DESIGN REVIEW BOARD
MEETING MINUTES
FEBRUARY 7, 2006
A special meeting of the Salem Design Review Board (DRB) was held in the third floor conference room at the City Hall Annex, 120 Washington Street, on Tuesday, February 7, 2006 at 6:00 pm.
Members David Jaquith, Chris Greene, and Christos Christoudias were present. Tania Hartford, Economic Development Planner, and Debra Tucker, Clerk, were also present.
NEW BUSINESS
90 Lafayette Street
Mark Meche of Winter Street Architects and Betsy Harper of RCG presented schematic Design Plans for the redevelopment of 90 Lafayette Street into a mixed-use development for review.
The property falls within the jurisdiction of the SRA and is zoned B5. The proposal consists of 30 condominium units with specialty retail such as a florist and dry cleaner on the first floor. There will be 6 units per floor, five 2 bedroom units and one 1 bedroom unit, constructed in the five story building with 31 parking spaces located inside the building and at the rear of the property.
Mr. Meche presented drawings showed a building with a 70’ roof height and large windows giving the building an 18th –19th century industrial look. The two materials being considered for the exterior are masonry and another such as plaster or simstone. There is a tower area proposed and Mr. Meche mentioned that it might incorporate some sparkle in different material to set it off as “jewelry”. There is a strong corner to give the address an identity. The rear of the building will be brick, as it will be seen from Riley Plaza. The sides may be a stucco look and no colors have been chosen yet.
Mr. Greene stated that he preferred brick to the cornice since it is a new building and not one with an addition being added. He also said that he would like to see a larger parapet with brick to the top. Mr. Christoudias stated that he liked the contrast rather than all brick, which would look like a warehouse.
Mr. Greene said that the schematic looked ordinary. He would like to see them articulate the upper story as a whole with detail.
Mr. Meche reported that the project is being priced currently and that they are at the conceptual phase. The Metcom building with brick to the top was discussed. Exterior color has not been established. Mr. Greene said that this would not mask the size of the building. Mr. Meche said that it could articulate the penthouse top floor and tower.
Mr. Jaquith said that it should relate to the Strega building. He thought that the least successful part of the rendering was the windows. Mr. Meche answered that they could look at that. The window pattern was chosen because it appears industrial. Mr. Jaquith thought that it resembled the Derby Lofts project and Mr. Meche replied that it was not accidental. Mr. Jaquith said that he had an uneasiness about the window pattern as presented as well as the depth and shape.
Mr. Christoudias compared the plan to the building next door which has a more retail feel. Mr. Meche noted some detail with the awnings.
Betsy Harper stated that the first floor height is at 13 feet and added that the height is needed for spacious units above. Mr. Christoudias noted that the stylization is drastically different and gives a different look to the first floor. Mr. Meche said that he though that it was consistent with the second floor. He added that he will bring photos of the surrounding area with his next presentation and noted that he was just at the conceptual phase.
Mr. Christoudias noted that the size of the building is not a problem compared to what is there now.
Glenn Kennedy, candidate for appointment to the DRB, commented on the second exterior material and noted that when a yellow toned material ages it looks older and more out of date as compared to red brick or gray material. Mr. Meche said that he would bring samples and colors.
Mr. Meche replied to a question from a member of the public that the plan is for the existing building to be torn down and a new one built. He noted that it would be very expensive to have to modify the existing one. The location near The Point neighborhood will keep the unit prices lower, although it is not an affordable unit project. He said that it would bring 30 families into the City, lift the neighborhood up, and be good for the neighborhood.
Ms. Harper said that RCG had tried to work with the existing building; however a structural analysis showed that the building footings would not be able to support the project. Due to the risk and difficulty they will be starting over and replicating the building. The site had formerly been used as an auto parts store and was never historically significant.
Mr. Jaquith noted that the project is in the very early stages. He commented that he was fine with the proposed 30 units but thought that the parking ratio was low.
Ms. Hartford added that the color and materials would be presented later at the final review rather than at schematic.
Mr. Jaquith noted that there are some areas where that the same size windows are not needed along the side such as kitchens. He thought that this would break up the monotony and also would like to see shadowing on the building. Mr. Meche said that he hoped to specify a uniform window treatment.
Ms. Hartford asked if the project was being recommended to the SRA for schematic approval. Mr. Jaquith stated that it required more review. Mr. Meche said that he was putting forth the style. He said that he would come back to the board with more detail.
Ms. Hartford noted that some issues that need to be addressed were shadowing, windows, and the first floor. Mr. Jaquith said that these should be presented at the next February DRB meeting.
Ms. Hartford reviewed the process and the levels of review for development projects as they relate to the DRB and the SRA. Mr. Jaquith stated that he was okay with the proposal for 30 units with retail and parking and commented that it should be an excellent building.
Mr. Christoudias asked about the roof. Mr. Meche said that there would be a cooling tower that won’t be seen due to a high parapet. They intend to sell roof rights to the owners of the top floor units, who would have exclusive rights to use. Ms. Harper said that these owners could build their own decks with structural guidelines.
Mr. Kennedy said that they should consider mandating the materials that could be used. Mr. Meche said that no one would see the area. There will be a central vertical system with heat pumps. The area won’t be a public space.
Ms. Hartford stated that they would be back at the next meeting. Mr. Christoudias said that it will not take more than one more meeting and said that it seems online as far as schematics.
ADJOURNMENT
There being no further business before the board, the meeting was adjourned.
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