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2005-02-08 SRA Special Meeting MinutesSRA Minutes February 8, 2005 Page 1 of 6 MINUTES OF THE BOARD MEETING OF THE SALEM REDEVELOPMENT AUTHORITY HELD ON FEBRUARY 8, 2005 A special meeting of the Salem Redevelopment Authority (SRA) Board was held in the third floor conference room at the City Hall Annex, 120 Washington Street, on Tuesday, February 8, 2005 at 6:00pm. Chairman Michael Brennan called the meeting to order and on roll call, the following members were present: Michael Brennan, Michael Connelly, Christine Sullivan, and Russell Vickers. Lynn Duncan, Executive Director, Valerie Gingrich, Staff Planner, and Debra Tucker, Clerk, were also present. REDEVELOPMENT AUTHORITY PROJECT Old Salem Jail Chairman Brennan explained that the community meeting was scheduled in order to discuss the Old Salem Jail property reuse study progress and the agenda included review of existing conditions, opportunities and constraints, market conditions, history and historic resources, reuse concepts, and discussion of additional ideas for reuse. Lynn Duncan explained that the regular February meeting of the SRA would be held on February 9th at 6 p.m. and the next public meeting will be on March 9th. The SRA will have a special meeting on March 3rd regarding the Salem Jail matter. He then introduced consultants Steve Cecil and Peter Smith, who reviewed the project. Mr. Cecil stated that they were responsible for evaluating historic preservation and the cost benefits. He explained that their overall charge is to help prepare the way for a process where the City would offer the jail as a project for development. He explained that they will work to predict what the market shows would be feasible and will shape that by understanding and communicating the public interest ahead of time so that a developer who may be interested is well informed. Mr. Cecil stressed that it is important that something be done with the property in a reasonably timely manner and that it not stay vacant. He stated that portions of the property may or may not be salvageable. He presented plans and drawings of the site and reviewed the site, surroundings and buildings, including the jail, the jail keeper’s house, and the barn. Mr. Cecil stated that the Bridge St. bypass road redesign will change the Bridge St. portion of the property by possibly adding some green space in front of the property. Mr. Cecil stated that the building itself is showing a lot of deterioration. Mr. Cecil stated that there is no heat, has been no maintenance, and there are roof problems. He explained that a structural review has been delayed by snow but will be done. Mr. Cecil stated that there was previously a fire in the jail keeper’s house and there was some stabilization done. He added that the barn is in bad shape and cannot be entered. Mr. Cecil stated that there will be an evaluation done tomorrow and recommendations made then. Mr. Cecil said that from a regulatory standpoint it is located in an historic district and will have to meet Secretary of the Interior standards for rehabilitation. The Massachusetts Historic Commission may have something to say especially about the jail keeper’s house. This will affect the overall cost and is now presumed to be the standard. Mr. Cecil said that the zoned area allows some flexibility of use. If housing were done, there would be a limitation on the size and the number of units. If that were found to be the best use some zoning change would probably be necessary. SRA Minutes February 8, 2005 Page 2 of 6 Peter Smith reported that he has done a market overview. He stated that there has been a tremendous amount of progress from just four years ago and there is much activity in the housing market and a 40% increase in housing prices with an increase in sales. Mr. Smith stated that the property is in a desirable location in a gateway to the city, which would be an instant marketing advantage. He stated that it is close to the train, there is open space, the jail is a good solid building, and there is room for parking on the site. He said that housing is an option. Mr. Smith added that it will be very expensive to renovate the property due to a fire and that the property has been vacant and exposed for ten years. He stated that there will be a lot of interior demolition necessary. Mr. Smith gave a very rough estimate of $300.00 per square for total development cost. He compared that to $250.00 per square foot for new construction. Mr. Smith stated that Condo values are good and selling well at high prices, so this type of development would be possible. He stated that rental housing would probably not be feasible since rents would have to be over $2,000.00 a month. Mr. Smith estimated that $25.00 per square foot for commercial space would be high for that area. He stated that in order to support retail it would be in the mid $20.00’s and would be high. A hotel, he felt, would not be supported. Mr. Cecil added that a unique user may find a special use, but it is hard to predict. He stated that traffic will not be a significant factor on the site and the site must support parking. Mr. Cecil explained that the ceiling heights of each floor of the jail are very low at approximately 9 feet. He explained that the structure will not work as it is now as a cell structure. Mr. Cecil said that the site would probably support 38 spaces as it is now. He added that a mixed use would require more parking and not leave any public parking spaces. Mr. Cecil stated that the wall must be retained since it is historic and the walkway should be retained. He stated that the proposed Bridge St. green space may not be available for consideration as it is part of the Bridge St. road project. Mr. Cecil explained that more intensive use of the site will require creative thinking for parking. He stated that approximately 17-18 units of housing could be built on the site. Mr. Cecil stated that the City does not have public money available for this project, but there may be some grants or other funds available. Ms. Sullivan stated that condos are not a foregone conclusion. The purpose of the meeting is to hear ideas for use. Jean Pelletier, Ward 3 Councilor, said that he had asked the SRA to consider use of the old Almy’s