July 16, 2010

Bell's Birdseye vision: Developer's landmark plan for the Fort

By Patrick Anderson Staff Writer

The most sophisticated, complex and seductive waterfront development proposed for Gloucester in decades is being pursued by developer Mac Bell for the former Birdseye plant, a piece of land that's become a graveyard for audacious building plans.

The project — wrapping apartments, shops, a hotel, office space, art studios and light industry into eco-friendly new buildings — would be of a style and scale the city has never seen.

It would bring significant new activity to the Fort neighborhood and Pavilion Beach — one of, if not the, oldest public beaches in the country.

But the obstacles to bringing the project, outlined at a joint meeting of the city Planning Board and Council Planning and Development Committee, are sizable, and start in the idiosyncratic neighborhood Bell is trying to simultaneously embrace and change.

Just over a year ago, residents of the Fort beat back two versions of a city rezoning plan that would have opened up the former factory to a hotel.

And on Thursday, many of those residents and neighborhood business owners were back in white "Hold the Fort" t-shirts, frustrated that their victory last year may now be fleeting.

"I can't believe we are here again so soon after Fort rezoning," said Ann Molloy of Neptune's Harvest, the fertilizer company just down the street from the Birdseye site. "What makes anyone think they could do what they want when the neighborhood doesn't want it."

To build his project, Bell needs a comprehensive change in the zoning of the land he owns surrounding Birdseye, which right now does not allow any housing or hotel use.

Molloy said Ocean Crest, the seafood company that own's Neptune's Harvest, had tried to buy Birdseye last year in order to expand, but had been outbid by Bell, even though he knew he would need a zoning change.

Reprising arguments that successfully defeated the previous hotel proposal, other Fort residents and project opponents warned that putting housing on the waterfront would lead to gentrification, higher property values and a weakened industrial base.

"No one is against change — I am sick of abandoned properties," said Bill Johnson of Fort Square. "But we need more opportunities, not luxury spas."

Unlike harborside hotel plans dating back for years, the Bell plan offers a level of diversity, public access and community enticements that may push the project over the top.

More than just a hotel, the Birdseye plan promises jobs in a number of different areas. Tenants suggested for the project include Ryan & Wood Distillery and the Cape Ann Business Incubator, which says it will have space for machine milling, electronics, marine lab facilities, and shared commercial kitchen and conference rooms.

The project, Bell says, also trades on the idea of "smart growth" — urban development that combines living, working and shopping in close proximity, without the need for auto-centric sprawl. The Birdseye team has noted repeatedly that most of the Gloucester harborfront had a mix of houses and businesses before the urban renewal razings of the mid-20th century.

While some of his Gloucester projects may fall short of expectations, Bell's city roots give him a level of credibility that a national developer would not have.

"Development of the Birdseye parcel is inevitable — change will come to that beautiful parcel," said antiquarian bookseller and writer Greg Gibson, now a member of the Bell team. "Based on my experience with Mac Bell, I trust him more than any other developer to make the compromises that best take into account the concerns of the neighborhood and city, and that respect the aesthetics and history of the Birdseye site."

In his presentation, Bell touted his redevelopment of the Chamber of Commerce building next to Birdseye and the redevelopment of Gloucester Mill — the Maplewood Avenue condominiums where he introduced deed restrictions, acknowledging that the loud commercial activity of neighbors was part of living there.

Bell's Walgreen's Plaza on Main Street has been successful, although far less progressive, and a green office building plan on Emerson Avenue has been fully permitted, but unrealized for lack of demand.

Bell's Birdseye zoning proposal would create an overlay district on the sites three acres, taking advantage of state law for "planned unit developments," mixed-use projects approved as master plans with interchangeable use "clusters."

In addition to the uses already allowed in the marine industrial district, the new zoning would allow, by special permit, a marine trade school, recreation club or gym, hotel, live-work residences, multi-family apartments, assisted living homes, adult day care, micro-farming and medical center.

Some residents at Thursday's hearing were also surprised by the amount the proposal would raise height limits at the site.

Under current zoning, nothing can exceed 40 feet. But under the new proposal, Bell could build up to 125 feet high, as long as that height makes up only 15 percent of the total area, and 55 percent of the area can be 108 feet high.

