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2003-05-07 SRA MinutesPage 1 of 7 MINUTES OF THE BOARD MEETING OF THE SALEM REDEVELOPMENT AUTHORITY HELD ON MAY 7, 2003 A regular 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 Wednesday, May 7, 2003 at 6:00pm. Chairman Robert Curran called the meeting to order and on roll call, the following members were present: Michael Brennan, Conrad Baldini, Robert Curran, Russell Vickers and Michael Connelly. Joseph Walsh, Executive Director of the SRA, Don Giard, Senior Planner, and Tania Hartford, Economic Development Planner, were also present. Minutes Chairman Curran called for approval of the minutes from the April 9, 2003 meeting. There being no discussion, Mr. Connelly made a motion to approve the minutes; Mr. Vickers seconded the motion. Motion passed (5-0). Discussion/ New Business 1. Executive Director’s Report Mr. Walsh provided the Board with his report. • A check has been submitted to the SRA for the outstanding balance on the Joa n Boudreau loan. The original loan was paid by the city and the payoff on the loan was made payable to the SRA. The check will be deposited to the SRA account and transferred to the city to pay off the outstanding balance. Mr. Walsh provided an update on the SRA Bank Account by noting that the current balance was $12,618. • The Derby Lofts (former Laundry Building) project is currently before the Planning Board and the developer has continued to work with the DRB on the schematic design for the project. Mr. Walsh distributed copies of the latest design drawings for the conceptual design phase reviewed by the DRB. Mr. Walsh stated that the applicant has proceeded beyond the schematic design phase however at this point the developer would like comment from the SRA stating that the schematic design is okay and the project is on the right track. This type of assurance will give the developer an indication of the SRA’s support of the project and will help with the financing. Mr. Walsh noted that the architect working on the project, Mark Meche, is available to answer questions. Mr. Brennan made a motion to approve the schematic design submission for the project. Mr. Connelly seconded. Motion passed (5-0). • Minor changes have been proposed for the Essex Pedestrian Mall. The city is interested in the possibility of removing a 6’ long section of an existing brick wall to provide better access to the Asahi Restaurant adjacent to the East India Fountain. Mr. Walsh stated that this would be a minor cosmetic change and that he wanted to check with the SRA on the proposed change. He noted that if the SRA has a problem with the change, the city can Page 2 of 7 reconstruct it to the original condition. Mr. Vickers made a motion to approve the change. Mr. Connelly seconded. Motion passed (5-0). • The city has received several complaints about the new signage at the Salem Beer Works on Derby Street. Mr. Walsh stated that the city has been talking to the owner and that Mr. Giard is working on enforcement. Mr. Giard stated that a letter would be sent out by the next week. Mr. Brennan requested that a message be sent from the Board stating that the current signage is offensive and will not be approved if it comes before the Board. • A mural has been proposed for the Museum Place parking garage and that it will be sent to the DRB for review before coming to the SRA for final approval. • The city has the opportunity to take advantage of the services of sign designer John Roll (designer of the Freedom Trail in Boston) to assist with the red line route. Mr. Walsh stated that Mr. Roll has offered to spend a day free of charge to make recommendations to the SRA. Mr. Curran stated that merchants have complained about being left out. Mr. Walsh stated that this year the city will find a way to make everyone happy. 2. Old Police Station Update Mr. Walsh stated that a copy of the Land Disposition Agreement (LDA) was included in the SRA meeting package but the financing information was not included. The developers had originally looked at Heritage Bank for their financing but have now moved to Beverly Cooperative Bank. Mr. Walsh stated that Beverly Cooperative is excited to have the opportunity to be involved with this project. Mr. Walsh stated that the SRA still needs to vote on three components: financing, construction timetable and the LDA. He noted that at this meeting, he would like comments on the draft LDA and members can ask the developer [who was present] questions regarding the project. Mr. Walsh also commented that he would