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Salem Marketplace Final ReportSalem Marketplace Design Peer ReviewREPORT and RECOMMENDATIONS September 2006PREPARED FORThe City of Salem Marketplace Redevelopment CommitteePEER REVIEW TEAMLandworks Studio, Inc. - Office dA, Inc. Aerial View of Salem Marketplace ACKNOWLEDGEMENTSCity of SalemMayor of Salem:Kimberley DriscollDepartment of Planning & Community Development:Lynn G. Duncan, AICP, DirectorTania Hartford, Economic Development PlannerMarketplace Redevelopment CommitteeAnnie Harris, Chair Essex National Heritage CommissionJosh Basseches Salem Partnership/PEMMichael Brennan Salem Redevelopment Authority (SRA)Barbara Cleary Historic Salem, Inc.Glenn Kennedy Design Review BoardBill Luster Charing Cross RealtyJoanne McCrea Alliance of Salem Neighborhood Assoc.Rinus Oosthoek Salem Chamber of CommerceDiane & Dick Pabich Salem RenewalCouncillor Jean Pelletier City Council PresidentDan Pierce Pierce ArchitectsWalter Power Salem Planning BoardChris Silva Owner, Front Street CoffeehouseLarry Spang Salem Historical CommissionChristine Sullivan SRA/Planning BoardConsultantsLANDWORKS StudiosOffice dAFundersThis report was funded in part by the City of Salem, Department of Planning & Community Development (DPCD), through the Community Development Block Grant (CDBG) Program funded by the US Department of Housing and Urban Development (HUD).The report was also funded in part by RCG, LLC. Table of ContentsCover Letter- Mayor Kimberley DriscollExecutive SummaryProject DescriptionSite ContextPeer Review ProcessProject Timeline Public Meeting #1 Comments Initial Plan Analysis Project Phasing Conceptual Design DevelopmentRecommendations Recommendations- SummaryRecommendations- DetailsConceptual Ground Floor Plan Common Ground and TradeoffsAdditional Unresolved IssuesAdditional Resources Appendix A Appendix B124781011 13 16 17 18 30 31 32 50 5258 6061 63 Dear Members of the Community:When we first started talking about the redevelopment of the Salem Marketplace Block, we knew it would be a challenge that needed to be looked at carefully and with a great deal of input from the community. The redevelopment of this block will have a considerable impact on the downtown and it is important that we “get it right.”The Salem Marketplace Peer Review: Report and Recommendationsrepresents a tremendous public effort to review the preliminary plans proposed by the developer, RCG, LLC, and provide thoughtful comments on how the project can be improved. Overall, the report will serve as a useful tool as we look ahead to redeveloping this key downtown block The Marketplace Redevelopment Committee (MRC), an appointed committee made up of several community stakeholders with variousbackgrounds and levels of expertise, met over the course of five months to review proposed project plans, retain land-use consultants LANDWORKS Studios and Office dA, and develop a conceptual plan for redevelopment of the Marketplace Block that blended the desires of many different constituencies. Committee members took their tasks seriously and this report is the product of their labor. They gave a great deal of their time and effort for that I thank them. In addition, the MRC held two well-attended public meetings to gain feedback on the development and enlist recommendations for improving the original plan. I believe that the level of community input and interest in this project is unprecedented and bodes well for the future successful redevelopment of this block.Finally, I should note that this process is not complete. We will continue to work with the developer to identify a proposed project and will insure that the spirit of openness and candor experienced to date continues as plans progress. I hope you find this report informative and useful Thank you for your interest in making Salem a better place to live, work and visit!Sincerely,Kimberley DriscollMayorCover Letter Mayor Kimberley Driscoll2 3 The Salem Marketplace Design Peer Review Reportcontains the findings and recommendations developed during the spring and summer of 2006 for the Salem Marketplace Block. Every effort has been made in this report to present the materials in a clear and complete - but also concise -manner. It is our desire to inform the community about what wasaccomplished, what still needs to be done, and to establish a public record that can serve as a guide for the future development of this block. The report includes: a series of drawings and models based on the original developer’s plan; an analysis of the site performed by the peer review team; and a chart of alternate development scenarios. The report also summarizes the opportunities, issues and concerns voiced by the public and the review committee.Background: In the winter of 2006, Mayor Kimberley Driscoll along with the real estate development company RCG announced plans to examine the proposed redevelop of a key city block in downtown Salem – the land and buildings situated between Washington, Front, New Derby and Lafayette Streets. The size of RCG’s proposed development and the community’s reaction to the announcement of this new project had made it clear that many Salem residents, businesses and organizationsconsidered this to be a project with the power to transform the area – to the benefit or detriment of the community - depending on one’s point of view. RCG’s original concept was to construct three, 6 story, mixed-use buildings with residential and retail uses, along with underground parking for approximately 500 cars. The proposed project encompassedprivately-owned property, city-owned land, and a parcel owned by the Salem Redevelopment Authority. Process: Recently elected as the 50th Mayor of Salem, Driscoll understood the importance of this project and quickly set in motion a remarkable new process for the city. "The redevelopment of this city block is going to make a considerable impact on the downtown. We want to make sure that we get it right by soliciting input from the community to determine the opportunities for the redevelopment and identify any concerns.”1Mayor Kim DriscollIn April, the Mayor established the ad hoc Marketplace Redevelopment Committee (MRC) to review the proposed development. Shortly thereafter, the Mayor worked with the developer RCG to set asidefunding to pay for a peer review of the project. The city worked with the MRC to release a Request for Proposals (RFP) to hire a peer review team and then, after interviewing three candidates, the team of LANDWORKS Studio of Salem and Office dA of Boston was selected. The team worked with the MRC, the Salem Department of Planning and Community Development and RCG’s architects to review the developer’s proposed project design, the committee’s vision for this type of project in the downtown, and community’s concerns for a public-private development that would “fit” with Salem. The three month review was rigorous and transparent to the community. The results are presented in this