The height would also have to be "tiered," so the high portions are on the interior of the complex, according to the proposal. The proposed rules also limit the hotel to one-third of the total floor area, and live/work space to not more than 40,000 square feet.

Bell has promised "multiple view corridors" through the project to the harbor and year-round beach access through a public "piazza" where the gravel parking lot next to the Chamber is now.

The plan calls for the first two stories to host the commercial, industrial and shopping areas, while the third story and up would have the apartments and condominiums.

Although it is always controversial, Bell has said including upper-floor housing is the only way to make building lower-floor commercial, industrial and public space viable.

On Molloy's comment that he had outbid Ocean Crest, Bell said he had actually swooped in at the last minute and beaten out a hotel developer with his bid of $2.25 million, while Ocean Crest had been nowhere close to that number.

He also said he had offered to either rent or sell part of the development to Ocean Crest and was close to a deal when owner Leonard Parco decided he would be better off waiting for a property with water access.

While it abuts the beach, the Birdseye property has no docks and is not part of the state Designated Port Area.

Although opposition to the Birdseye plan appears strong, supporters of the plan seemed to outnumber opponents, if only slightly.

"Every day I walk by that dilapidated building, and either something is going to be built there or it is going to fall down," said David Bianchini of Fort Square. "I am in support of this and hope you approve it."

"This is the most exciting thing that has come to this city in 25 years," said David Anderson of Middle Street. "(Bell) is taking a step when no one else is. We need growth."

Letter: Focus, not progress, at issue in Birds Eye plan
June 28, 2010
To the editor:

In the recent responses to my letter regarding the proposal to rezone all of Mac Bell's property on Commercial Street there is a lack of comprehension about the objections.

Having worked in the capacity as an economic aide to several U.S. senators and on a number of public policy issues, I can see clearly that this proposal would not make sense for any city to grant as asked. It is far too overreaching and without a clear focus or definitive development plan at the moment.

Such parcels are complicated affairs to develop; the United Shoe site in Beverly is a clear example of renovations for a former industrial to a more mixed use and transitional zone usage in urban planning.

No one is arguing for "no change" or saying "No" - nor is the objection without merit.

What was said to be the vision is very unclear in this proposal. It also seeks the ability to switch it up without returning for permitting. That is not good policy for any neighborhood or city.

Public policy is based in law, not mere opinions. Zoning laws were enacted to avoid damages, injury, and conflicts over usage rights of separate parties and abutters.

Back in the day, Fort residents lived and worked there. There was no conflict of interest nor vehicular traffic when that property was mixed use. A lot has changed since then - for one, the area was zoned Marine Industrial, the city's most expansive zoning.

It is easy to try to paint people as this or that, apply a label, and distract from the facts but the debate in this instance is on the proposal and its merits.

For the record, I'd like to see change and a productive use for the site that is well focused and bankable and one that has a strong chance of succeeding in creating more economy for the downtown of Gloucester.

I'm certain in more time Mr. Bell will focus his ideas of mixed use and scale and present something that can go forward and bring change within our planning and zoning practice structures.

ERNEST MORIN
Gloucester

Letter to the editor: Mac Bell's plan for Birdseye brings fresh winds of change
June 27, 2010

To the editor:
Kudos to Mac Bell for his response to Ernest Morin (Letters, the Times, Wednesday June 23; Friday, June 25).

The citizens of Gloucester are indeed fortunate to have local businessman Mac Bell willing and able to attempt the rescue of the Fort's Birdseye industrial site.

Bell, a local businessman with the guts and economic wherewithal to take on this challenging waterfront revival in today's economic climate, is downright commendable. Gloucester owes Bell a debt of gratitude for his vision and willingness to step up to the plate in this anti-small business climate currently spreading the breadth of America.

Mr. Morin and other anti-development cohorts in the Fort, entrenched as many may be in one of Gloucester's prized often unrecognized diamond-in-the-rough real estate section, will selfishly fight tooth and nail to preserve their world on Commercial Street at the expense of Gloucester's entire tax-paying community.