like to execute an agreement by the next SRA meeting and asked the Board to grant authority to the Executive Director and the Chairman to execute the agreement in the next five weeks and make any necessary administrative changes. Mr. Vickers stated that the issues the SRA raised with the developers were changed. He stated that the LDA will survive through the completion of the project but will not be recorded; therefore, a list of restrictions that will be recorded with the deed must be included. He questioned what would survive in the LDA. Steve Lovely, representing the developer, stated that the covenants with the deed will survive the LDA. Mr. Walsh stated that the rights of way should also be recorded. Mr. Vickers stated that the LDA will not be recorded with the deed and some of the side agreements on the LDA will survive that document. John Keenan, City Solicitor, stated that the easements would be recorded separately. Mr. Walsh stated that the rights-of-way should be recorded and asked the Board if he and the Chairman could Mr. Walsh suggested that a closing date with the phrase “no later than” be established. Page 3 of 7 Mr. Brennan asked Mr. Keenan the amount of the loan. Mr. Keenan stated that the construction loan would be for $3 million. Mr. Brennan asked what would happen if the loan does not close by that date and suggested the establishment of an additional deposit if the developer does not make the closing date. Mr. Keenan stated that an additional deposit would be fine. He noted that the environmental remediation has been holding up the project due to poor record keeping by the city and suggested that if the delays are caused by the City, the developer should not be penalized. Mr. Walsh stated that most members have not had the LDA for more than a day and if they have any questions over the next few weeks they can contact him. Mr. Keenan stated that the only significant change is that the bank has requested reversion rights to recoup their losses in case of default. Mr. Brennan asked Mr. Keenan if the SRA needs to be indemnified or added as an additional insured. Mr. Keenan stated that he did not think that it was necessary. Mr. Brennan made a motion to accept the LDA with the modifications. The motion was seconded by Mr. Vickers. Motion passed (5-0). 3. Proposed boundaries change to Heritage Plaza West Urban Renewal District Mr. Walsh stated that there been a long legal battle between the city and Holyoke Insurance over the preservation of 18 Crombie Street. Mr. Keenan has been working with Holyoke Insurance to find a resolution. Mr. Keenan stated that Holyoke Insurance had originally purchased the building for office space but found the renovation to be too costly. It then proposed the demolition of the building to create additional parking. The city prevented the demolition and Holyoke Insurance sued the city and lost. Recently, Holyoke Insurance has downsized but does need some additional designated parking. The city and Holyoke Insurance have been trying to develop an amica ble solution. The SRA could take possession of the building for preservation. However, to provide designated parking spaces adjacent to Holyoke Insurance, the SRA would have to expand its boundary. Mr. Walsh outlined the steps that would need to be taken. First, the SRA would need to expand the Heritage West boundary, which allows the SRA to handle the project. Second, an easement agreement would be established between the SRA and Holyoke to grant designated parking spaces during business hours. The SRA can establish this type of agreement but the city cannot. Finally, once the SRA has control of 18 Crombie, it can then dispose of the building at below market cost for redevelopment. Mr. Keenan stated that he has been in regular contact with Councillor Joan Lovely and she supports this proposal, as well as the neighbors. The Mayor also is interested in saving the building. Mr. Keenan stated that the SRA could take the building by eminent domain but that an agreement is a better solution. Page 4 of 7 Mr. Vickers asked Mr. Keenan who has jurisdiction of the street once the boundary is extended. Mr. Keenan stated that there will be no alteration of the street and the only change will be the installation of parking signs. Residents will be able to park there during the evening. Mr. Baldini made a motion to approve the proposed boundary to the Heritage Plaza West Urban Renewal Area. Mr. Brennan seconded the motion. Motion passed (5-0). 