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2003-10-08 SRA MinutesSRA Minutes October 8, 2003 Page 1 of 6 MINUTES OF THE BOARD MEETING OF THE SALEM REDEVELOPMENT AUTHORITY HELD ON OCTOBER 8, 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 Wedn esday, October 8, 2003 at 6:00pm. Chairman Robert Curran called the meeting to order and on roll call, the following members were present: Conrad Baldini, Michael Connelly, and Robert Curran. Joseph Walsh, Executive Director of the SRA, Tania Hartford, Economic Development Planner, and Valerie Gingrich, Clerk were also present. Minutes Mr. Connelly motioned to approve the minutes from the September 10, 2003 meeting and from the Special Meeting held on September 22, 2003 meeting. Mr. Baldini seconded the motion. Motion passed (3-0). New Business 1. Executive Director’s Report Mr. Walsh, Executive Director, stated that because most of his comments were of a procedural nature and included in the annual meeting held prior to this meeting, he would defer the Executive Director’s Report and allow the Board to go straight to the projects listed on the agenda. DEVELOPMENT PROJECTS 2. Salem Five (One Salem Green)—Schematic review of Concept Plans for the proposed sky bridge between One Salem Green and 210 Essex Street. Attorney George Atkins presented the Concept Plans for a proposed sky bridge between One Salem Green and 210 Essex Street, both of which are occupied by the Salem Five Cents Saving Bank. Salem Five recently expanded their business, purchased One Salem Green and now occupy the second and third floor of the building. The pedestrian bridge, which is proposed for operational and security reasons, would connect the second and third floors of the two buildings, allowing personnel to travel to and from each building with ease and security. Attorney Atkins explained that they are in the early stages of designing the bridge and would like the Board to refer the project to the Design Review Board for review. Attorney Atkins also clarified that the signage for One Salem Green will be a included in the package for review along with the final review of the bridge. Mr. Mark Meche, of Winter Street Architects, explained in more detail the architectural design of the concept plans, stating that the bridge would be a link between the historic 210 Essex Street building with the more modern infill building next door and the more contemporary One Salem Green. Mr. SRA Minutes October 8, 2003 Page 2 of 6 Meche stated that they have taken elements from other aspects of the buildings and combined the m in the bridge. Mr. Meche described the bridge as a two-story aluminum and glass spandrel between the two masses of brick with a width of approximately two people. The bridge is slightly tilted due to an approximate two-foot elevation difference between the two buildings, and the two stories relate to the operations of different departments. Mr. Meche described the proposed bridge as very transparent and therefore more secure at night by providing a “night glow”. Attorney Atkins reviewed the historical significance of One Salem Green as being the impetus of urban renewal in the downtown. Attorney Atkins expressed that the building is an important one and it is important that Salem Five has purchased it to use it to the extent expressed. Chairman Curran commented that he thought that all the members of the Board were in agreement that the bridge is a good idea. Mr. Baldini motioned to send the project to the DRB for design review. Mr. Connelly seconded the motion. Motion passed (3-0). 3. Edgewater Café (155 Washington Street)—Consideration of DRB recommendation for proposed façade changes along Washington Street. Ms. Hartford informed the Board members that at their September 24, 2003 meeting, the DRB recommended approval of the proposed renovation, which will include removing an existing window along Washington Street and creating a new doorway for an emergency door. The work will mirror the entranceway at Liberty Tax, directly next door. In reference to a previous question regarding the authority of the applicant, Mr. Dennis Moustakis, to propose facade changes, Ms. Hartford stated that the SRA has received a letter from the owner of the building, which authorizes the applicant to carry out the proposed changes to the facade. Mr. Connelly motioned to accept the recommendation of the DRB and give final approval to the project as submitted. Mr. Baldini seconded the motion. Motion passed (3-0). Mr. Moustakis then updated the Board on the status of the hood system for his unit, stating that they have starting working on it and it is expected to be completed before the end of the month. DEIGN REVIEW BOARD RECOMMENDATIONS 4. Salem Chiropractic Associates (72 Washington Street)—Consideration of DRB recommendation for proposed sign. Ms. Hartford addressed the Board and stated that at their September 24, 2003 meeting, the DRB recommended approval of the sign package, which includes one (1) 24” x 36” hanging sign with a metal bracket. The hanging sign will be MDO Plywood with imitation gold leaf text, a brown background, white border and logo. Mr. Baldini motioned to accept the DRB recommendation to approve the proposed signage. Mr. Connelly seconded the motion. Motion passed (3-0). 