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2025-04-09 SRA Meeting MinutesSRA April 9, 2025 Page 1 of 7 City of Salem, Massachusetts Public Meeting Minutes Board or Committee: Redevelopment Authority Date and Time: Wednesday, April 9, 2025, at 6:00 pm Meeting Location: Virtual Zoom Meeting SRA Members Present: Dean Rubin, Christine Madore, Glenn Larose, Christopher Dunn SRA Members Absent: Chair Grace Napolitano Others Present: Kate Newhall-Smith, Principal Planner, Tom Daniel, Executive Director Executive Directors Report Mr. Daniel reported on the continued ability to meet remote and the need to discuss whether the board wishes to continue to meet remotely or in-person/hybrid. He reported that the Old Town Hall exterior restoration and accessibility work has begun. It is Phase 1 of a much larger project to put Old Town Hall on more structurally sound footing long-term and to look at it as providing important cultural and arts community space. Future plans include HVAC, fire suppression, mechanical, etc., which are very expensive. A funding request has been submitted to the mayor to support a fundraising strategy to raise roughly $11M for the restoration work of a chosen operating model. The $11M is for capital improvements. Ms. Newhall-Smith reported that Not Your Mammas is now open. She is also meeting with the business recruitment team next week and will have more updates at a future meeting. The muster is happening this weekend, rain or shine. Projects in the Urban Renewal Area 1. Lappin Park: Request from Gulu Gulu Café to use a portion of the park for an Artist Pop -Up event to showcase local artists and their work on Sunday, May 25, 2025 from 11am to 6pm. Jessica Crescimano, co-owner of Gulu Gulu, provided an overview of what they do in the café, which includes monthly artist shows. She currently has a backlog of artists wanting to show and wishes to use a portion of the park for a pop-up event for some of the artists who wish to present and possibly sell. They would use a 10x10 square tent and tables. Ms. Madore noted that she believes this is a great use of this public space. For any A- frames, she requested placement be mindful to not block accessibility, paths, etc. She also raised the issue of the grass area and that this is usually around the time that the City starts seeding. Ms. Newhall-Smith said she would reach out to find out when the area will be seeded. The applicant believes they would need to use the grass area. She said she could possibly move the date if it conflicts with seeding. She also said that the correct day is Saturday, May 24th, not May 25th. SRA April 9, 2025 Page 2 of 7 If the artists wish to sell any of their art, the applicant may need to seek further approval from the City. There were no comments from the public. Mr. Dunn joined the meeting. VOTE: Madore made a motion to approve the project pending responses to the outstanding questions on seeding grass areas and tag sale, with the understanding that the date may change. Second: Dunn. Roll Call: Larose, Madore, Dunn, and Rubin. 4-0 in favor. Ms. Newhall-Smith reported that she heard from DPS Director Ray Jodoin that there are no current plans to seed Lappin Park. 2. 288 Derby Street: Small Project Review – Review of DRB Recommendation of the proposal to construct a new accessible ramp, landing deck, and other site improvements on the north side of the Salem Wax Museum Mark Meche, Winter Street Architects, and Kayla Lumbra, Salem Wax Museum, were present to discuss the project: • Mr. Meche reported that drawings have been revised based on comments from the SRA and DRB. • He reported that the gate is not being used, and there is no ROW in the deed. The submitted site plan includes pervious paving. The gate will have some access. • Elevations, cross-sections, detailed drawings and site plans of the retaining wall and paver parking area were shared. Images of colors and Copthorne pavers in herringbone were shared. Dark stain wood will be used for the deck. Water-struck bricks will be used. • Ms. Madore inquired about the façade design, which is not part of the proposed project and is not for review. • Mr. Rubin inquired about weather conditions and safety. Mr. Meche said the pavers are very textured. He said the wood deck will be assembled properly and should be fine. Mr. Rubin also asked that the owner commit to keeping the area near the gate clear of trash. There were no comments from the public. VOTE: Madore made a motion to approve the project pursuant to DRB approval and recommendations. Second: Dunn. Roll Call: Larose, Madore, Dunn, and Rubin. 4-0 in favor. 3. 