report. Salem Marketplace Block Development “Getting it Right”1. Dalton, Tom, “Public meeting planned for Salem News block”, Salem News, 19 May 2006Executive Summary4 The Original Plan: Big Ideas - Room for ImprovementThe original plan proposed by the developer RCG showed that they had big ideas for transforming the block including significant new retail space, a large increase in public and private parking, and a re-imagined role for the city owned Salem Marketplace stalls and public walkway. The analysis of the plan revealed several areas that seemed less than optimal regarding the scale and height of the proposed structures, the street edge, pedestrian circulation through the site, the views of Old Town Hall, and the overall urban character of the development. Because the Marketplace Block is located in Salem’s Heritage Plaza East Urban Renewal District, development at this site is required to undergo a two-step review process and the design must be approved by the Salem Redevelopment Authority (SRA). The SRA relies on the Heritage Plaza East Urban Renewal Plan to guide its design review. The recommendations in this report are intended to supplemental the Urban Renewal Plan and to provide additional direction for development at this site. We believe that this report outlines the best combination of attributes for the development of the block – now or in the future. Public and MRC CommentsA crucial component of this review process was two, well attended public meetings. Following these meetings, the peer review team and MRC sought to incorporate many of the public’s suggestions into this study’s recommendations. A summary of the comments and issues raised at the meetings is contained at the end of this report. In general, the comments show that the residents of Salem are open to development, but are justifiably concerned with the balance between the costs and benefits to the city. RecommendationsThe highlight of this report is the 15 recommendations of the critical elements that should be included in the future development of this site. These recommendations are derived from both the consultant’s professional analysis of the site and program, and the ambitions and concerns of the public as articulated in the public meetings. We hope that our recommendations are clear enough for a general audience and specific enough to guide the development of the Salem Marketplace Block by any developer that takes on the challenge and opportunities of Salem’s next emergent downtown block. With a continued level of open communication between the city and the residents of Salem, we have no doubt that a development with multiple benefits to all concerned parties can be achieved.Common Ground and Tradeoffs: Three Development ScenariosThere are numerous development scenarios possible for the Salem Marketplace Block. We have included three broadly defined scenarios for consideration here.1. “No Build”2. Parcel by Parcel Development3. Comprehensive Block DevelopmentThe intent in identifying these options is not to undertake a thorough analysis of the ramifications of each, but rather to identify the key options and trade offs facing the citizens and officials of Salem as they seek to grapple with the complex set of issues facing any development at this central business block. 5 Executive Summary- cont.Additional ConsiderationsTowards the end of this report, we have listed a number of questions and issues that were not adequately covered as part of the scope of this report, but are critical to the long term success of the Marketplace development. Any future development at this site will need to address these issues early on in the process.Additional ResourcesThe final pages of this report refer to additional documents and reports that should also be used to guide this development and others indowntown Salem. This small city’s remarkable downtown architecture and history make it essential that every effort be made to adhere to the best practices of urban design and development. The documents inAppendix Aare drawn from the city’s own legal and regulatory development guidelines, documents from the American Institute ofArchitects, and various newspaper articles that covered the peer review process. Appendix Bis a summary of public comments from the April 13, 2006 and June 26, 2006 public meetings.Conclusion The MRC and peer review consultant team are proud to have been part of this project. We are optimistic that this report will greatly assist the City of Salem’s boards and commissions who will be charged with reviewing the project at the proper time. It was our intent to make this study a practical tool that will be used to supplement Salem’s existing zoning laws, the Urban Renewal Plan, and the Design Review Guidelines. 6We hope that our recommendations will lead to a future for this block that embodies the best of elements of urban development, with the results being a project (or series of projects) that is financially sustainable, architecturally appropriate, and complements the ideal vision of Salem to its residents and visitors.Respectfully submitted,Annie C. Harris, ChairMarketplace Redevelopment Committee IntroductionThe Office of Mayor Kimberley Driscoll, Salem Department of Planning and Community Development (DPCD), and the Salem Redevelopment Authority (SRA) worked with the Marketplace Redevelopment Committee (MRC), a group of interested citizens, to plan for the future use of the Salem Marketplace, the adjoining Klop Alley and an SRA owned parking lot. The goal was to review a pending concept plan for the area and determine goals and objectives in moving ahead with the project.The proposed redevelopment includes privately owned property, City-owned land and an SRA-owned parcel. This review will inform the City, City Council and SRA and be used to make a judgment about support for proceeding with the redevelopment project. To move forward, the project will require disposition/acquisition of the City-owned and SRA-owned parcels.The redevelopment of this city block will be another keystone in the continuing revitalization of downtown Salem. This initiative is being undertaken within the context of City policies and a long-term and highly successful public/private investment process that has helped transform large areas of the downtown and the surrounding community. Salem is growing as a community; over the past three years, downtown Salem has seen a rise in development with a number of vacant or underutilized buildings and parcels being redeveloped, creating over 100 high-end condominiums and representing over $35 million of private Investment. In addition, the Peabody Essex Museum recently completed a significant and successful $125 million expansion and renovation." Community ParticipationThe MRC was formed by Mayor Driscoll in an effort to publicly discuss the redevelopment of the Salem Marketplace with community stakeholders. The Committee met on a regular basis over the course of the project to vet the