5. Salem Cycle (72 Washington Street)—Consideration of DRB recommendation for proposed sign. SRA Minutes October 8, 2003 Page 3 of 6 Ms. Hartford explained that at their September 24, 2003 meeting, the DRB recommended approval of the sign, which includes one (1) 32” x 36” hanging sign with a metal bracket. The hanging sign will be MDO Plywood with gold vinyl text and a black background. Mr. Connelly motioned to accept the DRB recommendation to approve the proposed signage. Mr. Baldini seconded the motion. Motion passed (3-0). 6. Lobster Shanty (25 Front Street)—Consideration of DRB recommendation for proposed sign. Ms. Hartford stated that at the September 24, 2003 meeting of the DRB, the members recommended approval of the proposed signage, which includes one (1) 33” x 42” hanging sign with a metal bracket on black post. The hanging sign will be MDO Plywood with gold vinyl text, a red lobster and a green background with light green and black accents. Ms. Hartford explained that the posts at the Marketplace were taken down due to disrepair and the proposal is to put up a new post and bracket with a sign. Mr. Curran inquired as to whether the sign would be considered a freestanding sign. Mr. Walsh replied that the signposts were part of the urban renewal project and that in this case the City of Salem is technically the applicant. The design of the sign is Mr. Bill Kelly’s, the owner of the Lobster Shanty, but the application is the City’s. Mr. Baldini motioned to accept the DRB recommendation to approve the proposed signage. Mr. Connelly seconded the motion. Motion passed (3-0). 7. Passage to India (157/159 Washington Street)—Consideration of DRB recommendation for proposed sign. Ms. Hartford informed the Board that at their September 24, 2003 meeting, the DRB recommended approval of the proposed signage, which includes one 11” x 10’ wall sign made from MDO Plywood with an off-white background and red letters. The signage will be the same dimensions as the Liberty Tax sign and the sign maker will match the same background approved for this sign. Ms. Hartford also informed the Board that she had spoken with the owner of Liberty Tax, and the owner is planning on putting up the approved sign this coming weekend. Mr. Connelly motioned to accept the DRB recommendation to approve the proposed signage. Mr. Baldini seconded the motion. Motion passed (3-0). OTHER BUSINESS 8. Foundation for Salem Public Education—Review of proposed installation of sign at Washington and New Derby Streets. Mr. Walsh addressed the Board and introduced the proposed signage to replace the existing sign at the edge of the Salem Evening News building, which marks the level of fundraising with a thermometer. John Keenan, the City Solicitor and Chairman of the Foundation for Salem Public Education, is requesting approval of the proposed sign, which was designed and built by students at SRA Minutes October 8, 2003 Page 4 of 6 the Salem High School. Mr. Walsh clarified that in reference to the earlier conversation regarding freestanding signs, the proposed sign is a public sign and is therefore eligible for approval. Mr. Curran commented that the students did a nice job, and that the sign is a much needed replacement of the existing sign. Mr. Baldini motioned to approve the proposed signage. Mr. Connelly seconded the motion. Motion passed (3-0). 9. Coastal Gas Station Redevelopment (289 Derby Street)—Schematic review of Concept Plans for the redevelopment of the Coastal Gas Station into a mixed-use development. Mr. Walsh introduced the project and reminded the Board that almost a year ago, the SRA commissioned Winter Street Architects to create a graphic concept design for the parcel at 289 Derby Street. The designs that were looked at included residential on the upper floors, retail on the first floor, opening up the waterfront and extending the Harbor Walk. A private developer is now coming before the Board with a conceptual proposal to redevelop the site. Mr. Walsh stated that the staff of the Department of Planning & Community Development have prepared comments regarding the submitted conceptual plans, but the comments have not yet been integrated into the plans. Mr. Walsh asserted that the comments, including things such as the height of the proposed building and access to the waterfront, would be submitted to the developer in writing. Attorney Scott Grover, who is representing the applicant, Mr. George Bellows, addressed the Board and gave an overview of the project area and the necessary approvals that the applicant will need to