Mr. Morin, change - that hated word - is coming. You and your green friends, the residents hoping to maintain the status quo, are living in the past.

The days of "the redfish eatin' the keel out of the boat," in the words of Capt. Lloyd Campbell, are gone. The Fort - with its rundown, burned-out, prime wharfage; its defunct Producer Fish Co. property, reduced to lobster pot storage; and an ice company that formally produced 300 tons of ice per day - is history.

The true Blessing of the Fleet is only a memory. There is no real fleet.

Face it, our fish related waterfront is changing. Our federal government's National Marine Fisheries Service and their progressive big business philosophy guarantee the end to family commercial fishing as we know it. The boats are gone and the men, too. The Fort must and will change.

The I-4,C-2 parcel is on the verge of a renaissance and the town landing's former seafarer's union vacant building will finally become a legal, viable, functioning commercial contributor to the city of Gloucester. Change is in the air!

To Mr. Morin et al, there can only be so many non-profit marine-related whale watch societies, aquariums, fishery heritage museums and the like.

The time has come for Gloucester to invest in the future that Mac Bell envisions at the Birdseye property - you know, jobs and the hated development that threatens your world; growth that is so crucial to the very economic life of Gloucester.

Our city government must proactively embrace Mac Bell's goals. The Planning Board, Board of Appeals, et al, should bend over backwards to find ways to enable Bell to accomplish his vision for his Fort property and in reality Gloucester's very future!

As I wrote in my book, "An Island No More," the only constant is change and the only issue for the citizens living in Gloucester is will they control change or will change control them, for change will come.

RON GILSON
Gloucester

Letter: 'No' is no answer for Birds Eye site
June 24, 2010

To the editor:
Regarding Ernest Morin's recent letter about the Birds Eye project (Times, Wednesday, J-une 23):

Sometimes the easiest thing to say is "No!"

When this becomes a default position, it works against problem solving. Creative solutions are difficult. "No!" is easy.

The Birds Eye team has worked hard to envision a regulatory framework that will allow us the flexibility to make this project succeed in difficult economic times, while respecting the neighborhood and including the ideas put forth by the residents of Gloucester.

Mr. Morin raises a number of shadowy objections that, in fact, do not pertain to the particulars of this neighborhood, or to the economic challenges facing the city.

While we are in complete agreement with Mr. Morin's statement that, "we need to move forward in ways that don't destroy what is here and allow for sensible growth and new valuable jobs and synergy for the city" we don't see any details in his letter as to how this might be accomplished.

If he has a specific plan for the Birds Eye site that will enhance the economic and civic vitality of the waterfront and downtown areas, increase the tax base, provide jobs, improve the water/sewer/utilities infrastructure and afford something close to "net zero" energy use, while adding to "what is here" and producing a fair and reasonable profit for the developer, we invite him to bring it forward.

We are willing to listen to any and all concrete and specific solutions to what remains a difficult but exciting challenge.

"No!" is not an answer.

MAC S. BELL
Gloucester

Letter: Birsdeye plans don't fit the Fort
June 22, 2010

To the editor:

I am writing regarding the height and scale of the proposed building changes for the former Birdseye site that are being asked for and will be before Planning Board and Planning & Development a joint meeting July 15 at City Hall.

As a point of reference, the Ferris wheel now in place for this week's Fiesta approaches the 125-foot height tower being requested.

Is that really appropriate in this place? Is this what the neighborhood and rest of the city feel is desirable or necessary?

The proposal is also far too open ended and would be a disaster as a precedent to set for any neighborhood in the city or any developer in the future.

As urban planning it is not at all in line with any of the principles of new urbanism which incorporates lessons learned about the need for one full street of transition between industrial and residential or heavy commercial use.

It also seeks to add many more uses that are known to be incompatible with businesses in a Designated Port Area.

Cities like Portland, Maine, have learned not to do such projects in close proximity; it drives the businesses off the waterfront.

There is currently $80 million in business in the Fort, and it is far more valuable to Gloucester than the Fish Pier.

We are at a crossroads as a city - we need to move forward in ways that don't destroy what is here and allow for sensible growth and new valuable jobs and synergy for the city.