133 Washington Street: Extension of Premise for Outdoor Dining for Boston Burger Company – Review of proposed outdoor dining area on the to -be-constructed sidewalk extension along Washington Street and review of the modified rear patio dining area. SRA April 9, 2025 Page 3 of 7 John Geloso was present to discuss the proposal: • Ms. Newhall-Smith shared the images of Washington St. illustrating the sidewalk in front of Boston Burger Company. Work is ongoing to extend the sidewalk, bicycle lane, parking and travel lanes which the City should have completed in May. This will allow for seating in front of the restaurant. • Mr. Geloso said they are no clear as to how much seating they will have room for. Any seats gained in the front of the restaurant will be removed from the seating area in the rear of the building. • Photos were shared. • Mr. Dunn inquired about the SRA’s role in reviewing City sidewalk improvements. • Ms. Newhall-Smith said that this project was viewed more as roadwork, and that City projects are not required to come before the SRA, though they are encouraged to do so. • Ms. Madore expressed her preference that the City comes before the SRA with projects and offered to write a letter so that they have consistent review. • The sidewalk improvement project includes the removal of trees. There is 7 ½ feet of the sidewalk between the building and the brick. • Mr. Rubin raised the issue of the accessway and the drain in the rear of the building, and requested that if two tables are relocated, to prioritize the ones nearest that area. There were no comments from the public. VOTE: Madore made a motion to approve the project pending DRB approval and recommendations. Second: Dunn. Roll Call: Larose, Madore, Dunn, and Rubin. 4-0 in favor. 4. 120 Washington Street: Extension of Premise for Outdoor Dining for Bue Fez – Review of design of outdoor dining area. Nassar Belghiti was present to discuss the proposal: • Mr. Belghiti explained that the proposal is not an extension, but a continuation of what they’ve always had, which is six tables, 4 seats each. • The property abuts Lappin Park, there is a walkway in between. There are umbrellas on the tables, and string lights. • The applicant is seeking permanent approval of the proposal. • None of the proposed tables are ADA compliant, and one must be replaced with an accessible table. Ms. Newhall-Smith asked Mr. Belghiti to send her a photo of the square table showing accessibility. The table would be accessible to the left of the restaurant. There were no comments from the public. VOTE: Madore made a motion to approve the project pending DRB review. Second: Dunn. Roll Call: Larose, Madore, Dunn, and Rubin. 4-0 in favor. SRA April 9, 2025 Page 4 of 7 Mr. Belghiti will send a photo to Ms. Newhall-Smith who will share it with Ms. Owens for DRB review. 5. 301 Essex Street: Schematic Design Review – Proposed amendment to the previously approved project that seeks to expand the square footage of the approved commercial space to the entire basement and ground floor, which will require additional permitting via the Zoning Board of Appeals for the removal of the proposed ground floor parking spaces. Dan Ricciarelli, Mike Becker, and Charissa Vitas were present to discuss the proposal. • Mr. Ricciarelli shared historic and current photos of the Essex Street neighborhood. • The subject property had historically been a one-story building, and a four-story multi- use building is proposed. • Site plans, elevations, and renderings were shared. • Mr. Becker reported that the cost of the project substantially increased since they began permitting three years ago. • A new proposal makes more use of the available commercial space. No vehicular traffic would be entering from Summer St. and it would eliminate the need for signalization. They felt a parking garage wasn’t the highest and best use of the property. • The new proposal allows them to preserve more of the historic façade and elements. • The building will be raised four feet. Mature trees would remain as part of the change. • The applicant will request that the ZBA amend their variance to address the parking requirements for residential units to allow all parking to be off-site. • B5 zoning does not require parking for commercial tenants. • There will also be a ZBA request to allow for higher density housing units. • A complete redesign of the floor plan is needed. • Trash removal will be handled through a private service. • Mr. Rubin expressed concern about the tenants and expressed interest in seeing year- round activation of the space. • Ms. Madore noted that the proposal does not seem like a complete package based on the materials provided. She expressed concern about the viability of the project. She would also like to have Ms. Napolitano review the project. She would like to see letters of interest from potential tenants that serve the community, especially given the visibility of the area. • Mr. Becker said he does have a letter of interest from one local business. • Mr. Ricciarelli said they are looking for support for the project before going to the ZBA; that this project meets the goals of the SRA in activating the area, bringing in business, etc. • The exterior is likely to remain the same but not guaranteed. • Ms. Madore said it’s difficult to support the project without a good faith effort to show what kind of businesses will be recruited. • Mr. Becker said he has been marketing the building