City of Salem Massachusetts
Public Meeting Minutes
Board or Committee: Design Review Board, Special Meeting
Date and Time: Tuesday April 13, 2010, at 6:00pm
Meeting Location: Third Floor Conference Room, 120 Washington St.
Members Present: Chairperson Paul Durand, Michael Blier, Glenn Kennedy, Helen Sides, David Jaquith
Members Absent: Ernest DeMaio
Others Present: Economic Development Manager Tom Daniel
Recorder: Lindsay Howlett
Board Member Paul Durand calls the meeting to order.
North River Canal Corridor Projects under Review
1. 401 Bridge Street (Gateway Center): Discussion of proposed schematic design.
Harry Gundersen and Joe Correnti are present to discuss the 401 Bridge Street project.
Gundersen presents the changes they have made to the ground floor plan, entrance lobby, health club entrance, corner of Boston and Bridge streets and basic materials, since the last meeting.
Gundersen explains how the elevator core and the central pass through curved element were flipped from the last meeting to open up the Senior center connection to the pass through instead of the health club. Additionally Gundersen states the entrance to the elevator was also turned toward the back parking lot to form an elevator lobby that could handle anyone gathering at that point. Gundersen adds for people using this pass through it will now be a nice clean shot that will be well lit so that people will feel safe.
Gundersen states the health club entrance has been pulled closer to the parking lot and will work well with Boston Street now.
Gundersen states the entry lobby at the Senior center has the ability to open onto the lobby and the elevators are on the inside.
Gundersen describes the entry lobby as a 50’ x 45’ space, with security desk and interior soft seating/lounge furniture. Gundersen states there will be outdoor seating with benches as well. Gundersen shows a perspective of this area that provides more details than what was shown at the last meeting.
Gundersen adds the building levels overlap slightly when looking at the building from the health club entrance perspective.
Gundersen states for the Boston and Bridge streets resolution of the corner; they have finally hit on something that works pretty well. Gundersen explains that by extending the corner element down the street another bay, they were able to develop the vocabulary that relates well to the rest of the building. Gundersen adds by recessing elements along the side, the potential for a future entrance could work quite well.
Gundersen refers to the illustrative elevations when describing the materials to be used for the project. Gundersen states a split face stone plinth would be used and passes around a sample to the Board. Gundersen adds on the ground floor level they were thinking of using brick that will be rusticated all around the building. Gundersen states the next layer will be a split faced cast stone lintel. Gundersen adds the lintels above would be a smooth cast stone, stating the higher up the building, the smoother the materials. Gundersen adds that the sills will be cast stone as well. Finally Gundersen states the panels on the fourth floor will be of a reinforced concrete product in the most textured sample and the window frames will be a painted warm edgecombe gray.
Gundersen concludes and asks if there are questions from the Board.
Kennedy comments that he likes several things that are happening and the direction the project is moving in. Kennedy agrees that the Boston Street side entrance being turned toward the parking lot helps the corner. Kennedy states he likes the vocabulary of the corner at Boston and Bridge streets and thinks it works better with the rest of the building but wants it to be just a little bit more.
Gundersen responds they have looked at more options and kept trying to make something taller at this location but each time there was something that was not quite working.
Durand adds the building becomes the event versus just that corner and thinks it scales well to the street. Durand states he is fairly satisfied with it and comments it is not the dramatic thing people had originally alluded to, yet it works.
Kennedy further adds that he kept feeling there needed to be something a little bit more but is much more comfortable with it then with previous versions. Kennedy states that he appreciates the moves made inside the lobby area. Kennedy comments that overall the space has been cleaned and opened up to the Senior center. Kennedy asks if there is a way to move the wall (possibly three to four feet) more to allow for some seating in this area to almost create a middle lobby area.
Kennedy also notes he would be supportive of the ceilings being higher to create a little more of a separated space from the main entrance. Kennedy adds the ceilings however should not be as high as previously presented in earlier meetings.