This proposal needs a real focus and solid business and market share plan for each use the city should not grant approval for anything of this size or scale that would not have either in place - one only needs to look at the old Filene's site in Boston, which is a real failure - to know what can happen when dreams are not grounded in the economic reality of the time.

This proposal amounts to asking for no zoning at all.

This we can not afford Gloucester.

ERNEST MORIN
Main Street, Gloucester

My View: Bell's outreach on Birds Eye site another positive sign for city
Published: August 18, 2009 05:45 am
Jim Munn

All but lost in all the justifiable hoopla over last weekend's spectacular Gloucester Triathlon was the lawn-chair meeting local businessman Mac Bell hosted last Saturday morning on the parking lot of the old Birds Eye building down on Commercial Street in the Fort.

I missed the meeting's musical opening act, arriving just in time to hear Mr. Bell, the property's new owner, turn the microphone over to those in attendance who wished to state publicly what they thought should be done with the site.

There was, by the way, a nice crowd on hand, somewhere between 100 and 200 people.

Naturally the ideas presented at the meeting were interesting and varied. They ranged from a cooking school, seaweed, sea salt, and Omega fish oil production operation, to artists' workshops, a marine-related research or educational facility, and farmers market, along with a dozen-or-so other equally good suggestions.

What came out clear from all the comments was that a multi-use facility of some sort was what everybody seemed to want. Which seemed fine and well with Mr. Bell, the individual who must shell out the the money needed to make such an important waterfront project work.

Being a pragmatist as well as a visionary, Mr. Bell can't be blamed for not wanting to see the whole Birds Eye revitalization operation go straight down the hopper due to some kind of built-in unprofitability factor.

"I think some real magic can happen here," Bell said, pointing to the venerable old building, with its crumbling, bone-white facade. "But when the rubber hits the road, it's got to turn a profit."

Mac Bell doesn't want to lose his shirt on the project. And who can blame him?

My own feeling is that something very special is going to happen now that Mr. Bell has committed to doing something that is both creative and economically viable with the building in which Clarence Birdseye revolutionized the world's frozen food industry.

There aren't that many people who could manage such a risky undertaking. Mac Bell, I believe, is one who can, for not only is Mac Bell a Gloucester guy through-and-through, he's also that rare mix of dreamer and hard-headed realist, qualities tailor-made for the innovative project he has in mind down there on Commercial Street, one of the most productive and interesting areas of the city.

Since that weekend, I've been thinking a lot about those two events: that Sunday's triathlon and Mac Bell's Saturday lawn-chair meeting.

Both, it seems to me, reflect the positive direction this city is heading as it strives to meet the challenges and demands of the new century — a century in which dreams and plain old-fashioned pragmatism combine to sustain and improve the quality of life for all who call this place home.

Jim Munn is a regular Times contributor and boys' track and field coach at Gloucester High School.

Letter to the editor: 'Inspiring' weekend shows Gloucester can get it done

Published: August 17, 2009 05:40 am

To the editor:

The weekend of Aug. 8-9 in Gloucester was truly inspiring.

At 9 a.m. that Saturday, a crowd gathered in the parking lot of the old Birdseye building to discuss possibilities for the property newly acquired by investor/developer/visionary, Mac Bell. For the first time since I have lived here, I heard progressive, innovative, sustainable ideas that made good sense for the city received with a sense of openness and optimism.

Many residents that have fought so hard to preserve Gloucester's history and dignity showed up, continuing to stand firm in that commitment. I was, and continue to be impressed by their fortitude.

Many thoughts were presented — my favorites being the Birds Eye building housing a Farmer's and Fish Market, along with other small vendors. The most important aspects, sustainability and economic/environmental viability, were clearly cited as focal points. This was encouraging and reassuring to me, given how heartbroken I and others have felt since much of our environment was recently destroyed in Gloucester for a very controversial shopping development adjacent to the Fuller School.

On Sunday, we witnessed the city's first-ever sprint triathlon. Janda Ricci-Munn and the organizers and volunteers did nothing less than an awe-inspiring job. The event left this city with not one sign of trash, in fact even leaving Pavilion Beach cleaner than they had found it.