project in coordination with the design consultants, Landworks Studio, Inc. and Office dA. These meetings were used to get input and discuss strategies as part of the peer review of the project. MRC MembersAnnie Harris, Chair Essex National Heritage CommissionJosh Basseches Salem Partnership/PEMMichael Brennan Salem Redevelopment Authority (SRA)Barbara Cleary Historic Salem, Inc.Glenn Kennedy Design Review BoardBill Luster Charing Cross RealtyJoanne McCrea Alliance of Salem Neighborhood Assoc.Rinus Oosthoek Salem Chamber of CommerceDiane & Dick Pabich Salem RenewalJean Pelletier Salem City Council PresidentDan Pierce Pierce ArchitectsWalter Power Salem Planning BoardChris Silva Owner, Front Street Coffee HouseLarry Spang Salem Historical CommissionChristine Sullivan SRA/Planning BoardSalem Marketplace Block Development Project Description7 The Salem Marketplace BlockThe project area includes the downtown block bounded by Washington Street, Front Street, Lafayette Street and New Derby Street, including two regionally important highways (1A and 114). The proposed project includes the redevelopment of six existing parcels and Klop Alley, an existing throughway between New Derby and Lafayette Streets. It is a six minute walk to the Salem station of the MBTA commuter line that provides service to Boston in thirty minutes. The block holds a unique place in the fabric of downtown Salem as a link between the civic, cultural, and retail core that occurs between Washington and Essex Street and the important tourist destinations on the waterfront including the planned Salem Harbor Walk currently in the process of implementation. Additionally the Marketplace block is part of the historic Derby Deed, an 19thCentury gift from the Derby and Pickman families to the city forthe preservation of marketplace functions and civic space. The City Solicitor has provided an opinion to the City Council that the reversion rights of the Derby Family under the terms of the Derby Deed have been relinquished .Aerial Photo of Proposed Development SiteSite Context8 Site ContextParcel Owned bySalem Redevelopment Authority9,600 sfPrivately Owned, Developer has Option to Buy31,000 sfSalem Marketplace, City Owned 15,300 sfPrivately Owned8,900 sfFire Station and Electric Department Offices, City Owned18,900 sfPrivately Owned, Developer has Option to Buy16,300 sfKlop AlleyCity Owned21,300 sfNew Derby StreetWashington StreetFront StreetW a s h i n g t o n S t r e e t 9 Peer Review ProcessThe ProcessThe consultant team started the peer review process by undertaking a spatial and environmental analysis of the site, the existing conditions and the original scheme as proposed by RCG. After making some initial conclusions about the site and some critiques of the scheme as presented by RCG, we re-imagined how the development could be configured to better serve the interests of downtown Salem, while simultaneously meeting the approximate density of the developer’s original scheme. Following is a summary of our analysis, the public’s most pressing concerns and four alternative development scenarios. Project Timeline11 Public Comments-Will the proposed density and scale of the development fit in downtown Salem?-What are the Benefits to the City of Salem?- Will the development fit into the historic image of downtown Salem?- Will there still be a view of Old Town Hall from New Derby Street?- Can any of the historic buildings be incorporated in the project?- What happens with the current Marketplace? Will there still be a public area of residents and visitors to enjoy? What about the Derby Deed?- How much public parking will be provided? What percentage of the parking will be for residents and what percentage will be for short-term shoppers? Is the underground parking lot even feasible?At the first public meeting, 22 May 2006, the consultant team presented their initial analysis of the site and developer’s initial scheme. Following is a summary of the most pressing concerns voiced by members of the community regarding the development and the block.12 - Can the existing water/sewer system sustain this type of development?- What is the mix of uses going to be? How much will be retail/commercial? How much will be residential?- What are the environmental impacts of the project? - Will there be a traffic study?- What is the relocation plan for the affected businesses?- Can the market absorb this many condominiums and this much retail?- Will there be a construction management plan?Public Comments13 1. Buildings too tall at Front Street-Five and six story buildings overwhelm the surrounding buildings.2. Through-Block Connection Lost-A Crucial pedestrian connection at mid-block is lost to building.3. Building Height too Uniform-A six-story building height around the whole block is too uniform, lacks visualinterest and variation crucial to appropriate scale.4. Central Plaza too Large, Internally Focused-An over-sized central plaza will be difficult to utilize, the inward orientation will give the perception of private space.5. Façade Street Edge not Maintained-By matching the face of the fire station, s discontinuity of the street edge is created and places pedestrians needlessly close to the doors of the fire station.6. Visual Connection to Old Town Hall Obstructed-A clear view of Old Town Hall is very important for the image of the project and downtown as a whole.7. Centralized Marketplace is not Sustainable-The current placement of the Marketplace clustered in the block interior is already proven to be an unsuccessful model.Initial RCG PlanInitial RCG Plan- Areas for ImprovementN5 Story Retail @ Ground Floor6 Story Retail @ Ground Floor6 Story Retail @ Ground Floor6 Story Retail @ Ground Floor14 Phasing- as ProposedN0 100 200 400’Phase OnePhase TwoPhasingPhasing is very complex aspect of this project, and the scope of this report does not address a full range of options or scenarios. These diagrams show the phasing as proposed by RCG.Proposed New BuildingOpen Space Project BoundariesExtent of UndergroundParking15 N0 100 200 400’Phase ThreePhase FourProposed New BuildingOpen SpaceProject BoundariesExtent of UndergroundParking16 N0 100 200 400’Phase Three- Leftover Undeveloped SpaceTesting the Options for the BlockThis diagram illustrated the importance of phasing and the ramifications of such a relatively large project. If, as shown, the developer is unable to complete phase four, the green shows the leftover space that would result. This space is present throughout the phasing until phase four is built. The final plan should take into consideration a temporary landscape for this space, and plan for the possibility that the whole block may not be developed as planned. Proposed New BuildingOpen SpaceProject BoundariesExtent of UndergroundParking17 Conceptual Design Development and AnalysisA large part of our study involved testing various scenarios of development that matched the developers pro-forma in terms of density and square footage. We used a