Loading...
Riverview Place Recommendation_2014 KIMBERLEY DRISCOLL MAYOR LYNN GOONIN DUNCAN, AICP DIRECTOR CITY OF SALEM, MASSACHUSETTS DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT 120 WASHINGTON STREET  SALEM, MASSACHUSETTS 01970 TEL: 978-745-9595  FAX: 978-740-0404 DRB Recommendation – Riverview Place Page 1 of 4 MEMORANDUM TO: Members of the Planning Board FROM: Helen Sides on behalf of Paul Durand, Chairman, Design Review Board SUBJECT: DRB Recommendation – 72 Flint Street and 67-69 & 71 Mason Street (Riverview Place) DATE: December 18, 2014 CC: Lynn G. Duncan, Director, Dept. of Planning & Community Development 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 that 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 December 17, 2014, the DRB voted unanimously to recommend approval of the proposed project at 72 Flint Street and 67-69 & 71 Mason Street as modified by the applicant in revised plans with a revision date of November 20, 2014 (Landscape Plan with a revision date of November 6, 2014) elevations dated December 12, 2014, and renderings presented on December 17, 2014. As part of its recommendation, the DRB requested future review of color samples and mockups for materials and glass to be used in the buildings. The DRB also requests a review of the final construction plans prior to the issuance of a building permit. All signage shall conform to the City of Salem’s Sign Ordinance be approved by the DRB prior to installation. Landscaping and material treatments shall be in accordance to what was recommended for approval by the DRB on December 17, 2014. Proposal The Applicant appeared before the DRB for the first time on July 23, 2014, to present plans for the construction of a proposed 200,000 +/- square foot mixed use development consisting of 130 residential apartment units and 5,000 square feet of commercial space.1 1 As the Planning Board is aware, in 2009 this project received a favorable recommendation from the DRB and approved special permits from the Planning Board for the site program. DRB Recommendation – Riverview Place Page 2 of 4 The project also calls for 260 parking spaces for residential uses, 10 spaces for commercial uses, and 12 designated spaces for neighbors along Flint Street. The proposed development consists of three buildings on a site bounded by Flint Street to the east, Mason Street to the north, and the North River Canal to the South. Exterior finishes and materials primarily include Redland brick veneer, Medium Bronze and Sandstone colored metal siding, Dark Bronze and White Harvey Vicon windows, Cobblestone and Monterey Taupe colored HardiePlank fiber cement siding, white fiber cement trim, Granite Grey asphalt shingles, and Gray metal louver systems for HVAC screening. The original submittal is on file in the Department of Planning and Community Development dated July 23, 2014. The DRB subsequently discussed this project on September 3, September 24, and December 3, 2014. Revised plans have a revision date of November 20, 2014 (Landscape Plan with a revision date of November 6, 2014) and elevations dated December 3, 2014. At the July 23, 2014 DRB meeting, among the comments the Board expressed were the need for more and better visualizations to be presented, including a three dimensional model, to better understand the massing and context of the proposed development. The Board also expressed an interest in seeing less onsite parking and encouraged the applicant to seek a variance to allow for the provision of 1.5 as opposed to 2 spaces per unit.2 The DRB also expressed the need to see more openings in the parking level, that certain buildings did not accurately capture the feeling of a mill building, and that solid quality materials would have to be used. The Applicant next appeared before the DRB on September 3, 2014, to discuss revisions resulting from comments from the previous meeting. Modifications to the proposal included: • A reduction of parking spaces for the commercial uses and the introduction of a covered gathering space. • The reconfiguration of building 3’s entrance to better accommodate wheelchair access. • The introduction of more brick materials to building 2. The DRB expressed concerns about repetition and number of mullions for windows, especially on building 2, as well as the need for additional landscaping treatments, especially along Flint Street, the North River Canal, and where parking was encroaching closer to neighboring properties. Concerns from the past meeting in terms of not having enough information about site context were echoed; the Board again requested the development of a 3D model and additional renderings. Revised plans and elevations dated September 24, 2014, were submitted for review at the next DRB meeting on September 24, 2014. That meeting was the first opportunity for the Board to review a submitted landscape plan. 2 The applicant ultimately applied for such a variance and was denied. DRB Recommendation – Riverview Place Page 3 of 4 The modifications to the overall proposal were as follows: • The windows on building 1 were changed to double hung and their size increased the amount and size of window in relation to wall. • The mullion pattern on building 1’s windows was altered and the number of panes used on the windows was reduced in order to better resemble an authentic mill building. The DRB praised the improvement with respect to the windows, but continued to express concern about window repetition and detailing. The Board also made clear that it would want to see details regarding mechanical elements and how they would be screened, and that clear details for the entire project were still lacking. Larger scale and elevations and developed renderings showing perspective details would be needed – as well as a 3D model. More design revisions were submitted for review on December 3, 2014. The presentation provided detailed renderings for the first time, giving the Board an opportunity to further investigate massing and material details. A landscape plan, material samples, and a cut sheet for lighting fixtures were also shared with the Board. The primary revision to the design was the addition of glass and metal canopies above building entrances. The DRB generally continued to praise how the design had progressed. Concerns raised included: • wanting to more clearly identify entrances and exits around the buildings; • noting that the mill buildings in particular seemed homogenous and perhaps needed certain design elements to break up monotony; • noting the need to include some modern elements that could perhaps be expressed through changes in the color of materials; • the need to darken the walls on building 3 in particular, in order to reduce the appearance of the scale; and • generally wanting to see more details in regards to finishes and the lighting elements. The applicant returned a final time to present to the DRB on December 17, 2014. The primary changes to the design included: • The introduction of more entrance canopies that included colored (blue, green, and yellow) shaded glass in various shades in order to provide a more “playful” appearance, to break up monotony of the mill buildings, and to more clearly identify entrances; • The addition of banners as identifying features of mill buildings; • Changes in the color of materials used in building 3 – in particular the use of a dark red on recessed upper levels, and changing the window trim to a dark grey/black color; and • Alteration of the styles and patterns of the windows on the stair towers. DRB Recommendation – Riverview Place Page 4 of 4 The DRB generally appreciated the efforts made to more clearly identify entrances and to provide more vibrancy and color to the design. The Board had reservations about the color and style of the windows being used on the stair tower and asked the applicant to revert back to the design used on the prior submission (December 3, 2014) for those windows. Recommendation At their meeting on December 17, 2014, the Design Review Board voted unanimously to recommend approval of modified plans dated November 20, 2014 (Landscape Plan with a revision date of November 6, 2014), elevations dated December 12, 2014, and renderings and cut sheets presented on December 17, 2014, for the project at 72 Flint Street and 67-69 & 71 Mason Street with the following conditions: 1. The applicant shall submit final construction plans for review and approval by the DRB prior to obtaining a building permit. 2. The materials and color samples shall be in accordance with those submitted to and approved by the DRB on December 17, 2014, as well as described in a memo reviewed by the DRB titled “Riverview Place – Salem, MA – Materials List” and dated December 12, 2014 at the December 17, 2014 meeting; however final mock- ups and color samples for windows and other treatments shall be submitted for review and approval by the DRB prior to installation. 3. The windows (style, color, appearance, and general design) on all stair towers shall be in conformance with the design presented to the DRB on December 3, 2017 (not what was presented on December 17, 2014). 4. The signage for the building and the site shall conform to the City of Salem’s Sign Ordinance and be reviewed and approved by the DRB prior to obtaining a sign permit. 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 Andrew Shapiro, Economic Development Planner, at 978-619-5685 or ashapiro@salem.com if you have any questions regarding this recommendation.