Though I didn't participate in the race, I was so motivated watching it, that I plan to in the future. It was also quite uplifting to see the introduction of the race and elite athletes at the "podium," the stairs of the Birds Eye building, as if a harbinger of the vitality threatening to enthuse and inspire Cape Ann with projects it can be truly proud of. I hope this can signify that we are moving toward a healthy community with lots of energy and enthusiasm to build intelligently.

Perhaps this weekend can be a sign of brighter days to come. It is finally becoming clear we have what it takes.

Just like the triathletes know, it might not be easy, but, Gloucester, it can be done!

Annette Dion

SIGNS OF A GLOUCESTER RENAISSANCE

This is what Mayor Caroline Kirk had to say about the BirdsEye project in her column of August 15, 2009...

" There are rumblings of a renaissance in Gloucester. A resurgence. A revitalization. A reawakening — all words that describe renaissance.... The revitalization of the Bird's Eye building is nearing possibility under the ownership and community-based approach of Mac Bell. About 100 people attended the "lawn chair" discussion last Saturday.

I listened for a while and thought about the public floggings I took during the discussions regarding a proposed hotel for the site. But I also thought that the lawn chair discussion may not have been possible if we hadn't had a very public and transparent process about a possible development there.

The community absolutely made it clear what they don't want. Now, the community is stepping forward and dreaming about what they do want. And this time, unlike last time, they have the full ear of the property owner and developer. I am feeling very optimistic about the revitalization of the Bird's Eye building in a way as Mac would say, adds to Gloucester's "magic."

What should Birds Eye building be? Developer asking neighbors question at lawn chair meeting tomorrow
Published: August 07, 2009 12:42 am

By Patrick Anderson
Staff Writer
If the historic former Birds Eye factory building could be anything — an art studio, an office, a restaurant, an assembly line, a Greasy Pole hall of fame — what would you like to see there?

That's what the building's new owner, developer Mac Bell, wants to know. Tomorrow morning he is holding a "lawn chair and ideas" gathering in the Birds Eye parking lot to brainstorm and steep in the will of the people.

The gathering, starting at 9 a.m. with a warm-up performance by bluegrass band Old Cold Tater, is the first in what Bell said will be a series of community events to make sure that whatever he does with the Birds Eye factory does not meet the same anti-gentrification opposition other recent plans have faced.

"I've lived in the Fort, I own property there and I work there. I definitely have ideas about possible uses, but I am interested in hearing from everyone else," Bell said in a statement this week. "At the moment, there is nothing that's off the table."

Bell last month bought the 1915 factory, where Clarence Birdseye perfected the flash-freezing process, from a bank for $2.25 million.

Originally a light bulb factory, the building is now partially filled by a cold storage business and is covered by marine industrial zoning, which bars residential development in the rest of the Fort and much of the harborside.

Bell purchased the building after a plan launched by Mayor Carolyn Kirk's administration last year to rezone the property so it could be turned in to a hotel was clobbered by community opposition.

While all possibilities are officially on the table, Bell, in early discussions, has said he is interested in a mixed-use, live-work arrangement with commercial or industrial activity on the ground floor likely paired with residential above.

"It's so easy to operate from fear," Bell said this week. "If we can just embrace the optimism ... the less politics the better."

His press release on Tuesday added "after what happened with the proposed hotel, I think I have a pretty good idea of what people don't want."

As for the Birds Eye's unusual white tower, which has become a familiar landmark overlooking Pavilion Beach, Bell said he would like to keep it.

Joining Bell and Old Cold Tater in the Birds Eye parking lot, 55 Commercial St., will be Mary John Boylan, the facilitator of the event, and architect Richard Griffin.

Following tomorrow's event, a focus group meeting has been scheduled by the Birds Eye team for City Hall on Sept. 19.

Letter to the editor: Play a part in deciding what's right for Birds Eye site
Published: July 14, 2009 05:26 am

To the editor:

The residents of Gloucester rejected plans for using the Birds Eye property to build a hotel and bring that area into the 21st century. The proposal to change the Marine Industrial Zone to accommodate other uses was also opposed, as it would weaken the working waterfront of this unique neighborhood.