number of spatial and environmental analysis techniques to visualize a series of options. Through models, plans, and 3D computer models, we looked at the developer’s initial plan, the “as-of-right” (meaning the developer builds the maximum allowable density by current zoning regulations with the parcels they currently control) scheme and four new schemes. These various schemes were reviewed by the MRC and thedeveloper to develop a preferred scheme.CURRENT ZONING STATUSThe City of Salem Zoning Ordinance has designated this area as B5Zoning.Under this designation, the maximum Floor Area Ratio (FAR) is 3.0 for new construction, and the maximum height is sixstories.18 RCGScheme as Proposed766546445TOTAL AREA:RCGPARKING (100% Underground)Retail: 44,000SF 240 spaces dedicated for condosHousing: 200,000SF 260 spaces dedicated for public use664561566621 December21 June9 am9 am noon 3 pm 6 pmShadow Studies, Plan Viewnoon 3 pm 6 pmDerby SquareDerby SquarePlan5Proposed Building Footprint (White Number Indicates Height by Stories)Existing Building19 Study ONE21 December21 JuneShadow Studies, Plan ViewTOTAL AREA:RCGStudy ONERetail: 44,000SF 43,000SFHousing: 200,000SF 210,000SF763.565454 parking spacesPedestrian promenade9 am noon3 pm6 pm9 am6 pmnoon 3 pmPlanDerby SquareDerby Square3.555Proposed Building Footprint (White Number Indicates Height by Stories)Existing Building20 Study ONEModel View3.5 Stories on Front StreetPlan Steps Up in HeightMaintain through-block connectionPreserve street edgeSurface Parking and Large Central Plaza Co-exist. The Parking Lot can be closed for Large Civic Gatherings21 Study TWO21 December21 JuneShadow Studies, Plan View76465454 parking spacesPedestrian promenadeTOTAL AREA:RCGStudy TWORetail: 44,000SF 52,000SFHousing: 200,000SF 217,000SF64445615755 parking spacesMarket Place9 am 3 pmnoon6 pm9 am3 pmnoon 6 pmPlanDerby SquareDerby Square445Proposed Building Footprint (White Number Indicates Height by Stories)Existing Building22 Study TWOModel ViewRetain views of Old Town HallLarge , South-Facing Open Plaza as Part of Through-Block ConnectionOne Story Retail Space Occupies Large Interior Footprint. Could Feature Roof Garden Space Plan Steps Up in HeightLarge Parking Lot23 Study TWO A21 December21 June9 am9 amnoonnoon3 pm3 pm6 pm6 pmShadow Studies, Plan ViewTOTAL AREA:RCGStudy TWO ARetail: 44,000SF 56,000SFHousing: 200,000SF 205,000SF331454646736 parking spacesMarket PlacePlanDerby SquareDerby Square45Proposed Building Footprint (White Number Indicates Height by Stories)Existing Building24 Study TWO ARetain views of Old Town HallLarge , South-Facing Open Plaza as Part of Through-Block ConnectionOne Story Retail Space Occupies Large Interior Footprint. Could Feature Roof Garden Space Plan Steps Up in HeightSurface ParkingFirehouse Relocated25 Study THREE21 December21 JuneShadow Studies, Plan ViewTOTAL AREA:RCGStudy THREERetail: 44,000SF 59,000SFHousing: 200,000SF 206,000SF64173347842 parking spaces9 am noon6 pm3 pm9 am3 pmnoon6 pmPlanDerby SquareDerby Square46 pm5Proposed Building Footprint (White Number Indicates Height by Stories)Existing Building26 Study THREERetain views of Old Town HallNarrow Aperture to Through-Block ConnectionOne Story Retail Space Occupies Large Interior Footprint. Could Feature Roof Garden Space Plan Steps Up in HeightSurface ParkingFirehouse Relocated, Replaced with 8 Story Tower4 Stories at Front Street27 “As of Right Scheme”6TOTAL AREA:RCGRetail: 30,000SFHousing: 155,000SF621 December21 June9 am9 amnoonnoon3 pm3 pm6 pm6 pmShadow Studies, Plan ViewThe “As-of-Right” Scheme projects what the current owners of these parcels could build within the dictates of current zoning regulations. It should be noted that the SRA still must approve anything to be built on the block in accordance with Salem’s Urban Renewal Plan.PlanDerby SquareDerby Square28 “As of Right Scheme”Entire Parcel of Salem News Buildings Re-developed at Six StoriesDelande Lighting Building Parcel Redeveloped at Six Stories29 Peer Review Team Presenting to Public, 26 June 2006RecommendationsProducing a Conceptual PlanFollowing the presentation of alternative design scenarios to the committee, a single preferred option was chosen to develop further with members of the developer’s design team. A full-day collaborative design session yielded a plan that was largely driven by ground floor configuration with a focus on how the space is eventually programmed. The resulting plan was used as the basis for a series of recommendations that allowed us to develop a clear set of guidelines.RecommendationsThe highlight of the Final Report is a list of 15 recommendations to the city about the future development of this site. These are derived from a professional analysis of the site and program, and the ambitions and concerns of the public as articulated in the public meetings. We hopethat our recommendations are clear enough for a general audience and specific enough to guide the development of the Salem Marketplace Block by any developer that takes on the challenge and opportunities of Salem’s next emergent downtown block. With a continued level of open communication between the city and the residents of Salem, we have no doubt that a development with multiple benefits to all involved parties can be achieved. Recommendations Summary1. Connect Derby Square with New Plaza2. Preserve Views of Old Town Hall3. Establish Retail Edge Around the Site4. Disperse Marketplace Functions to the Edge5. Create South-facing Plaza6. Deflect Plan Towards Waterfront Circulation 7. Introduce Townhouse Typology to Center Passage8. Locate Key Programmatic Amenities, Surface Parking and Anchor Tenant9. Match Building Street Edge Along Washington Street10. Retain Edgewater Café Building and Incorporate Delande’s Façade11. Buildings at Front Street must not Exceed 3.5 Stories, or 47’ Height12. Consider Building Heights Greater than 6 Stories in Other Places on the Block13. Vary Building Heights14. Utilize Preferred Building Materials and Methods as Identified in Current City of Salem Guidelines15. Implement a Version of Design Team’s Conceptual Ground Floor Plan31 1. Connect Derby Square to New Derby Street with a Through-Block ConnectionThis will add to the existing network of interconnected public spaces in downtown Salem. It will also facilitate pedestrian movement between the city’s retail zone and its cultural/tourist attractions. Visual and Physical Connection Through Block2. Preserve Views of Old Town HallIn addition to the physical connection between Derby Square, a visual connection to Old Town Hall is an important piece of the image of the block and the development. Keeping the vista open and treating it with a complementary visual frame elevates this view to its proper status as defining the historic character of the block.32 Existing Ground Floor ProgramDowntown Salem- Active Street EdgeMapping the existing ground floor program for downtown Salem reveals a well-established pattern of street-edge retail with a varied