and there is a lot of interest. While the area is 12,000 square feet in size, there is not much need for a large spaces and will likely be used for smaller, local businesses. SRA April 9, 2025 Page 5 of 7 • There is basement space, but Mr. Becker views it as being used for storage, back of the house space. • Mr. Becker historically has been residential developer, but he has been in touch with local brokers on commercial space. He would hire someone to assist him with that. He said construction costs and interest rates have gone up significantly. • While Mr. Becker cited other recent projects that were more lenient with parking requirements, Mr. Daniel noted that one of those projects was a different demographic and one was smaller in size with access to nearby parking, and were permitted under a different process. • Ms. Newhall-Smith noted that she believes this is a full schematic application per their filing and notification of abutters. DRB referral would be next, then SRA review, and final design review, with the ZBA process occurring simultaneously. • Mr. Larose said he could support the residential component of the project but shares the concern with the other board members of what the retail component will look like. • Ms. Madore reiterated her concern about Ms. Napolitano not being present and Mr. Becker’s inexperience with commercial development. Ms. Newhall-Smith said she has a diversity of businesses on the list she keeps about businesses with interest in moving or expanding to Salem. • Mr. Daniel said the proposal is missing some of the details that are typically provided before the SRA sends a proposal to the DRB for their review. • Mr. Becker said they are looking for general support for a project that includes less parking, more commercial, and more housing. • Mr. Rubin said he is supportive of raising the activation of the area. He believes approval of the ZBA may be the next best step, so they understand if they aren’t going to get a variance. The meeting was open for public comment. Polly Wilbur, 7 Cedar Street, said she hopes that the SRA considers the reality of how space will be used and interface with community. The deliveries, traffic, there is no pull-off, do we lose sidewalks, etc. in a place where there is already a significant impact. Karen Beck, 4 Andover Street, was pleased to hear about the desire for thoughtful development as a permanent resident. She felt they needed to look a very reflective eye towards people who are here year-round. • Mr. Becker said the new proposal would include less expensive housing, and affordable housing. • Ms. Madore said she would like to see full schematic plans, and while supportive of the concept is not ready to move the project forward to the DRB. VOTE: Madore made a motion to continue the project to the May 14th SRA meeting. Second: Dunn. Roll Call: Larose, Madore, Dunn, and Rubin. 4-0 in favor. SRA April 9, 2025 Page 6 of 7 New/Old Business 1. Redevelopment of the Historic Courthouses and the Crescent Lot: Update on Project Status Mr. Daniel reported that they are continuing to work on the project. There is still a small funding gap on the Crescent Lot, but they are working on it. There are further meetings with DCAMM, Wynn, and others regarding the Historic Courthouses. The Mass. National Guard architects have toured the building, and they are looking to set up a meeting. The Crescent Lot wall is going through some proposed color changes. It will be before the DRB at their April meeting. Mr. Rubin said he’s heard a number of comments from the public about the more modern colors on the wall. Mr. Daniel said they are looking at warmer colors. 2. Remote Meetings Ms. Newhall-Smith said any in-person meetings would need to be hybrid. They can stay remote until June 2027. She has not spoken to Ms. Napolitano about the change. Ms. Newhall-Smith said she can collect emails from the SRA members on their thoughts of meeting in-person and have them summarized before the next meeting. Ms. Madore believes there is value in meeting in person; quarterly, or annually, etc. Mr. Dunn said he also believes there is value to meeting in person. Mr. Larose agreed with that sentiment. Ms. Newhall-Smith said that from a staff perspective it’s going to be difficult to manage a hybrid meeting. A quorum of the SRA would need to be in-person, including the chair. A Zoom option must be provided. The SRA cannot decide to meet in-person only. 3. SRA Financials Checks made out to Shirin Everett, attorney from KP Law, are her work in assisting with the Courthouse project. 4. Other Approval of Minutes 1. March 12, 2025 Mr. Rubin and Ms. Madore submitted minor comments. VOTE: Madore made a motion to approve the joint meeting minutes. Second: Dunn. Roll Call: Madore, Larose, Dunn, and Rubin. 4-0 in favor. Upcoming Meetings 1. DRB: April 23 2. SRA: May 14 SRA April 9, 2025 Page 7 of 7 Adjournment VOTE: Larose made a motion to adjourn meeting. Seconded by: Madore Roll Call: Larose, Madore, Dunn, and Rubin. 4-0 in favor. SRA adjourned at 8:15pm.