Gundersen responds that they agree with what Kennedy states. Gundersen adds they have admittedly gone too far in diminishing the pass through lobby and may want to bring some of that back. Gundersen states he thinks that enough people will be using this as the way they get in and out of the building especially if they have their office upstairs at this end of the building. Gundersen replies that they agree with Kennedy in opening the space up a bit.
Durand states that he agrees with making the lobby more open and thinks it would be both helpful and useful. Durand suggests rotating the elevator back ninety degrees and recessing that bank of services into the health club space.
Durand suggests creating a mini lobby on each floor which would allow for people to circulate past it. Durand adds that the design does not live or die on these comments but states they are just ways to refine the building since the Board is to act as critics.
Kennedy states that his thoughts and concerns with the main lobby have been put at ease.
Gundersen states the vast majority of people will come through the eastern main entrance lobby and if the senior center so chooses to put their café at this location, Gundersen can imagine this area becoming utilized by the seniors.
Kennedy asks how the seating area is handled at the main entrance and if it is open to the main traffic flow or if there is some type of screening. Kennedy states that maintaining the sight lines and directing the flow of traffic in this area concerns him.
Gundersen responds the main entrance will be driven by what the use is of the upper floors. Gundersen adds to some degree it will evolve as the tenants evolve; if it becomes medical offices upstairs, then that drives a different lobby use design.
Kennedy states the seven parking spaces by the Boston Street entrance should be eliminated and asks about the entrance moving for the main parking area.
Gundersen states they looked at moving the entrance closer to the building and sent a site plan to the traffic engineers. The engineers recommended the entrance be left the way it is shown in the drawings, as they felt it would be too tight if it was moved closer to the building.
Kennedy states that the traffic light is going to mediate the traffic flow and with the issue of those spaces and stopping traffic, it feels that if the seven spaces were eliminated, the public’s concerns would be eliminated. Kennedy adds, though, that the seven spaces probably would not back up traffic.
Blier states he agrees with Kennedy and adds the location of the seven parking spaces is going to create a problem.
Blier adds the planting plan is quite nice and offers diversity and interest. Blier asks Gundersen to clarify what is intended where “field grass” is labeled.
Gundersen replies it would be a not highly manicured indigenous grass.
Blier replies that sounds hopeful. Blier asks at what height the evergreens along the back are and adds he just wants to make sure they go in as more mature.
Blier states the lobby is quite good and the architects can speak to it better than he.
Blier comments that the pedestrian circulation moving through the parking lot should consider the safety of the people, including people who are going to want to cut the corner from Boston Street to Bridge Street through the back of the site.
Blier asks what sized service vehicles the site anticipates.
Gundersen replies very few, large, mostly box trucks such as UPS and FedEx. Gundersen adds the senior center receives meals on wheels delivery on a daily basis. Gundersen also confirms the site circulation is in compliance with the fire department.
Blier asks why the trees peter out towards the ends of the site and then stop.
Gundersen replies they stop because of the site lines required for the traffic adding, until the trees are mature enough they would block your vision.
Blier asks why this is not a problem at the other entrance?
Gundersen replies because it is a right turn only.
Gundersen states the plans show the existing city sidewalk and states that they have not widened that.
Blier states he is interested in a stronger pedestrian street edge. Blier asks Gundersen if he is certain that physically, trees can be planted that close to the building.
Gundersen replies there is about ten feet from the center of the tree to the building. This allows for an eighteen foot diameter tree canopy.
Sides states the design and plans look good. Sides adds that she likes the corner and that there could still be an effort to make it a little bit higher that breaks it from the same level of the parapet. Sides further adds that she likes the recessed elements at the corner and adds that the brick piers will be solid and will look strong.
Sides comments that she likes how the corner is wrapped and then is broken to see the other surface behind and adds the overlapping of materials as you go down is successful.
Sides additionally states that she likes the lettering around that curve but admits Kennedy will have to input on this issue.
Sides concludes that she thinks it looks really good and is really pleased; the Boston Street entry looks good and from the last meeting, she really likes the main lobby much better to date, as well as the new entrance at Boston Street.
