NEWBURYPORT — New England Development unveiled a set of revised plans for its proposed Waterfront West project that include seven buildings, retail space and a hotel. 

Waterfront West is a large multi-use development that New England Development hopes to build on a 5.7-acre parcel it owns between Michael’s Harborside and the former Black Cow restaurant, which also includes Brown’s Wharf, 58 McKay’s Wharf, 72 Merrimac St., 86-90 Merrimac St. and 92 Merrimac St.

The new plans include seven buildings with up to 215 residential units, 10,000 square feet of retail space, and 85 to 100 hotel rooms. The earlier plans included as many as eight buildings and up to 230 residential units.

Of the residential units, 11 would be studios, 107 would have one bedroom, 85 would have two bedrooms and 11 would have three bedrooms.

Twenty-eight of the units — 12% of the total — would be set aside as affordable housing.

The new plan calls for 392 parking spaces, 70 of which would be surface spaces.

"We are very excited to be moving forward again with our submission on Waterfront West," New England Development spokesman Mike Duffy said in an email to The Daily News on Thursday.  He said the updated plans were created according to a draft zoning amendment submitted to the City Council last month.

"The city has filed a zoning amendment pursuant to the findings in the Ad Hoc Subcommittee on Waterfront West’s report," Duffy said in the email. "In response to that, New England Development filed a master plan in conformance with those findings and the zoning amendment."

The 20-page draft ordinance, sponsored by council President Barry Connell, would adjust Newburyport's Waterfront West Overlay District, which was established several years ago to encourage implementation of the recommendations of the city's 2003 Waterfront Strategic Plan.

The ordinance is meant to update the overlay district to follow the city's 2017 master plan and the report submitted Jan. 28 by the council's Ad Hoc Committee on Waterfront West.

Also included with New England Development's latest plans are an updated flood mitigation study and action plan, a fiscal impact analysis, sustainability and low-impact development measures, and a set of three-dimensional photo simulations of the finished project from six viewpoints.

In a cover letter submitted with the plans, the developer claims the proposed redevelopment would "complement surrounding uses and buildings, as well as animate the existing waterfront, while at the same time being consistent with the 'fabric' and 'scale' of Newburyport."

The project was initially proposed in 2017 and drew criticism from city officials and residents who claimed it was too large and too dense, and urged New England Development to go back to the drawing board.

To view all of the updated project plans and photo simulations, visit

Staff writer Jack Shea covers Newbury­port City Hall. He can be reached via email at or by phone at 978-961-3154. Follow him on Twitter @iamjackshea.

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