distribution of retail types and sizes. This arrangementworks to the advantage of the retail establishments and has a positive effect on the street life of the city.33 Street Edge and Marketplace3. Establish Retail Edge Around the SiteThe success and vigor of street life is dependant on a thriving retail edge. Internal block retail does not thrive in Salem andshould be avoided.4. Relocate Marketplace Businesses to the Edge of the Block and Retain the Open Space for Civic FunctionsRelocating the Marketplace businesses to the edge of the block allows them to become part of the street life. The smaller scale of these businesses adds to the mix of storefronts and business types while giving these incubator businesses the chance to thrive in the mix of established businesses.34 5. Create South-Facing PlazaPushing a section of the retail edge north from New Derby Street creates the opportunity for a public open space that is south-facing and connected to the street. This area will replace the open space once occupied by the Marketplace and provides an area for civic program. The edge of this space should be occupied by businesses that have outdoor program (such as outdoor café seating) to enliven this space. Larger sidewalks, particularly along Derby and Washington Streets, will extend the plaza activity and draw attention to the space. We would also like to see one of the existing Marketplace businesses in a prominent space in the plaza.Open SpaceSun-filled space invites activityCountless urban studies have shown that north-facing spaces shrouded in shade function poorly as public spaces and are doomed to non-use regardless of how well they may be detailed. In order to develop a thriving public life for the marketplace block, the opportunity to capture a south-facing open space is critical.Public Plaza35 Connection to Salem Waterfront6. Deflect Plan Towards Waterfront Circulation By configuring the footprint of the development at the plaza on New Derby Street towards the waterfront, a desirable pedestrian route is established by a simple gesture with the massing of the buildings.Marketplace Block as a Link in the Pedestrian Path Between Downtown and the WaterfrontThe Marketplace should be an important pedestrian link between the Essex Street/Washington Street corridor and the new Harbor Walk that connects to the Salem Waterfront; one of Salem’s most important tourist destinations.36 7. Introduce Townhouse Typology to Center PassageA double row of townhouses at a maximum of 3.5 stories with individual street entrances have an appropriate scale for the central block and act as an ideal frame for the view to Old Town Hall. Their presence improves interior block security by providing 24-hour occupancy and additional “eyes on the street.” The passageway through the middle of the block here should never become privately owned/controlled land– always to remain as a public way through the block.Interior Block ProgramTownhouses w/Public Space as PassagewayTownhouse TypologyWe recommend a townhouse typology with front gardens and steps up to private entrances. The scale should be narrow in width (no more than 35’) and moderate height (no greater than 3.5 stories). 37 Surface Parking and Anchor Tenant8. Locate Key Programmatic Amenities Surface Parking and Anchor TenantSurface parking is an essential part of the block’s retail success. While the development provides for an abundance of undergroundparking, the ‘quick-stop’ shopper will be encouraged by convenientsurface parking. An anchor tenant (business occupying greater than 10,000 sf) at the plaza on New Derby Street will be an important draw to the block and will ultimately help the rest of the block’s shops and restaurants bydrawing larger volumes of people.Anchor Tenant38 Street Edge9. Match Building Street Edge Along Washington StreetBy moving the building edge on Washington Street to align with the prevailing edge observed in the block to the north, a consistent street edge is achieved.Existing Street Widths, Washington StreetExisting and Historic Street Edge- Washington StreetThe width of the gap between buildings on Washington Street fromEssex Street to New Derby Street varies from 60’ to 360’. This is anundesirable condition.60’100’170’360’39 Buildings of Historic ValueDelande Lighting Building, 22 New Derby StreetEdgewater Café (Old Salem News Building), 155 Washington StreetBuildings Under ConsiderationIn the opinion of Historic Salem, Inc. (HSI), the masonry building now occupied by the Edgewater Café is “…directly responsive to the scale, materials, and detailing of the earlier Front Street buildings.” The Masonry building now occupied by Delande Lighting “…was used as the United States Post Office until 1935 and retains intact classical pilasters, entablature and pedimented doorway.” They further elaborate that the buildings “…appear to be in reasonable condition” and recommend at a minimum that the facades be incorporated into the new development on the site.The wood buildings of the Salem News block, are identified as :”the last wood-frame structure to survive in downtown Salem”. HSI characterizes the two story building closest to New Derby Street as “…in particularly poor condition.” They do not know the condition of the middle section of these buildings, but have asked to make a physical inspection, but concede that if these buildings cannot be saved, that the “…design of any replacement building be respectful of the scale of other buildings on Washington Street.”Salem News Building, Wooden Portions40 10. Retain Edgewater Café Facade, Footprint, and Height.Retain Delande’s Façade.There are a range of preservation options available for the buildings in the block. The recommendation for the Edgewater Café portion of the Salem News Building follows HSI’s minimum recommendation to save the façade. Additionally, we recommend that the location of the current footprint and the existing height be duplicated with any new building re-using the façade. Based on the previously referenced letter from Historic Salem, Inc, the consultant team concluded that the building has historic value and will be valuable in terms ofurban design to define an appropriate scale at the threshold of Front Street.Following HSI’s lead, the recommendation for the Delande Building calls for retaining the façade as part of the redevelopment of New Derby Street. Its retention will add historic and visual interest to the block and could easily be adapted to new retail uses at ground floor while additional stories are developed above it.Salem News Building,Edgewater CafeDelande Building Facade41 Existing Building Heights: Essex to New Derby StreetA comparative analysis of existing buildings in the Marketplace block and surrounding blocks in section shows the key relationships in scale and height. It is clear that the lower heights and scale of Front Street and Derby Square and its concentration of historic buildings require a different scale than New Derby Street.42 2.5 Story