70-90 1/2 BOSTON STREET- P.A.G.S iu-yt M2 13USTUN ST.
P.A.G.S
aSalem
® Redevelopment
Authority
Memorandum
To: Members of the Planning Board
From: Paul Durand,
Chairman, Design Review Board (DRB)
Subject: DRB Board Recommendation: 70-90 %z Boston Street (Pediatric
Associates of Greater Boston, Inc. / DHM Realty Trust— Medical Office
Building)
Date: April 8, 2014
Cc: Lynn Goonin Duncan, AICP
Director, Department of Planning and Community Development
All projects proposed in the North River Canal Corridor(NRCC) Neighborhood Mixed
Use District that require Site Plan Review are required to receive a recommendation by
the Design Review Board (DRB). The DRB's role is to review proposals to ensure that
they are designed to complement and harmonize with adjacent land uses with respect to
architecture, scale, landscaping and screening.
At the Design Review Board meeting held on March 26, 2014, the DRB voted
unanimously to recommend approval of the proposed project at 70-90 %z Boston Street as
modified by the applicant in revised plans dated March 25, 2014.
As part of its recommendation, the DRB requested future review of details on exterior
building and site lighting, screening of mechanical elements and dumpsters, and signage.
The DRB also requests a review of the final construction plans prior to the issuance of a
building permit. Landscaping and material treatments should be in accordance to what
was recommended for approval by the DRB on March 25, 2014.
Proposal
The Applicant appeared before the DRB for the first time on March 5, 2014, to present
plans for the construction of a proposed medical office building with a total of 40,000
square feet of office and a 17,806 sf parking garage. The building has two stories
fronting Boston Street and four stories fronting Goodhue Street as the grade drops
significantly from Boston to Goodhue Streets. Exterior finishes primarily include
corrugated metal siding, perforated metal screening for the parking lot on the Goodhue
Street side, wood at the soffit of the roof overhang on the Boston Street side, and
aluminum for door and window frames. The original submittal is on file in the
Department of Planning and Community Development dated February 24, 2014. The
DRB subsequently discussed this project on March 26, 2014. Revised drawings for
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elevations and landscaping were dated March 25, 2014, and a presentation was shown,
dated March 26, 2014.
At the March 5, 2014 DRB meeting, among the comments the Board expressed were
concerns with the pedestrian access to the building and site from Goodhue Street, the
screening of dumpsters at Goodhue Street, the treatment of a retaining wall at Goodhue
Street, the concentration and color of the metal siding(especially on the Goodhue Street
side), reinforcement of the site's edge along Boston Street (especially in regards to street
trees), and site lighting.
The Applicant next appeared before the DRB on March 25, 2014,to discuss the DRB's
comments from the previous meeting. Although the February 24,2014 plans (presented
on March 5, 2014) were not presented again to the DRB; the only revised plans presented
were the landscape plan and elevations (dated March 25, 2014).
Modifications to the proposal included:
• The addition of low shrubbery and additional street trees along Goodhue
Street to improve screening and the pedestrian experience
• Air condenser unit location is on Goodhue Street
o Specific details were not provided
• An entrance was added on the Goodhue Street side for
pedestrian/public/patient access
o This was shown in the presentation as an update to plans that were
submitted
• The applicant presented a live-sample "champagne" color option for the
corrugated metal siding, as well as a metal screen with smaller perforations
for the screening for the staff parking garage
The DRB indicated the revised plans addressed their concerns with massing,placement
of the ground floor uses, landscaping, the buffer, the atrium, and the transition between
the two and four story sections of the building.
The Board indicated concerns remained with the treatment of the corner at Boston and
Bridge streets and requested more information on the lobby and the central pass-through.
Revised drawings dated April 8, 2010, were submitted for review at the DRB special
meeting on April 13, 2010.
The modifications to the proposal were as follows:
- The design of the comer at Boston and Bridge streets was revised.
- The Boston Street entrance was modified.
- The central pass-through lobby was modified.
The Board did not express further concerns about the materials or pedestrian access on
Goodhue Street. Board Member David Jaquith noted that he did not feel a previous
2
suggestion to have a planting cover the retaining wall on Goodhue Street was addressed.