Fishing, mixed residential and fishing-related businesses are what made this part of Gloucester valuable in the first place. What happened at the Fort in the past and what occurs in the future will determine the future of Gloucester as it always has.

Destroy and replace in order to improve seems to be a recurring theme. Remember Urban Renewal? The Birds Eye building and adjacent properties do not need to be destroyed, they need to be utilized! The building is structurally sound and can be renovated to provide additional facilities where people can work, shop, eat, visit, be entertained and enjoy the diversification the Fort has always provided.

Mac Bell and other business associates have the "finger on the pulse" for the public feeling to maintain the operational facilities of Birds Eye and provide new life and preserve the history and heritage of the Fort.

Please watch the Times for an important meeting regarding the Birds Eye property. Plan to be involved by attending the meeting or sending your thoughts and constructive ideas by phone, e-mail, online, postal service or direct communication — somehow get involved in this project.

It is when we, the ones concerned with Gloucester and its future, decide what must be done, and direct our mayor and representatives and the Planning Board of our decisions, that government works best.

We must act now to help Mr. Bell and his associates in this effort to save the Fort, and preserve this national treasure.

Roy Spittle

Bell asks for new zoning for Birdseye property in Gloucester
By Terry Weber/Correspondent
Cape Ann Beacon
Posted Jun 14, 2010 @ 01:02 PM
Gloucester

Mac Bell’s development plans for Commercial Street started the trek through the permitting process this week.

On Tuesday evening at the Gloucester City Council meeting, councilors referred Bell’s preliminary plans to revitalize the waterfront property known as the Birdseye building to the Planning and Development Committee and the Planning Board.

It is the first of many steps in the process of permitting a new development and could potentially change the zoning laws in the Fort neighborhood. During the process, the City Council will hold public hearings and eventually vote whether to move ahead with Bell’s plans.

For over a year Bell’s Birdseye team met with residents, local interest groups, city planners, architects, and engineers to identify the best and highest uses of the property.

The feedback from the meetings shows that residents favor a mixed-use plan rather than a single hotel or singular business. Residents also voiced support for the marine industry, research and development, educational, retail, office, restaurant and residences. The prevailing theme promoted space that pays respect to Gloucester’s history, its assets, and the preservation of access to the water.

To reach his goal, Bell filed a request for changes in zoning with the City of Gloucester last week. These new zoning changes are described in a document developed by Bell named the Birdseye Mixed-Use Overlay District (BMOD). (See link for copy of the details). Should the City Council approve Bell’s BMOD, he would still need approval of a "master plan" for the site, and he would need all special permits related to his changes in zoning.

"We will be seeking special permits that allow for the inclusion of uses not provided for by present zoning," said Bell. "Some examples are marine educational facilities, assisted living, adult day care, hotel, motel or motor inn, integrated medical center, parking structure, and other possible uses."

Bell is seeking overall flexibility in zoning. He says his plans will allow a diverse group of tenants, partners and investors that will revitalize and bring new energy to the downtown.

Bell also envisions a property that uses green energy that may include the use of solar panels and a wind turbine. On Bell’s team is architect Richard Griffin of Salem, who is already playing key role in the planning of green buildings. If apartments are built at the site, tenants may also have access to electric vehicles provided by the development. "There are so many great ideas that would help put Gloucester at the forefront of modern green development," said Bell. "But we need to make a profit, and when we do, we will contribute significant tax dollars to the city." Currently the Birdseye property contributes about $20,000 in annual taxes to Gloucester. With the recent closing of the freezer plant on the site, that amount could drop to as little as $12,000 this year.

"When fully developed according to the mixed-use criteria we envision, the Birdseye property will contribute $200,000 - $400,000 annually to Gloucester’s tax base at current rates," said Bell.

Bell also claims that as a result of the Birdseye development, sewer, water, gas and electric infrastructure will be significantly upgraded for all residents in the Fort and Beach Court areas.

"Yes, Mac Bell’s preliminary request will be studied by the planning and development committee," said Jackie Hardy, City Council President. "I am looking forward to the committee’s thoughts and the public hearings."