Building, Section at Front StreetFront Street3.5 Story Building, Section at Front StreetExisting 2.5-3 Story BuildingsExisting 3.5-4 Story Buildings11. Buildings at Front Street must not Exceed 2.5 - 3.5 Stories, or 47’ HeightThe scale of Front Street is very important to maintain, the buildings here must not dwarf them in scale. The surrounding urban fabric provides numerous precedents for 2.5 - 4 story buildings north of the Marketplace block, keeping Front Street in this height range provides for a better transition to higher buildings on the rest of the block.43 Comparative Building HeightProposed Building Height- 2.5 - 3 Stories 36’ HeightNew 2.5 - 3 story buildings at Front Street achieve a desirable height and relative scale to the rest of the buildings on Front Street. Old Town Hall retains its prominence in Derby Square because of its position on the rising topography.2.5-3 Stories 36’ Height44 3.5-4 Stories 47’ HeightProposed Building Height- 3.5 - 4 Stories 47’ HeightNew 3.5 - 4 story buildings at Front Street are still within a reasonable relative scale to the rest of the buildings on Front Street. Old Town Hall retains its prominence in Derby Square, although to a lesser degree.45 Building Height Across Block12. Consider Building Heights Greater than 6 Stories in Other Places on the BlockIn order to maintain recommended low building height along Front Street and meet the density requirements for the financialobjectives of the project, we recommend that further consideration of schemes with building heights greater than 6 stories be considered, especially in the southern portion of theblock, or even embedded in the middle of the block, setback fromthe street edge. We feel that the larger scale of the surrounding buildings and the greater street width here is sufficient to support more height. 13. Vary Building HeightsWe recommend great attention be paid toward achieving a varied combination of building heights. In observing the existing pattern of building heights in downtown Salem, the occurrence ofvaried building heights gives greater visual interest and mediates the impact of larger buildings in the overall perception of the street edge. A single building height along any one street edge is not approved.46 14. Utilize Preferred Building Materials and Methods as Established by Existing Plans and GuidelinesIn regards to new construction, our recommendations for building materials and methods closely follow the Salem Redevelopment Authority’s Heritage Plaza East Urban Renewal Plan and City of Salem Department of Planning and Commercial Development’s Commercial Design Guidelines.*Stand-Alone Retail Buildings“New construction within historic contexts (or alterations on historic buildings) requires a careful balance of respect for the integrity of older structuresyet reflecting the best design of the day. New buildings need not, nor should they, imitate the styles or details of the past. It is inevitably more interesting to match materials, proportions and scale while using modern simple materials. Newer buildings, for instance, use more glass than historic structures, yet the use of similar compatible materials and matching cornice lines and setbacks can ensure that new structures contribute to the character to the district.” -City of Salem’s Commercial Design Guidelines, page 24* See appendix ASuccessful Treatment of StreetLevel Facades and Entrances47 Storefront IdentityIt is important to establish a clear storefront identity. The example, top right, shows a ‘layered’ approach with planted pots, an awning and interesting detailing. It also demonstrates the effectiveness of large, well-defined openings that establish a clear relationship between inside and out. A local example, bottom left, shows excellent architectural articulation of active ground floor program.WoodAlthough red brick and granite are thought of as the classic Salem material palette, Downtown Salem has several outstanding examples of architecture where a wood surface treatment meets the street and contributing to both the historic reading of the streetscape as well as the interpretation of building height and scale. All three examples shown here are excellent examples.Salem StorefrontRestaurant on Essex Street, Salem‘Layered’ Storefront48 Architectural Variation and Material ShiftsArchitectural variation and material shifts result in a richer and more complex reading of a continuous band of buildings and mitigate potentially negative aspects of scale, height and density. The Peabody Essex Museum is a good example of material variation and alternation along the face of a single building. This image is also a clear example of a desired system of massing.Peabody Essex MuseumStorefront on Essex Street in Salem Retail Edge at Derby Lofts49 Ground Floor Program Plan3.9.1.8.8.3.2.7.7.7.4.5.4.4.4.4.4.Conceptual Ground Floor Program15. Implement a Version of Design Team’s Conceptual Ground Floor PlanThe ultimate success of the development will rely on the performance of the ground-floor program and layout. Bringing greater civic and economic vitality to Downtown Salem will rely on activating the street edge, including the addition of larger sidewalks, particularly along Derby and Washington Streets, to allow for outdoor cafes and similar active uses. 10.50 A Conceptual Vision for the Marketplace Block and Downtown SalemAn idealized ground-floor program was developed as part of a collaborative design exercise involving the Peer Review Team, representatives from RCG and their design team with oversight by MRC committee leadership The plan has many features that address matters of massing, circulation, retail location strategy and parking. The ground floor program and its articulation on the site addresses many key issues for the Salem Marketplace Block.Plan Key1. Public Plaza2. Visual and Pedestrian Connection to Derby Square3. Townhouses with Stoops and Private Gardens4. Re-located Marketplace Retail Location5. Anchor Tenant6. Street Edge Retail, Typical7. Underground Parking Access7a. Underground Parking Exit (residents only)8. Surface Parking and Retail Service Access9. Edgewater Café Building Remains10. Delande Lighting Façade Remains51 Common Ground and Tradeoffs COMMON GROUNDArchitectural quality: materials, detailing, and massingThese are issues of highest priority to the citizens and officials of Salem; any development must be true to the guidelines set forth by Salem’s Commercial Design Guidelines and the Urban Renewal Plan.Additional public parking- Surface and Below GradeThe increase in density requires the provision of adequate public parking facilities. The optimum arrangement must include convenient and affordable surface parking as well as the proposed below grade parking.Meaningful through blockpublic spaceThe continuation of this already established characteristic of Salem’s existing urban fabric is a matter of paying attention toscale and massing, ground floor articulation, and creation of pedestrian-friendly spaces.COMMON GROUNDissues are those that have garnered the greatest amount of consensus among the various groups, organizations, and individuals involved in the peer review process. Their inclusion here underscores their importance and broad appeal. In our working session with the Development and Design team from RCG, we found agreement on these issues as essential parts of the redevelopment of the block; whether a comprehensive or another approach. Comprehensive DevelopmentThe development of the entire block by one development entity affords the greatest opportunity to achieve the development goals and objectives identified in this report. However, there are other potentially successful approaches that could incorporate the recommendations of this report. 