDUSTRIAL (CONIT)

Strategy Advantages Disadvantages_ Un

Encourage fish - Tax return. Decline in fish
related industry. - Some jobs industry generally
created. threatens long term
nature of operations.
Odors & wastes.
Compatibility with
public activities.
Competition from al-
ready established
fish ports.
Lynn labor supply
not strongly related
to fishing.

Develop a municipal Encourage new Potential conflict
industrial/commercial industry location between industrial
pier to serve new in area and commercial uses
industry, GE, fisher- - Encourage GE use of of pier or with
men, transit service, and interest in recreational uses of
etc. the harbor the harbor
- Rental income from Costs of development
facilities Adequate truck and
rail access

-RESIDENTIAL

Strategy Advantages Disadvantares Unk

1. Build medium to high - Attract upper income - Lack of financing.
density housing residents to Lynn. - Lack of developer
(mod. to high income - Increase tax return interest.
for "empty nester" from existing property. - Construction workers
market, up to 100 - Construction jobs. may not be drawn
units per year - - Daytime & night use from Lynn.
on shore frontage. of waterfront. - Poor vehicular and
- Views. pedestrian access.
- Increases positive - Assemblage of land.
image of harbor - Competition with
area. industrial use of
- Doesn't wall off harbor.
harbor any more
than existing
marginal uses.

2.. Same housing across - Puts people in harbor - Problems of construc-
Lynnway.in Economic area. tion on filled land,
Development Area. - Slightly more distant e.g. height.
views of harbor. - New construction may
- Close to downtown & require.demolition first-
transit.
- Separated from harbor
by Lynnway unless
bridge were developed.
- Potential reuse of
shoe loft buildings.

3. Same housing on shore - Increases public use - Compatible commercial
frontage in combination and image of harbor. uses must be found.
with marina and commer-_ Views. - Industrial use of
cial uses. - Create strong public remainder of harbor.
activitv anchor on - Seasonal nature of
harbor end of CBD, marina.
Economic development
area,harbor rejuvenation
spine

MMM

M M M MM M M M M M Mao M MM,

RECREATIONAL

Strategy Advantages Disadvantages Unk

1. Use major portions - Increases public use - Requires some public -
of shoreline for & image of harbor funds to share
public recreation - resource. development costs.
.bicycle trail, - Provides joint use - New Eng. Power may -
fishing, picnicking, of transmission right feel increased
etc. (specifically of way with compati- public use limits -
New Eng. Power ble public use. their flexible use -
frontage). - Increase public appre- of the land.
ciation of New Eng. Timetable for devel-
Power. opment may be slower
than optimal for a
fast improvement of
the Lynn image.
Public use of
shoreline may limit
potential develop-
ment of land
between transmission
lines & Lynnway.

2. Constructa break- - Upgrades public use and State/federal dredge
water (anchored at image of harbor. & fill permits &
the public landing - Protects major harbor approvals needed.
or the Saugus River) properties from S.E. storm
that provides a winds. - Seasonal use of
recreation boat marina - Provides construction marina.
of land area for public Jobs. - Opposition of other
park, sports complex, - Increases taxable land marina operators
or convention facil- in harbor area. because of increased
ities (hotel, restau- competition.
rant, etc.). - Ownership of land on
which to build break-
water.

3. Develop a city-wide - Public use & image - Acquiring public
bicycle path system of Lynn & harbor. easements.
within Lynn woods, along - Separation of some
the Saugus River & industrY from water.
along the entire - Cost
Lynn waterfront. - Time for development.

INSTITUTIONAL

Strategy Advantages Disadvantages Un@

1. Establish a post - Some jobs created. - No tax revenue.
high school non- - Possible reuse of shoe - Loss of land for
public educational loft bldgs. alternative develop-
.institution related - Possible focus for ment.
to trades, * maritime harbor related - Competition from remain-
activity 'or junior cultural activities. der of Boston region.
college. - Support service &
housing sector of
economy.

2. Encourage unique - Tax return from facilities.
research & develop- - Bring new sector of - Not necessarily harbor
ment activity eg shoe population to Lynn dependent.
or marine research. (professional, upper
income).
- Clean industry.
- Possible reuse of shoe
loft bldgs.
- Improve public image of
harbor if located there.

3. Encourage development - Support for attraction
of movie theater and of upper income residents
other cultural facilities and boat users
and programs

GENERAL

Strategy_ Advantages Disadvantages Un

Form additional city Provide capital to
capital thru sale of reduce tax rates or
Lynn's good drinking provide for city
water supply. expenditures related
to harbor.

2. A major PR effort Improved public image. - Costs to city.
to sell Lynn as a Decreased pessimism. - Success hard to
good city to live in - Attraction of jobs & predict.
or move to for people taxes thru new resi- - Pessimism of public
and business. dents & business. related to nature of
- Beginning of snowball city government &
in positive direc- lack of specific
tion instead of positive efforts more
decline. than to a PR image.

3. Encourage service - Availability of related - Limited relationship
sector growth in city. labor force. with harbor development.
- Jobs created.

4. Encourage tourism - Historic resources exist- Traffic congestion.
locally: unused. - Costs to develop
- historic sites & - Provide greater market sites, bldgs., Lynn
bldgs. for restaurants, gas woods.
- use of Lynn woods & stations, and some - Costs to develop
city beaches commercial uses. tourist campaign.
- north shore heritage
trail concept.

GENERAL (continued)

Strategy Advantages Disadvantapes Un

Develop improved - Increase desireability - Time and cost of
highway links to of Lynn as industrial, development
regional network- commercial location - Potential residential
especially the - Reduce traffic on city destruction and
"Lynn Marsh Connector" streets relocation if inland
route chosen

6. Institute.greater - GE expertise and
city/GE cooperation may be of help to
and communication city programs and
especial1y in economic development
traffic planning, efforts
physical facilities,
city planning,
tourism, community
development, etc.

3 666 00002 8185