receive to move ahead with the project. Attorney Grover described the proposal as the development of the 24,000 square foot parcel into a mixed-use project with first floor retail and forty-two (42) residential units on the upper floors. Attorney Grover stated that the project complies with all of the zoning requirements and therefore the applicant would not need to go before the Board of Appeals. Attorney Grover explained that the parking for the project is located in the back of the building partially below the surface, and all parking is included on-site. The purpose of the building’s “L” shape and placement was to maximize the views of the water. Mr. Baldini inquired as to where exactly the parking would be located. Attorney Grover explained that the parking would be located under the roof/garden deck in the rear of the building. The deck was added to make the parking more visually attractive. Attorney Grover clarified that it is not really a parking “structure” and the roof could simply be removed to expose the parking. Attorney Grover continued to describe the proposed project, which complies with the Salem Harbor Plan and includes the extension of the Harbor Walk. Attorney Grover explained that one of the details that is missing from the plan is public access to the waterfront, which is required by Chapter 91. This access will probably be along the Hess Gas Station side of the parcel. Attorney Grover commented that they believe that the proposed project accomplishes the goals of the Urban Renewal Plan and blends in well with the surrounding buildings. He stated that the height of the project is not a precedent, with Derby Lofts being 78 feet and the Salem Housing Authority Building being 13 floors high. Attorney Grover then introduced the architect for the project, Bridget Forten. SRA Minutes October 8, 2003 Page 5 of 6 Ms. Forten stated that the concept for the building came from the goal of ge tting as many ocean views as possible. The building style was designed with the goal of complimenting the other brick buildings in the area. Mr. Baldini inquired as to whether the cars would enter the parking area on the right side. Ms. Forten responded that the cars would indeed enter on the right. Ms. Forten stated that in this Concept Plan, there is community space on the first floor. The condos are mostly 1,200 square feet two bedroom condos with a few one-bedroom units, and the top floor will contain penthouse condos with more area. Mr. Walsh informed the Board as to some of the comments that will be given to the developer from the Department of Planning & Community Development. The first comment regarded the building height, with there being no comparable structure on the South River. Mr. Walsh stated that they would do a review of Chapter 91, which could restrict height even further because the site is along the South River. Secondly, the proposal needs to comply with the Harbor Plan and include access to the water. Mr. Walsh stated that there will be a discussion about whether the parking structure will count toward lot coverage and if it therefore complies with all supplementary regulations. Mr. Walsh commented that all of the comments and concerns can and will be ironed out over the next few months, and when satisfied with the project the SRA can then be a proponent of the project when it goes through all of the other permitting that is necessary. The applicant, Mr. George Bellows, commented that he found Mr. Walsh’s comments very encouraging, and that this is a project that will need as many eyes as possible to review so that the permitting process will be as expedited as possible. Mr. Curran asked the applicant if he expects any problems with the site, due to the fact that is was a gas station. Mr. Bellows replied that there was a considerable amount of work done when he bought the property. Additional cleanup costs have been estimated and funds have been set aside to clean the site. Mr. Baldini inquired as to the size of the parcel. Ms. Forten replied that it is 24,000 square feet. Mr. Baldini asked Mr. Grover what the timeframe would be for the project. Mr. Grover stated that the applicant is anxious to get started, but Chapter 91 permitting will be lengthy. Mr. Bellows stated that they will try to learn from other projects that have gone through Chapter 91. He projected that they would like to be doing something in the spring, or it not then, by summer. The project wou ld take approximately one year to complete. Mr. Connelly motioned to send the conceptual design of the project to the DRB for design review. Mr. Baldini seconded the motion. Motion passed (3-0). SRA Minutes October 8, 2003 Page 6 of 6 There being no further business, Mr. Baldini motioned to adjourn the meeting. Mr. Connelly seconded the motion. Motion passed (3-0). Meeting stands adjourned. Respectfully submitted, Valerie Gingrich Department of Planning & Community Development