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2014-03-05 DRB MinutesDRB March 5, 2014 Page 1 of 7 City of Salem Massachusetts Public Meeting Minutes Board or Committee: Design Review Board, Special Meeting Date and Time: Wednesday March 5, 2014 at 6:00pm Meeting Location: Third Floor Conference Room, 120 Washington Street Members Present: Helen Sides, Paul Durand, Ernest DeMaio, David Jaquith, J. Michael Sullivan Members Absent: Glenn Kennedy Others Present: Andrew Shapiro Recorder: Jennifer Pennell Paul Durand calls the meeting to order. Urban Renewal Area Projects Under Review 1. 70-90 ½ Boston Street (DHM Realty Trust/ Pediatric Associates of Greater Salem, Inc.): Discussion of proposed medical office development. The submission under review before the DRB includes a proposal, drawings, and presentation. The presentation opened with Mark McKenna of Pediatric Associates of Greater Salem who described the history of his practice, the fact that it has grown in terms of staff and patient load, and the need for a new location. He noted that many sites had been examined over four years, and that they had decided on the Flynn Tan site because it offered the best opportunity in terms of space and location, and they felt that redeveloping this site would be a way of giving back to the community. Romeo Moreira and Allen Buie of Perkins & Will proceeded to discuss the site characteristics; noting the following: • Vacant for 15 years • 0-25’ difference in elevation change from the front to back of the site • Contamination on site – most of the contamination will be capped with surface parking, with another small area that will be remediated. • In terms of demolishing existing buildings, the plan calls for using a void that will be created on the site toward the Goodhue Street side, which will minimize the need for excavation and for filling in the site – this is why the building is toward the back of the site. • Site access and parking: o Patient parking will be off Boston Street in a side surface lot, with an area for drop-off to occur. o Parking garage and staff parking will be off of Goodhue Street. DRB March 5, 2014 Page 2 of 7 • Green-space – landscaping and screening will occur along the front of the site facing Boston Street, much of which will be used for on-site stormwater management. • Building and the rest of the site will integrate with the landscape • 3 story structure with garage below Buie then began to describe some of the characteristics of the neighborhood and surrounding buildings, for site context. He noted the several historic structures, several old homes, that surrounding the property, as well as the newer construction, such as the Walgreen’s nearby. There is a variety of scale, texture, and materials around the site. We looked at the residential scale buildings for inspiration, noting simple forms, typically with clapboard – a rich linear textured material creating shadow effects when the sun hits them. The use of bay windows is also observed. Buie continued by outlining how the interior of the building would work in terms of circulation of patients and staff. Much of circulation is concentrated along the edges, which allows light to hit these areas through a series of windows. Buie and Moreira continued to describe building and site characteristics, noting the following: • The large space in front of the building acts as a respite garden for patients, visitors, and staff, and acts effectively as a green roof over the parking garage. • Air handling units will be located inside the building (not on the roof) • Parts of the building have bay window features, which responds to the context around the site. • Screening material - keeps parking secure but open for ventilation • There will be a staff balcony off the Goodhue side of the building, which will serve to activate this side and provide “eyes on the street.” Moreira and Buie walked through some views of Boston and Goodhue streets from different angles, which provided context for the massing of the building in comparison to surrounding buildings. Buie and Moreira next discussed the materials that would constitute the building: • Base – concrete retaining hillside (board formed concrete) • Textured metal panel which would cover the majority of the building – silver finish in a vertical orientation • Perforated metal panel with a silver finish, which will screen the parking garage on the Goodhue Street side • Smooth bronze colored panel is used to turn edges at organic form at the ground level • A wood ceiling panel connect inside with exterior (soffit condition) seen on the Boston Street side • The window treatments are a charcoal, dark finish DRB March 5, 2014 Page 3 of 7 • The signage becomes part of landscape not mounted to building; it will be seen on the Boston Street side near the drop-off area and entrance • Operable windows would be incorporated into the building • Long vertical windows on the side of the building would have a window that allows light to fill a stairway; this is meant to encourage walking up the stairs as opposed to using the elevator Sullivan noted that he really appreciates the thought provided within the project. He is intrigued by the characteristic on Boston Street, which is