parking lot for the parking requirements for the site. He suggested a public/private venture parking garage. He is concerned about the condo development in Salem and specifically the Salem Laundry building where there are more condos being built than parking. A member of the public asked about the possibility of adding new construction to subsidize the rehabilitation of the jail. Mr. Cecil replied that it would be possible, if offsite parking were available. He added that it is a very tight site. A member of the public asked if underground parking was a possibility. A member of the public stated that she leans toward condo development. She owns a condo at 99 Washington St. and sees condo owners who pay taxes, shop downtown, and care about what is going on. SRA Minutes February 8, 2005 Page 3 of 6 A member of the public asked about the exercise yard as parking. Mr. Cecil said that it would be more reasonable to use the parking lot as a parking lot. A member of the public said that tenants of the elderly housing buildings across the street use the property for parking for visitors. Mr. Cecil said that they have also asked to try to set aside some community parking spaces for the public as well. He also said that, if that parking is a requirement, then other solutions would have to be figured out. A member of the public asked about the weathervane missing from the top of the jail roof. Mr. Cecil replied that he did not know about it. A member of the public asked about the expansion plan for the MBTA parking lot. Lynn Duncan answered that the State plan would be for the Court as well and is for approximately 900 or 1,000 spaces. She explained that there is no specific timetable yet and discussions are ongoing regarding the Court Houses as well. She added that this project is moving forward quickly and the parking issue would have to be solved now. Mr. Smith added that his assumption is that there would be 2 spaces per unit. He explained that there are situations where there are less, but to be at the top of the market and to get the most value for the land that is the assumption. Tom Moran, the Commander of the Second Corp Veteran’s Association of the102nd Artillery Armory, gave an overview of the history of the 200- year history of the Armory use and the services that the National Guard used to provide. He commented that more than 20,000 people used to come into Salem as a result and spent money in the City. They provided safety and help for the City at no cost to the City. Mr. Moran added that the area is historic and had a military use. He stated that he was there only for fact gathering now and will make a report and that his unit is still in the field. A member of the public noted that the parking issue is a huge driver in development of the property and asked if they considered off site parking. Mr. Cecil replied that it would be possible to build something down at the church end of the lot, but that it would not be likely to be very large. The site is small. A member of the public asked about entertainment, tourism, or a Parker Brothers museum. She felt that parking wouldn’t be as necessary, since the train is nearby. Mr. Cecil answered that it is wide open. The categories that were mentioned are ideas. A member of the public asked about retail. Mr. Cecil said that there are different types of retail. A developer would have to look at it. He stated that the location is at the edge of the downtown area. He added that the walk-by traffic would have to be analyzed. A member of the public asked if exterior demolition was allowable. Mr. Cecil said that the Secretary of the Interior standards would have to be met. There are set guidelines and practices. There are late additions to the building such as 1970’s concrete block and different improvements at different historical times. A developer may have to take it apart and put it back together. Mr. Smith added that it would be very expensive. A member of the public gave Lynn Duncan a proposal for a restaurant. She explained her idea of a restaurant with a jail theme. Lynn Duncan replied that a restaurant was one of the ideas on the list and is a possible use. Mr. Cecil added that it is a large building to use for a restaurant and parking would be an issue. Kim Driscoll asked if the committee would consider an acquisition cost of $0 for a mixed-use proposal or a proposal with a little more pizzazz since there is no City subsidy money available. Mr. Cecil replied that the SRA is not obligated to take the highest priced proposal. SRA Minutes February 8, 2005 Page 4 of 6 A member of the public mentioned the Cambridge City Hall annex as a green building and asked if the SRA would make this project into a green building project. Mr. Smith replied that they had not gotten instructions for that and it hasn’t been put into their program. He added that there are usually grants available for that. A member of the public asked about the Charles St. jail hotel project in Boston and their lack of parking. Mr. Cecil said that they are looking at that case study to learn from it for Salem. A member of the public commented that the Secretary of Interior standards are available on their website. She urged the SRA to consider giving some preference for active public use on the ground floor levels if possible, since it is a public building now. Mr. Smith said that mixed use is not out of the question. He estimated the rental rate cost for a restaurant is about $13.00 to $15.00 per square foot. Deborah Greel of Salem Main Streets commented that she wants to cast a wide net nationwide. She said that it could be a Barnes and Noble. She would not be so afraid of the parking issues. She commented that parking in the City is available at night. A member of the public seconded the idea of active use over condos. He referred to Shetland Park and the incredible job that they did with 7’3” ceilings. He added that it is not a good idea to take away parking and public spaces. Ward 2 Councilor, Mike Sosnowski, spoke on behalf of the elderly housing residents of the Dalton Building and Morency Manor and said that there is not enough parking for the people who live there. If possible, he would want at least 12 spaces for them and said that we have to protect the elderly. He added that it was only