RIVERVIEW PLACE SCHEMATIC DESIGN REVIEW
Memorandum
To: Members of the Planning Board
From: Paul Durand, Chairman, Design Review Board (DRB)
Subject: DRB Board Recommendation: 72 Flint Street and 67-69 & 71 Mason
Street (Riverview Place f/k/a Salem Suede)
Date: March 5, 2009
Cc: Lynn G. Duncan, AICP, Director
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 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 February 25, 2009, the Board unanimously
voted to recommend approval of the project at 72 Flint Street and 67-69 & 71 Mason
Street as modified by the applicant in revised plans dated February 25, 2009. There were
no conditions made to the approval.
Proposal
The Applicant appeared before the DRB for the first time on April 23, 2008, to present
the plans for the construction of the development known as Riverview Place comprised
of three buildings with a total of 130 housing units, 5,000 square feet of commercial and
309 parking spaces (126 garage spaces and 183 outside spaces). The buildings are three
to five stories tall, and the proposal preserves a roadway easement for the future
extension of Commercial Street. Exterior finishes are masonry veneers and
clapboard/panel siding. The original submittal is on file in the Department of Planning
and Community Development dated March 7, 2008. The DRB subsequently discussed
this project on October 1, 2008, November 19, 2008, February 4, 2009, and February 25,
2009.
At the April 23, 2008 meeting, the Board expressed concerns with the following:
- massing;
- placement on the site;
- relationship to the topography;
- lack of variation in architectural treatment to address the different personalities on
Mason Street, Flint Street and the canal;
- large amount of impervious surfaces; and
- lack of access through the site.
The DRB asked the applicant to provide the Board with a revised proposal that addressed
the concerns.
The Applicant next appeared before the DRB on October 1, 2008, with a substantially
modified proposal meant to address the Board’s April 23rd concerns. The modifications to
the proposal were as follows:
- The 309 parking garage spaces were reconfigured to be 196 garage spaces on two
levels, 20 tuck-under spaces, and 93 outside spaces divided among six locations
which reduced the surface parking by 90 spaces.
- Pedestrian and vehicular access was moved to the middle of the site with
continuous pedestrian access to Mason Street, and views of the canal from Mason
Street.
- The architectural treatment of the buildings was changed so the appearance from
North Street down Bridge Street is of a renovated mill and from Flint Street and
Mason Street the appearance is much more residential in nature. The exterior
finishes were changed to reflect the new architectural treatment.
The DRB indicated the revised plans addressed their concerns with massing and scale,
created a connection between the park and the canal through the center of the project, and
added variation in the architectural mix of the buildings. The Board went on to identify
concerns about the transition of architectural styles on Building Two, the treatment of the
open parking below buildings, the need for additional detail on the materials, and the
need for additional screening of the parking lot.
Additional iterations of the proposal were reviewed at meetings on November 19, 2008,
February 4, 2009, and February 25, 2009. The modifications made during these meetings
are as follows:
- The parking was modified to have 252 spaces in a three-level garage, 19 spaces in
a one-level garage, and 38 outdoor surface spaces (thus reducing the amount of
impervious surfaces);
- The open parking below buildings was eliminated;
- Additional landscaping was incorporated into the site plan;
- The pedestrian connection through the site and to the canal was enhanced with
wider sidewalks, additional plantings, and a new terrace;
- Walkways were added along the canal and connecting to abutting properties;
- The transition between architectural styles on Building Two was modified to be
clearer;
- Steps were added to the porches on Building Three;
- Internal trash rooms were added to reduce the number of service dumpsters to
one; and
- Additional detail was provided for the façade materials which include brick, roll-
formed aluminum crown molding, diamond-shaped 16-inch aluminum shingles,
asphalt shingles, and cement clapboard (hardiplank).
Recommendation
At their meeting on February 25, 2009, the DRB recommended approval of the plans
submitted March 7, 2008 and amended in plans dated August 12, 2008, November 4,
2008, January 14, 2009, February 11, 2009, and February 25, 2009 for the project at 72
Flint Street and 67-69 & 71 Mason Street with no conditions to the approval.
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 Tom Daniel, Economic Development Manager, at 978 619-5685 or
tdaniel@salem.com if you have any questions regarding this recommendation.