4. Marine Arts Gallery – Discussion of Side Wall Mr. Walsh stated that Russell Kiernan, owner of Marine Arts Gallery, has requested to speak to the SRA regarding the condition of the side wall of his building facing the Peabody Essex Museum’s Esplanade. Councillor O’Leary has also wanted to be present for this discussion. Mr. Walsh stated that the wall is covered in the museum plan and it is an item of unfinished business that needs to be addressed. The landscape screening is not an acceptable solution and the SRA has sent a letter to the museum requesting the use of brick, similar to the wall at Saccon Jewelers. Mr. Nick Decoulas, attorney for Mr. Kiernan, stated that the PEM made a number of promises with regards to the wall and at this point there needs to be enforcement. Mr. Walsh stated that the SRA decision, and what can be enforced, is for the PEM to repair the Marine Arts Gallery wall. Councillor O’Leary stated that the SRA voted for brick on that wall and the screening of trees with plastic was not acceptable. He stated that there needs to be some enforcement to get the wall up. Mr. Connelley asked if the SRA could give final approval if all the conditions were not met. Mr. Walsh stated that PEM would not get a certificate of completion from the SRA until all the conditions were met but they can get a certificate of occupancy from the Building Inspector. DESIGN REVIEW BOARD RECOMMENDATIONS 5. City Signage Program (Salem, MA) – Consideration of DRB recommendation for city- wide directional sign program Mr. Walsh presented the City signage program to the Board. He stated that the proposal includes three series of signs: highway (Route 128), parking and pedestrian. Mr. Walsh stated that the City is seeking SRA approval of the sign concept tonight. Once they have final approval, the design will be forwarded to the Mayor’s office for implementation. Mr. Walsh stated that John Roll completed the entire design package and that Mr. Giard is available for any DRB questions. The proposal includes vehicular and pedestrian directional signage along the City’s entrance corridors and the downtown area. Specific sign types include: Trail Blazer, City Gateway, Vehicular Directional, Parking Directional, Historic District, Pedestrian Directional and Pedestrian Maps. Page 5 of 7 Mr. Baldini made a motion to approve the DRB recommendation for the City Signage Program. Mr. Vickers seconded the motion. Motion passed (5-0). REDEVELOPMENT PROJECTS REVIEW (out of order from meeting agenda) 14. Lawrence Place (133-137 Washington Street) – Project introduction and proposed change of use David Pabich, Salem Renewal, presented plans for the redevelopment of the former Bleachers building located at 133-137 Washington Street. Mr. Pabich stated that Salem Renewal has not taken ownership of the building but expect to close on June 15, 2003. He stated that there is considerable interior work to be done and that he is presenting proposed exterior changes tonight. The proposed improvements include the removal of the first floor windows with plate glass windows and new entries to bring the building back to its original condition. The area adjacent to Derby Square will include a change in use on the first floor into residential for the addition of three town homes. All of the second and third levels will be residential and will include replacement windows that are more modern, but similar to the existing windows. The existing slate roof is in a deteriorated state and will be replaced with asphalt shingles. In addition, the existing compressors will be removed and replaced with new compressors that will be less visible. Mr. Brennan made a motion to send the project to the DRB for further review. Mr. Connelly seconded the motion. Motion passed (5-0). DESIGN REVIEW BOARD RECOMMENDATIONS (Continued) 6. Salem Probate Court (32 Federal Street) – Consideration of DRB recommendation for proposed handicap ramp The DRB approved the plans as submitted. The final plans include a flat iron railing and the DRB has requested a specification. Mr. Connelly made a motion to approve the project. Mr. Vickers seconde d the motion. Motion passed (5-0). Mr. Curran excused himself from the meeting. 