a request if all other possibilities had been exhausted. A member of the public told of the Napier Prison in New Zealand and the fact that it had been turned into a hostel. The cells were used as sleeping quarters for backpackers. This was done with no real renovations and the jail was kept as it is. Tours and activities were held there. He wants the Salem Jail left as is, since “once it is gone, it is gone”. A member of the public who lives on Beacon St. spoke of the spirituality of the place and Salem as a cultural City. He commented that he fell in love with the jail. He hopes to see the jail as a multi-use cultural center since it has good energy. Mr. Brennan read a letter from Peter Victory requesting consideration of the idea of a library for artifacts and documents. Barry Corrigan and his wife Maryann said that they want to see the jail as it was historically in 1813. They would like the jail to remain a museum and attraction and said that it would be a tremendous money- maker. A member of the public said that as a gateway into the City, we should introduce with history and culture instead of condos. Another member of the public gave the Newburyport Firehouse, which is used as a theater, as a model for more cultural use. Mr. Smith commented that there is less funding support for the arts. A member of the public asked what the restoration cost would be. Mr. Cecil answered that this would be determined next. Mr. Cecil commented that the jail has a very difficult interior. He added that the cell blocks are fitted together and the roof is supported by that and there are limited windows. He stated that modern safety codes and accessibility requirements will have to be met. Mr. Cecil said that the building does not meet code now. A member of the public asked if it would be feasible to use the space as a public meeting space. Mr. Cecil answered that the jail is a tight set of cages with a complicated floor plan that would have to be changed. SRA Minutes February 8, 2005 Page 5 of 6 A member of the public asked if there would be a tour given. Mr. Cecil said that there would be in the future after the reuse study was completed. Deborah Greel asked if there would be a request for qualifications. Lynn Duncan answered that the SRA wants to move the process along quickly and preserve and redevelop the site. She explained that they will be issuing a Request for Proposals and qualifications will be part of the process. She added that there will be no site tours now but will be later as part of the proposal process. She asked that any interested parties leave their contact information with her. Mr. Cecil stated that technical reports and memorandum will be submitted along with an overall market evaluation in order to provide a good packet of material and information for the RFP’s that the City will prepare. Linda and Scott Langton spoke as representatives of an interested party and expressed interest in mixed use. Mr. Cecil said that they will not be creating a specific plan but a range. Ms. Sullivan asked if a proposal had a glitch would the applicant have an opportunity to correct it. Lynn Duncan replied that yes the SRA would work with them. A member of the public suggested that the site would make a great Martha Stewart hotel. He referenced East Cambridge and his involvement with a church renovation. He added that the reality is money and the development will require serious financial backing and should be a serious consideration. Mr. Brennan agreed that money will be important issue. The member of the public then asked if the SRA would “condo-ize” the building and sell sections of it to different developers. Mr. Brennan said that is the hope that a developer would partner with other developers to do that but the SRA would not partner developers. Another member of the public hoped that a non-profit organization would be interested and could raise the money.. Lynn Duncan and Mr. Brennan replied that this is what these meetings are for. Jim Treadwell said that he understood that the neighbors would be participating. He commented that historic preservation is a concern and developers must respect the historic structure. He asked if it would be transferred to the SRA and the building would be secured. Mr. Brennan answered that the SRA does own the building and it is its responsibility. Lynn Duncan added that this was part of the agreement with the transfer. She said that she has spoken with Tom St. Pierre, Director of Public Properties, who assured her that the site is secure and there have been no recent problems. There were past problems with people getting it. A site inspection is conducted twice a week. The fencing has been and will continue to be repaired. Ms. Duncan added that she has contacted Captain Rodney Comeau of the Salem Police Department and there has been no recent problems. Mr. Smith replied to an audience question that he thought that the property was vacated in 1991. Ms. Sullivan added that there was an effort to sell the property, but there were no bids. She added that the economy is better now. Tom Moran asked about the water damage and if the roof would be repaired or a canvas put over the top. Mr. Cecil said that there is concern over whether there is a cost benefit. A member of the public reported that the weathervane was missing from the roof of the jail for at least two months. A member of the public asked what the timeline is. Mr. Cecil said that the prep work should be done in about one month. Depending upon marketing things could move rapidly. He and Peter Smith would confer with the SRA on the options available to do detailed costing and pro forma. Final reports and conclusions would be given. There will be an overall recommendation before the RFP is issued. SRA Minutes February 8, 2005 Page 6 of 6 A member of the public stated that the jail is significant to Salem. The jail was used in the War of 1812 for British prisoners. Mr. Brennan thanked Mr. Cecil and Mr. Smith and the public. He said that these public meetings are helpful and added that the amount of people there was great. Adjournment There being no further business, Mr. Connelly motioned to adjourn the meeting. Ms. Sullivan seconded, and the motion passed (4-0). Meeting stands adjourned. Respectfully submitted, Debra Tucker Clerk