Jaquith states that he really likes how the brick wraps the corner and likes the brick band. Jaquith adds the corner seems like it needs to lift and that can maybe be achieved by using lighting at the top to minimize the weakness on the top. Jaquith adds it may conflict with the sun shade but somehow it is a terminus and does transform around the corner.
Jaquith states to also not touch the base. Jaquith adds that he agrees with Kennedy about the spatial change in the elevator lobby and adds the lighting in this area will be critical. Jaquith further adds that even if pedestrian paths are created he does not have great faith that people will follow those. Jaquith concludes the project has made great progress; it’s a striking building that integrates historical context in a contemporary way.
Kennedy warns when thinking about the signage, realizing that the building will probably get to be known as the Gateway Center, the signage will not have to scream on the side of the building. Kennedy asks Gundersen to handle the signage delicately and to think about how big that signage really is and what it needs to be.
Durand states the corner is a really nice solution. Durand adds it resolves into the building and thinks something could screw it up if we try to alter it again. Durand further adds by bringing it past the corner it has melted into the entire building thus making the building strong.
Durand states, as shown, this is actually a better more minimal solution. Durand adds that not screaming Gateway Center on the building is the better thing to do so. Durand states he believes the design is successful the way it is.
Durand adds the ZBA and Planning Board will have a lot of discussion on the parking layout and he would not belabor those issues too much as he thinks those issues will be resolved with the other boards.
Durand adds when advising for the SRA they usually have construction documents and other details and there is additional information the DRB would probably want to see at a later date. Durand states lighting on the building and site, signage, sidewalk treatments, etc. are details they would like to see further down the road but will not affect today’s decision.
Durand opens the discussion up to the public.
Mary Whitney of Essex Street asks Gundersen to think harder and do more work on screening the patio from the parking lot. Whitney adds it is a pleasant area for people to sit outside.
Gundersen responds there are several different options for that entry and one downside to screening is when you are approaching the building, it opens up a security issue for people who may be hiding behind the wall.
Whitney suggests the screening could be plants or a pergola or maybe vines but wants to see something to make it more pleasant. Whitney further states that she agrees with Kennedy about the signage shown at the corner on the building, it does not have to scream Gateway Center and she hates the way it looks now and should definitely be more understated as the building itself will become a landmark. Whitney adds she does not like the rounded corner and thinks it repeats the Tavern in the Square building. Whitney states she likes the base changes made and thinks the corner gets weak at the top. Whitney suggests carrying a band of brick around at the top like shown at the bottom. Whitney adds it looks unfinished with the concrete panels shown across. Whitney further adds the building is in need of more vertical elements.
Whitney adds she agrees with the comments made from Historical Salem on those issues.
Whitney states the removal of the seven parking spaces would really add a lot to the design and would increase the buffer for those adjacent houses and would also add to a more pleasant pedestrian experience.
Daniel reads aloud a letter from Historic Salem. Inc. addressed to Paul Durand.
Dorothy Hayes of Essex Street states the building design has been much improved and agrees that the top of the corner does not register. Hayes suggests using something with some sort of metal work or a cresting appliqué with some sort of movement to it, above the band, as it goes across. Hayes thanks Gundersen for being so responsive to the comments.
Dana Andrus of Federal Street states the design is moving along very well. Andrus adds the elevation exhibits some sort of movement in and out of the building. Andrus adds the rounded area pushed in a little bit creates some sort of a wing affect. Andrus suggests removing the glass visor and replacing it with a Cortés type of affect similar to the rooftop of the rectangular buildings directly behind it. Andrus suggests moving the exterior façade in and out a little more and pushing the corner in a little bit. Andrus concludes that he thinks the glass element at the top needs to be eliminated as it makes the building look a little too commercial.
Sides responds the corner is already recessed quite a bit. Durand adds the building is a commercial use.