53 Varied building heights with low-scaled buildings along Front StreetAttention to surrounding buildings is a key indicator in calibrating the appropriate height and scale of new construction. This, in combination with quality materials are the most important factors in making this development successful.The Marketplace Concept ContinuesThe Marketplace, as a place and a concept, is a part of the historical continuity of the block. Everyone agrees that it must be a central piece of any new development and continue to provide a civic function.Preserve or Improve Views to Old Town HallThe civic and historic value of Old Town Hall is unquestioned. The views to it must be preserved or enhanced by any new development.54 55 Tradeoffs - Three Possible Development ApproachesThese three development scenarios represent a range of approaches and they do not represent every possible scenario.56 Tradeoffs - Three Potential Development Approaches57 Additional Unresolved Issues These issues are beyond the scope of the peer review and will be analyzed further when a development proposal is finalized.Parking:The committee did not fully explore alternatives to the parking proposal, including provision of parking in other locations, issues with respect to financial feasibility, including assumptions about the financing of public parking, and further exploration of optimal entrances and exits of the parking below grade.Use Mix:From the City’s perspective, what is the optimal mix of uses and what is the direct and indirect economic impact and social impact of that mix?Housing Types:What are the pros and cons of providing a variety of unit mixes – including housing for families and or housing with work space?Phasing:How can phasing be managed to ensure that the entire vision is realized?Traffic:A traffic study is imperative to understand the issues and impacts of this scale of development. Construction Management:A detailed Construction Management Plan must be developed with the opportunity for input from the public and approved by the city to insure that the impacts of the project are as minimal as possible.Costs and Benefits-There must be an analysis of the public costs and benefits; both tangible and intangible.Public Spaces-Questions remain about the ultimate ownership, control and maintenance of the public spaces in the projectInfrastructure- Can the existing water, storm water drainage, sewer and electrical infrastructure sustain a development of this scale?58 59 Additional Resources Appendix A•Salem Commercial Design Guidelineshttp://www.salem.com/Pages/SalemMA_BComm/design•Salem Redevelopment Authority PublicationHeritage Plaza East Urban Renewal Plan, PROJECT NO. MASS.R-95, Salem, Essex County, Massachusetts•American Institute of Architects ResourcesIssue Briefs:Smart Growth: Building Livable Communitieshttp://www.aia.org/SiteObjects/files/smartgrowth05.pdfHealthy Community Designhttp://www.aia.org/SiteObjects/files/healtheffectsofcommunitydesign.pdfAIA’s 10 Principles for Livable Communitieshttp://www.aia.org/liv_principles•City of Salem Master Plan Update and Action Plan, 199661 •PressDalton, Tom. “Developer Bets Heavily on Salem’s Future.” The Salem News8 Mar. 2006.Dalton, Tom. “Public to Weigh In on Salem News Block.” The Salem News18 May 2006: A2.Dalton, Tom. “Residents Speak Out on $80 Million Salem Development.” The SalemNews23 May 2006: A1.“Developer Wants More Condos in Marketplace.” The Salem News23 Jun. 2006 “Open Minds Required as Debate on Salem Marketplace Project Goes Forward.” The Salem News26 Jun. 2006Dalton, Tom. “Marketplace Development is Still Up in Air.” The Salem News27 Jun. 2007: A2.Rosenberg, Steve. “Salem’s Condo Appeal.” The Boston Globe1 Jun. 2006: NO2.Watson, Brian T. “Salem Marketplace: Public Needs Something to Look at Before Deciding How High is Too High.” Editorial. The Salem News7 Jul. 2006: B3.Watson, Brian T. “Downtown Salem: Variety of Heights and Densities Enhance City’s Character.” The Salem News3 Aug. 2006.62 Appendix B63 1. Urban Development Opportunities• Comprehensive Plan for a Whole Area (4)o Connections/Movement to Other Areas of the downtown (1)o Connecting Marketplace Site to the Sites Across Street (Walgreen’s), Essex Mall and Waterfront (1)ƒOpportunity to Shift City Center and connect Essex & Front Streets to Derby Street and the waterfronto Recreate and Integrate Marketplace with Surrounding BlocksƒFront Street has Opportunity to ThriveƒIncrease Vitality of Marketplace Stalls• Great Architecture (4)o Key Position/Opportunity for Great Architectural Planningo Redevelop SRA Lot Into a “Different Design” (1)• Visual Harmony, Enhance View to Old Town Hall (3)• Create Development that Anchors Downtown (1)• Open Space that “Works” in Plaza (1)• Anchor for Drivers andWalkers (1)o Get People Out of Car and Want to Walk Around/Explore• Bring More Residents Downtown (1)2. Desired Uses• Farmer’s Market/Temporary Vendors (4)• Right “Mix”/Offices, Restaurants, Retail, Residents (3)• Keystone Retailer in Downtown (3)• Destination Retail Store (LL Bean)• Urban Mall – Multi-story Retail (1)• Retail Along Edges (1)• Strengthen and Improve Retail (1)Other proposed uses:• Off Campus Dorms for College• Grocery Store• Retail for Small/Incubator Business• Home Based Business Model -capitalize on new real estate trend by developing in-home office space along with housing• Space for Public EventsPerceived Opportunities and Topics of Greatest Interest Italics indicate additional explanation added for clarity. The numbers in parentheses reflect the number of “votes” each item received by the MRC members participatingOpportunitiesMarketplace Redevelopment Committee April 13, 2006 Meeting Notes64 3. Public use/Interaction• Community (4)o Foster/Enhance Communityo Retail – Open Space Enhanced• Four Seasons Use of Public Space (4)o Usability of Public Spaceo Year Long Market Areaso Covered Market Areas• Public Access/Walkableo PedestriansoWalk Through• Traffic and Parkingo Try to Solve Perceived Parking Problemso Parking – More Entrance/Exitso Redesign Traffic Flow4. Environment• Sun/Natural Light (1)•Light, Wind5. Other• Green Arch/Sustainability (1)•Market Study• Proposal for City Council in Use for Public Purpose/Access1. Urban Design and Scale• Urban Context Respected (8)• Front Street, Old Town Hall (4)o Derby Square – Preserving Integrity• Design & Architectural Detail to Keep Human Scale (3)• Human Scale (2)• Heights of Buildings – Vary Heights 2-3 (Front) or up to 8 (New Derby & Washington Streets)• Diversity of Height and Architecture of Buildingso Front Street (Less) (2)o New Derby (More)o Lack of On-Street Parking (Surface)• Monolithic Block (1)• Pedestrian Quality (1)2. Historic Preservation• Preservation of Delande’s “Post Office” (2)• Corner of Salem News be Incorporated (1)3. Traffic and Parking• Traffic – managing Traffic – Traffic In/Out Parking Garage (1)• Adding more Traffic to Already Congested Intersection• Cost of Parking• Mixing Retail/Resident Parking in the same project• Poor Lighting in Underground Parking Garage – Security in Underground GarageOpportunities ContinuedIssues/Concerns65 4. Uses• Demand for Condos – Who Are They For?