Mac Bell considers history in developing Birdseye property

Dawn Robertson/Correspondent
Wed Nov 25, 2009, 05:22 PM EST

Gloucester -

“He had me at the baseball glove,” one attendant confides, referring to Mac Bell's slideshow last Saturday morning at Gloucester City Hall. The hour-long presentation gave a solid outline of Gloucester's unique challenges and advantages on the waterfront throughout history. It contained Bell's vision for his newly acquired Birdseye building, Gregor Gibson's talk entitled “Finishing the Job: An Urban Renewal History,” and Mary John Boylan's presentation about the city's current economic landscape.

Bell opened the program with a childhood story about a stolen baseball glove and closed it with sweeping visions of prosperity. Using vocabulary like “magical, wonderful, breathtaking, and blessed,” he wove himself into the fabric of Gloucester, with references to Portuguese Hill, Fitz Hugh Lane, the old Strand Theater, ball games, sunsets and memories of the once densely populated Harbor Loop. He choked up when looking at slides of the lost courthouse and Fisherman's Institute, and when describing how the mayor housed his Jewish great-grandfather for three weeks in 1906 when no housing was offered.

He also described his past preservation efforts, business success, development success, and government involvement. The message was clear: Gloucester has been good to him, he is good at what he does, and he now has an opportunity to be very good for Gloucester with the right cooperation. The Birdseye building lies just outside the “Designated Port Area,” or DPA, so the state and federal governments have little control over its evolution. This gives Bell more flexibility, but he knows that without complete communication and transparency with the city, nothing will work.

Gregor Gibson then outlined the waterfront's history from 1885 to 1975, and the culture of improvement by destruction that led to the present vacant lots and sterile atmosphere. The waterfront evolved from an “organic fit of function and form” in the late 1800s to today's transitional space, hurting from abandoned plans and a sluggish economy. He identified several strategies (reiterated throughout the talk) that make a healthy Gloucester: adaptively re-use structures; utilize new resources; think big; and integrate commercial, residential, industrial space. The urban renewal drive of the 1950s had valid motivations of modernizing the waterfront and ending substandard housing, but their mistakes still haunt the waterfront.

Mary John Boylan then described Gloucester's unique challenges and gifts. While a low median income keeps the population modest, the powerful draw of the ocean is a key commodity. “We have lost over 5,000 of our husbands, fathers, sons, cousins, and friends,” she sympathized. “We understand that the loss of life creates a fear of change.” But she warns that the city must take advantage of the ocean's enriching effect on people, as it could tip the scales in favor of the city. The malls are not the face of Gloucester, but a small downtown residential presence may keep the world from knowing that.

The presentation left the listener with one big message: Mixed-use created a thriving waterfront in the past and it will do so in the future. Bell noted that his property is better suited for housing and public venues since there is walking access to a stunning beach but no room for industrial vehicles. “The current Birdseye cold storage facility contributes $21,000 in taxes to the town, but it could be as high as $300,000 with the right mix of public, private, and commercial use,” he stated.

Boylan noted that the waterfront need not be sequestered for industrial use, as there is already 250,000 to 2 million square feet of free space just off the water.

Bell closed the morning with a list of possible development ideas, culled from the posters still hanging on the walls from the previous meeting: a farmers market, mercado, theatrical space, public piazza, swim/sail/health club, observation deck, public pier, off-shore wind farm, artistic live/work space, green energy, and scientific education.

Of course gentrification is a valid point, as a superficial and ill-fitting facelift would fail as much as vacant lots and cold storage facilities. But Bell is confident that he and the city are on the same page.

“The city is concerned with schools, clean water, and sewers now; gentrification is not a concern. I originally fought condos myself but with the appropriate sensitivity, cool and eclectic residents could be found. And I would keep it affordable, especially in this economy.” He also showed a very clear disclaimer that all residents would have to sign, acknowledging that they accept all parts of a working waterfront.

In business, as in life, a period of untapped potential might proceed a slingshot into the forefront. “Newburyport and Gloucester both had urban renewal programs at the same time, the only difference was the leadership,” Bell points out. He exudes enthusiasm and would love the Birdseye project to be a forerunner of a larger waterfront revitalization. “I have trouble just focusing on the Birdseye building since I have so many ideas. I need to take everything one step at a time.”