7. Edgewater Café (155 Washington Street) – Consideration of DRB recommendation for proposed outdoor café permit, lighting and changes to rear building elevation. Mr. Giard presented the project. The outdoor café consists of seven black metal tables and 28 black metal chairs located along Front Street. Proposed lighting includes a total of six (6)Nostalgia #8812VL1 light fixtures by Environmental Lighting for Architecture, Inc. In addition, the applicant presented an amended architectural plan for the rear of the building. The revised plan includes new trim and aluminum siding to conceal the existing metal ductwork. Page 6 of 7 The project received a positive recommendation from the DRB pending approval of a final specification for the proposed tables and chairs. The applicant also requires Licensing Board and Board of Health approval. Mr. Vickers motioned to approve the project with the condition that the applicant submit a specification for the site furniture to the city for final approval. Mr. Brennan seconded the motion. Motion passed (4-0). 8. Blaisdell Professional Building (47 Federal Street) – Consideration of DRB recommendation for proposed hanging sign The proposal consists of a 30” x 38” projecting wood sign with red and gold lettering on a black background. The DRB recommended approval as submitted. Mr. Connelly motioned to approve the Design Review Board recommendation. Mr. Vickers seconded the motion. Motion passed (4-0). 9. Fuel (47 Federal Street) – Consideration of DRB recommendation for proposed outdoor café. The proposal consists of a total of six (6) 2’ square metal tables and 18 chairs. Three of the tables will be located along the Essex Mall and three will b e located within a covered walkway adjacent to Essex House Condominiums as illustrated in the plan entitled “Coffee House Outside Seating Plan”. The DRB approved the application as submitted. Mr. Connelly motioned to approve the DRB recommendation. Mr. Vickers seconded the motion. Motion passed (4-0). 10. Coldwell Banker (7 ½ Church Street) The proposal consists of a 14” x 12’-0” carved wood wall sign with blue lettering on a white background. The proposed sign will replace an existing 16” x 8’ sign. The existing banner will be removed. Mr. Brennan motioned to approve the Design Review Board recommendation. Mr. Connelly seconded the motion. Motion passed (4-0). 11. Soular Books (245 Derby Street) – Consideration of DRB recommendation for proposed sign, awning and paint colors. The proposal consists of a 2’ x 8’ wood sign with gold lettering on a purple background. In addition, the proposal includes a 13’-10” long x 32” high fabric awning. The Design Review Board gave a positive recommendation with the condition that the dimensions of the awning match the adjacent awning for Salem Access Television. Mr. Brennan stated that he was not in favor of the sign or the color of the awning. He questioned why the DRB voted favorably on the proposal. Mr. Vickers stated that they should send it back to the DRB for further study. Page 7 of 7 Mr. Brennan made a motion to send the application back to the DRB for further study on the color and font style. Mr. Connelly seconded the motion. Motion passed (4-0). 12. Salem YMCA (120 Washington Street) – Consideration of DRB recommendation for proposed hanging sign. The original proposal included two wall signs along the Washington Street elevation of the building. At the request of the DRB, the applicant agreed to amend the application to eliminate the two wall signs and replace them with one hanging sign. The revised proposal consists of a 2’ x 3’ projecting wood sign with blue, black and red text on a white background. The proposed sign will be located on the second level of the building along Washington Street. Mr. Brennan stated that the sign was the wrong look for Washington Street. He stated that the sign was too busy and more of an advertisement than a sign. Mr. Brennan made a motion to send the application back to the DRB for further study. Mr. Vickers seconded the motion. Motion passed (4-0). 13. Salem YMCA (1 Sewall Street) – Consideration of DRB recommendation for proposed wall sign on North Street elevation. The proposal consists of a 3’ x 12’ internally-illuminated box sign along the North Street elevation of the building. The sign will include 6” changeable letters. The DRB approved the application with the condition that the sign would be shifted down to avoid concealing architectural design elements. Mr. Brennan stated that the SRA does not allow internally lit signs in the Urban Renewal Areas. Mr. Giard stated that the DRB did have some concerns about the sign but decided that it was appropriate for the location. Mr. Brennan made a motion to reject the application. Mr. Vickers seconded the motion. Motion passed (4-0). OTHER BUSINESS There being no further business, Mr. Connelly made a motion to adjourn. Mr. Vickers seconded the motion. Motion passed (4-0). Meeting stands adjourned.