Additionally, the Board would still like to see final outcomes for the screening of
mechanical elements, screening of dumpsters, and a lighting plan. These and other
conditions were mandated conditions for recommended approval by the Planning Board.
Recommendation
At their meeting on March 25, 2014, the Design Review Board voted unanimously to
recommend approval of the plans submitted March 5, 2014 and amended in plans dated
March 26, 2014, as well as presented in slides shown on and dated March 26, 2014, for
the project at 70-92 V2 Boston Street with the following conditions:
1. The applicant will submit final construction plans for review and approval by the
DRB prior to obtaining a building permit.
2. The landscape plan is in accordance with the landscaping plan dated March 25,
2014.
3. The materials and color samples are in accordance with samples submitted and
approved by the DRB—the "champagne" color that was presented to the DRB on
March 26, 2014 should be used for the corrugated metal siding and the metal
screening with the larger perforations of the two samples shown should be used.
4. The applicant will submit plans for the screening of dumpsters and mechanical
elements to the DRB for final approval prior to obtaining a building permit.
5. The applicant will submit a plan for lighting the site and the building to the DRB
for review prior to obtaining a building permit.
6. The signage for the building and the site must be reviewed and approved prior to
obtaining a sign permit
The Applicant is strictly required to construct the project in accordance with all details of
the approved drawings. Permission to make changes from such approved drawings must
be requested by the Applicant in writing to the Director of Planning and Community
Development who, in turn, will reply in writing giving her approval or disapproval of the
changes. No changes in the work are to be undertaken until such approval has been
obtained.
Please contact Andrew Shapiro, Economic Development Planner, at 978-619-5685 or
ashapiro &salem.com if you have any questions regarding this recommendation.
3
_ Salem
Redevelopment
Authority
Design Review Board Proposal
March 26, 2014
70-92 '/: Boston Street (DHM Realty Trust/Pediatric Associates of Greater
Salem, inc.): Discussion of proposed medical office development
Proposal for March 26, 2014 DRB Meeting
The applicant has provided revised plans in response to the feedback received from
the Board and public on March 5, 2014. Attached as well is a letter from Historic
Salem Inc. (HSI), which provides comments about the proposed development.
Proposal for March 5, 2014 DRB Meeting
The proposal includes a coverletter with an introduction, description of existing
conditions, project description, and a statement about the project's compliance with
the North River Canal Corridor (NRCC) Master Plan. Also included is a full set of
plans that include existing conditions, site layout, landscape plan, site sections, floor
plans, elevations, and renderings.
The applicant seeks to develop a medical office building on the site described and
shown in these documents. The site was formerly an intensively used industrial
property.
Staff Comment for March 20, 2014 DRB Meeting
A member of the public asked that the DRB consider requesting that the applicant
reuse some of the brick found on the existing site in some form or fashion. This
could be as simple as using the brick for embellishment of the retaining wall, or
elsewhere on site. Additionally, a question was posed as to whether the applicant
could consider utilizing the old "Flynn Tan" sign in some form or fashion on-site.
Staff Comment from March 5, 2014 DRB Meeting
Because this site is within the NRCC, the proposal must conform to the NRCC
Master Plan, and it must adhere to zoning associated with the NRCC Overlay District.
To assist you in your review, I am including copies of the NRCC Master Plan that
highlight issues pertinent to this site. I am also including primary portions of the
zoning code associated with the NRCC Overlay District, as well as a memo sent from
the Staff Planner who oversees the Planning Board to me in regards to issues
discussed at the first Planning Board meeting about this project.
Salem
Redevelopment
Authority
• Under 8.4.2 Standards of the zoning code, it would appear that the proposed
materials for this project do not adhere: Pre-cast concrete or prefab aluminum
or metal panels are highly discouraged.