• Diversity of Condo Types and Affordabilityo 40B Concern –the development needs to consider and affordable housing component as Salem is at risk of falling below the 10%5. Construction Phasing• Phasing of Development – Notifying Existing Businesses (Limit Negative Impacts)• Phasing to Ensure Success (4)• Long Construction Process – Construction Management Plan6. Other• Financial Feasibility (1)• Too Focused on One of Two Issues, Loosing Sight of the Big Picture (3)• Constraints of Derby Deed (Salem Marketplace)• Density Nota ConcernIssues/Concerns Continued66 67 Mayor Kimberley Driscoll opened the meeting by welcoming everyone and providing an overview of the Marketplace Redevelopment review process to date.Annie Harris, Chair, Marketplace Redevelopment Committee (MRC), went through the agenda of the meeting and introduced the members of the MRC.LANDWORKS Studios and Office dA, peer review team consultants, went through the presentation of the project and their recommendations for improvement.The public comments were as follows:• The historic quality of the architecture and height should be maintained in this project. It might be fine to have heights up to 58 feet on New Derby Street but Front Street should remain 2.5 to 3 stories.• The buildings should take elements of older buildings and incorporate them into the new. It was also suggested to rebuild the Derby Mansion on the site.• Questions arose on whether the tax benefits were sizable enough to cover the costs. The City and MRC members responded that the projected tax revenue was sizable and the services, such as an influx of school-aged children, would most likely not be a concern with this project. The City further stated that all the costs and benefits would better be measured when a final project design and program materializes. • Overall pleased with the progress and some of the ideas, such as saving the Delande’s and Salem Evening New Building’s facades.Marketplace Redevelopment Public Meeting June 26, 2006 Meeting Notes• There was concern that the City land would not remain a public walk through space once it is sold to a developer. • The developer should look at the other buildings, outside of this site, and determine what their eventual reuse will be so that the Marketplace Redevelopment has more context.• The new plan shows that the City and the MRC is listening to the public. It is positive for the area and will add character to the downtown.• The Mayor, Annie Harris and the MRC were commended for keeping up the dialogue. Overall pleased with the progress and some of the ideas, such as saving the Delande’s and Salem Evening New Building’s facades.• The project should focus on the things of this project that are not measurable. Sunlight in the plaza, angles of the roof, parking and owner-occupancy are all measurable.68 • Affordable Housing is critical and should not be bundled in downtown but actually putting money into other areas of the city.• A new resident stated that he encourages retail in the downtown but questioned whether the downtown could support more retail and thought it would be helpful for the city to ask the new downtown residents what type of retail could survive and what could not. The MRC responded that the City is working with the Chamber and the Salem RedevelopmentAuthority (SRA) on looking at the downtown market. • The viability of the underground garage was questioned and whether during a large rainstorm, it would become a lake. A member of the MRC stated that when the city experienced 10-inches of rain recently, one of the only things dry was the train tunnel; stating that it can be done.• Issues of traffic and utilities need to be addressed. There is a concern with traffic from the garage coming right out on to Washington Street.• The design should not be a row of monotonous buildings, rather should be a “good” design.• The MRC was congratulated for a job well done. The revised plans are a step in the right direction. It was suggested that the developer and the City look at transferring development and density rights to the south side parcels of land that RCG currently owns.• Concern that people who come to visit or shop in downtown will not want to pay to park in the garages, especially residents. It was stated that parking can “kill” merchants and no one would want a restaurant like Red’s to close because people did not want to pay to park in the garages.• Questions about how much the market can absorb with condominiums. This project just adds to the number of residential condominiumsdowntown.• A statement was made that it was not a crime to raise children in Salem and that it is good to teach children that you do not have to drive in a car to get somewhere. The townhouses incorporated into the new Marketplace design will most likely be good for families looking to move to downtown.• Issues with size and density of the project. If the developer cannot scale down the project and make if financially feasible, maybe it’s not the right developer for the project.• Concern with funneling people into the public plazas.• The project is ambitious and aggressive and the details need to be worked out. Parking lots are empty in January and February and there is marvelous public transportation close by.• Affordable housing should be incorporated into a project of this size.• One of the scary things about parking in Boston is the underground garages. Do we want to have that in Salem?• It is great to hear such positive comments from new Salem residents. With the increased population, the traffic increases and the City keeps shifting it. The development should be smaller.• The City has historically made some mistakes both downtown and throughout the city. It’s important to move slowly so that we do not make mistakes with this project.• Concern about giving away the historic marketplace area. • Important to bring quality downtown and this process helps to ensure that we get quality downtown. Thank you to the Mayor, the Committee and RCG.69 70 71 Landworks Studio, Inc. - Office dA, Inc.