more suburban (pedestrian) in comparison to Goodhue Street, which is more urban (cars are coming in and out). Sullivan hopes the Goodhue side can become more pedestrian in nature to complement the new residential structure that is going in on Goodhue Street. Sullivan commented that there are no strong connections to surrounding characteristics. The building is not trying to look like other surrounding residences. He notes that this is a strength of the proposed building in that it is modern. The simplicity of forms and texture works well. Sullivan questioned what the texture of the retaining wall on the Goodhue side would consist of. Buie responded saying that it would be a modular pre-cast piece. Sullivan noted that more work is needed to hide the dumpsters. Bicycle and stroller parking would be a nice addition. Moreira noted that bike parking would be provided for staff in the garage. The proposed storm water retention located in the garden is a nice addition. A green-roof located on the second floor could help with stormwater retention and be a nice view for those looking out onto the second floor. Sides noted that it is important to acknowledge pedestrian occupancy on Goodhue Street and not just staff. She noted that Boston Street is probably less pedestrian friendly than Goodhue, which is why this connection should be better emphasized. Sides conveyed comments provided by the members of the Planning Board, by questioning if more connection could be made to the Dunkin Donuts with the proposed landscape. Sides noted that she applauds the site cleanup. The building would be a positive addition that is unique and wonderfully different for Salem. Sides noted that a series of stairs for pedestrians to make a connection between the two streets would be a nice feature to add. DeMaio noted that he appreciates the effort. The proposed site and eclectic quality of context makes this an appropriate response. DeMaio questioned if the parking garage would have a public component or be used as staff parking only. Moreira noted that the parking garage would be only for staff. DeMaio continued to note that the service area and visibility of opposite residential buildings will need further attention. This would be a main viewpoint of residences; the DRB March 5, 2014 Page 4 of 7 retaining wall is an important feature to examine. DeMaio asked whether there is a strategy for defining the property’s edge on the Boston Street side? Buie responded saying that the idea would be to organize the trees in such a way that trees could better define the edge while shading sunlight from windows. He noted that storm water drainage plans are still being developed. The proposed garden walls are 48” at the highest point, they do not continue right to the street edge. DeMaio questioned if there would be a barrier between the sidewalk and lawn. A stronger connection for pedestrians and cyclists using that corridor is needed. DeMaio questioned how the site lighting would work. Moreira noted that site lighting is still be examined. DeMaio noted that the relationship of the site lighting to surrounding neighbors that reside at a lower level is important. DeMaio noted that he is concerned regarding the hours that the clinic would be closed and how the long stretch of green space would get occupied. Consideration to how the project relates to abutters and the community at large is important. Greater traffic would occur at Boston Street and the Goodhue Street intersection. DeMaio questioned how it would be handled. Moreira noted that they are working with the City on ideas to improve or ease traffic at the Boston and Bridge Street intersections with respect to the building. Jaquith noted his concern regarding that the project is a suburban design and would become a piece of sculpture. Landscaping and lighting becomes important. The proposed counter used for checking people in is currently backed by windows and would become a problem in regards to the winter sun. The existing retaining wall in the back should have plantings that can grow up it. The grass edge on Boston Street where it hits the sidewalk needs a curb – the edge should be defined. Durand noted that he liked the variation of textures. He noted that along Boston Street houses reinforce the street edge. Durand noted that the proposal disregards this but the proposed landscaping has been done well, which mitigates it. Durand commented that the NRCC highly discourages metal panels; what is the reasoning to why they have been proposed? The proposed metal panels looks industrial. Moreira noted that the building was pushed back because this was a highly contaminated space. Buildings would be demolished but the retaining wall would remain which creates a void making it a prime spot for the parking area. The building was placed to minimize excavation on site. He also noted that for safety, having the building set back from Boston Street allows patients to pick-up and drop-off and then to find parking. The use of the metal paneling was to find something fitting within the projects design goals and budget. DRB March 5, 2014 Page 5 of 7 Durand commented that the metal paneling being used provides an industrial look, especially on the backside when so much of it is seen – the front is better mitigated. Durand questioned if a metal shingle could be used instead. Something similar in texture. Currently the rear of the building located on the Goodhue Street side is unappealing because you see the full 4 stories. Durand questioned if there would be a way to take a bit of the industrial sting away from the facade that could still provide the metal finish. Moreira noted that they would also be looking at other colors for the metal to see if the appearance could soften. Sullivan noted that the buildings corners and the way you transition to the bottom is where the building appears more industrial. Andrew Shapiro provided comments provided to him by DRB Member Glenn Kennedy, who noted that the building feels suburban. That being said, he noted that Kennedy said that he had no major objections. At this point Durand opened the discussion for public comments. Jim Treadwell of North Salem noted that significant activity came out of the planning process for the North River Canal Corridor Overlay District (NRCC). Site review is very much encouraged. Treadwell commented that the NRCC plan discourages the use of metal panels, among other things, which this building seems to incorporate. He also noted the need for buildings to reinforce pedestrian activity. The building should keep with the property line and should make a presence on the main corridor for pedestrian activity. He noted that the Goodhue Street building has mansard roofs, is located at the street lines, and that parking is located in the rear, which all fall in line with the plan. The project deserves more attention from a pedestrian and urban perspective. Treadwell noted that the design should have a plaza at the roundabout. He noted that the Boston Street infiltration field handles water management, which would be located under the parking lot. Treadwell commented that the open space located on Boston Street does not fit in or make sense. The proposed parking garage should not have a screen per requirements. Treadwell questioned if a partnership with Dunkin Donuts could be achieved, per what the NRCC plan cites. Treadwell noted that the design should acknowledge the historically significant buildings located across the street. He noted that the Planning Board will have to ensure that the proposal meets the standards set forth in the NRCC Plan. Pat Laberte of Ward 4 commented that the metal does not fit into the surrounding wood structures. The history of this area should be acknowledged. She was not happy with the metal finish and noted that some type of wood would soften the building. She is happy though that a blighted area will be redeveloped. DRB March 5, 2014 Page 6 of 7 Barbara Cleary speaking for Historic Salem Inc. noted the tannery and residential historic contexts. She noted that they are very supportive of the use as it is in line with the NRCC plan. The suburban nature of the design located on Boston Street is a concern. Cleary questioned if the metal would be the correct material, but noted that they are not necessarily worried about “historisizing” the building – they do not oppose the use of modern materials. The design sits in an urban context. Cleary questioned if there was a way to urbanize the design. The NRCC requires a building to have a buffer of 50’ with the nearest property line. The north river canal corridor would be its own neighborhood. Pedestrians should be able to walk around the building. Stairs from Boston Street to Goodhue Street would be a nice feature. A lot of pedestrians walk to the train and could benefit from stairs. David Eppley Ward 4 City Councillor and resident at 69 Boston Street noted that he is thrilled with the project. Eppley noted his concern with the potential for increased traffic along Boston Street. The Grove Street and Nichols Street light area has to have more consideration. Eppley applauded the use of green space and noted his appreciation of the setback. Rosemary O’Connor, Chair of the Mack Neighborhood Association noted that she was pleased to see the building going up. Metal siding is a concern because it feels cold and does not fit within the neighborhood context. O’Connor questioned if something softer and similar to clapboards could be used. Dean Boucher a property owner from across the street from the proposed site noted that he applauds the design. Shapiro noted that a minimum buffer area of 50’, which includes landscaping to shield abutting properties, is required. Traffic would be a planning board issue. Discussion among the Board Members ensued about whether or not a continuance was necessary. Moriera pointed out that they were in the process of further defining the design. They would appreciate receiving comments in order to continue to develop the project, with a thought in mind that the goal is to have shovels in the ground by June. Durand noted that he would be more confident with a second review. Sides: Motion to continue: Seconded by: Jaquith, Passes 5-0. Minutes Approval of the minutes from the February 26, 2013 regular meeting. DRB March 5, 2014 Page 7 of 7 Jaquith: Motion to continue. Seconded by: DeMaio, Passes 5-0. Adjournment Durand: Motion to adjourn, seconded by DeMaio. Passes 5-0. Meeting is adjourned at 7:30 pm.