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BOSTON STREET
LANDSCAPE PLANSCAPE PLAN-REVISED
PaGa�rc,dA�a�vo PEDIATRIC ASSOCIATES OF LANDSCAPE PLAN P E R K I N S+WILL L_1
GREATER SALEM ReMisetl Mach 25,2014
� . CITY OF SALEM, MASSACHUSETTS
4
o DEPARTMENT OF PLANNING AND
9��,MnvRn�' COMMUNITY DEVELOPMENT
KIMBERLEY DRISCoIu.
MAYOR 120 WASHINGTON STREET ♦ SALEM,MASSACHusETTs 01970
TELE:978-619-5685 ♦ FAx:978-740-0404
LYNN GOONIN DUNCAN,AICP
DIRECTOR
STAFF MEMORANDUM
TO: Andrew Shapiro
FROM: Dana Menon,Staff Planner
DATE: February 24, 2014
RF.: February 20,2014 Planning Board hearing on proposed redevelopment of the former
Flynntan site,70-92'/2 Boston Street
The Planning Board opened the public hearing for the application of DHM Realty Trust/Pediatric Associates
of Greater Salem, Inc. for a Site Plan Review and Flood Hazard District Special Permit for the property
located at 70 to 92 V2 Boston Street(NRCC). Specifically,the application proposes the redevelopment of the
former F1ynntan site into a medical office building,with associated parking,landscaping,and demolition of
existing buildings.
At the hearing, the following Board members were present: Chuck Puleo(chair), Dale Yale,Ben Anderson,
Kirt Rieder,Tim Readv,Helen Sides,and Bill Griset.
Attorney Joseph Correnti presented the petition. Attorney Correnti stated that the applicant would also be
applying to the Conservation Commission for a determination of applicability, to the Historical Commission
for a requesting for Demolition Delay Waiver,and to the DRB.
The proposed project was generally supported by the Board members,with some questions and concerns.
These included:
• The proposed plan should maxmize on-site storm water retention and infiltration to the greatest
extent possible.
• In the landscaped area along Boston Street, trees should be planted at regular intervals along the
sidewalk to replicate the feeling and benefits of street trees,without the trees having to actually be
located in the sidewalk.
• The large landscaped area on the south-eastem portion of the site is underutifiz.ed. The adjacency to
the rear of the Dunkin Donuts building should be recognized,and site uses should be either screened
from the Dunkin Donuts,or extended to it.
• A strong pedestrian connectior from Goodhue Street into the lower side of the building should be
established. An elevator is proposed in the garage level to provide access to the upper levels—a
pedestrian connection could be established to the elevator.
• Additional perspectives should be provided that illustrate the views of the proposed facility from
adjacent streets and properties. For example, the view approaching from Grove/Goodhue Street,
the view approaching from the different directions on Boston Street, the view from the closest
neighbors on Goodhue&Beaver Street (looking toward the proposed retaining wall).
• Pedestrians mat'desire to cut thrcugh the site along the south-east side of the building,adjacent to
Witch City Cycles. Measures should be taken to either prevent this or to formalize that access.
• The applicant should provide a materials board for consideration
• Traffic studies should be completed, and traffic/parking improvements should be coordinated with
the City's improvements to Grove Street(MassWorks grant).
• While the materials need to be developed further, the applicant's obvious consideration of texture
and detail in their proposal is encouraging. The applicant's efforts to use materials beyond standard
stucco or concrete block is appreciated.
Councilor Furey,Councilor Eppley, Cour_cilor Gerard, and representatives from adjacent neighborhood
associations generally spoke in support of the proposed redevelopment,with some questions and concerns,
including:
• The proposed building materials are not in keeping with zoning regulations of the NRCC District or
the recommendations of the NRCC Master Plan.
• Traffic entering/exiting onto Boston Street should be studied—there are three problematic
intersections adjacent to the proposed driveway(Boston,Nichols,&Grove and Boston&Hanson).
• The applicant should familiarize themselves w th the recommendations of the NRCC Master Plan.
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VIEW FROM ACROSS BOSTON STREET
GROVE STREET 28 GOODHUE STREET
DEVELOPMENT
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GREATER SALEM Revised March 18, 2014
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GREATER SALEM Revised March 18, 2014
Salem Design Review Board
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GREATER SALEM Revised March 18, 2014
Salem Design Review Board