Joyce Wallace of Federal Street states the seven parking spaces should be eliminated. Wallace adds she really wants to be sure on the plantings, especially for the two to three houses adjacent to this area, that the landscaping is dense enough. Wallace concludes thanking everyone for the improvements that have been made and adds the sign will get there.
David Sweetser, owner of the proposed development states that at first they thought that perhaps the Board was a little too strident with how they were initially reacting to the proposed development. Sweetser adds, however, that he is presently surprised with the exchange of information and ideas that have occurred with the Board and thinks at the end, this is a better product from when they started. Sweetser adds that no one is going to get entirely what they want, but he will say that the building is a better product today because of the Board’s input and would like to thank the Board for having the attitude which was correct. Sweetser states in the end we can all look better off and say the project is better off. Sweetser adds they may not be able to resolve all of tonight’s issues but hopefully they can
take care of most of them. Sweetser concludes that they will be living with the building for a long time. He wants the best product possible and wants to say that he appreciates the Board’s effort.
Durand responds that the Board appreciates that and of course it takes two. Durand thanks Sweetser for cooperating with them.
Durand adds a couple of comments. Durand thinks the Board has done their job in molding this project to a point and there are some additional details that need to be worked out. Durand states some comments have been made about the vertical elements and brick color. In the 18th and 19th centuries, brick was different, the process was different and today it’s not done the same way. Durand states imitating historic Salem is not the right thing to do and states that is done all the time and he thinks often it is the wrong way to go. Durand adds that lighting and things that are yet to be determined will aid in that affect as well.
Durand adds if the corner becomes all brick it is like every other building and looks like it has not been thought about. Durand further adds he thinks it is a great weaving of materials currently.
Durand states that everyone can have an opinion but from his background of being an architect and understanding the brick technology and construction, he believes they have a nice orchestration going on and he is very happy with the way it turned out.
Durand adds things like lighting and mechanical screening on the rooftops should not be ignored and states that a canopy detail is important.
Kennedy: Motion to recommend approval of the plans with a request to the Planning Board to review exterior building lighting, street lighting, sidewalk treatment, rooftop/mechanical screening, signage, canopies, screening, signage, and canopies and clarifications on the landscaping plantings (including the proposed field grass by the Boston Street entrance and the caliper of the proposed evergreens), seconded by Sides. Passes 5-0.
Urban Renewal Area Projects under Review
1. 184 Essex Street (Omen): Discussion of proposed signage
Christian Day is present to represent Omen.
Daniel prefaces stating this is a proposal for a new sign on the valance portion of the metal awning at Museum Place Mall.
Day states currently he is concerned that the awning in front of 184 Essex Street all looks like one long string of office space. Day presents a photo taken to show how if the public is just wandering along Essex Street, there is nothing visually compelling and no visual contrast from awning to awning.
Day states he wants to create a visual contrast that works with colonial-esque style. Day adds he would paint the paneling in the awning black to create the missing contrast. Day hopes unofficially his sign could act as a new direction for signage at this strip of store fronts.
Durand states this area is the least successful signs in town and agrees that Day’s presents his business’ story well. Durand adds Day will probably not have to worry about ice build up on this sign and likes how the sign integrates the entire awning. Durand further adds that it looks a little big but overall a very affective sign grabs the viewer’s attentions and agrees it could be successful if everyone followed this direction.
Kennedy agrees the sign does a nice job incorporating the overall space within the banner while utilizing the black space behind it. Kennedy adds the center portion of the sign itself would make a nice blade sign.
Day responds he cannot do a hanging sign at this location.
Kennedy adds he does not necessarily like all of the type going out the sides and thinks it is a lot but in this execution he does not mind it. Kennedy further states one minor negative, the initial caps of all the words going across the awning breaks it up a bit. Kennedy prefers all caps to create a little more of a band. Kennedy reaffirms not lower case letters but all caps to create distinction from the tag line underneath.
Day responds he did not think it contrasted from Omen enough but will make the change if he has to.
Durand asks if the band needs to say all of that stuff.
Day replies he thought it took advantage of the space available.
Sides adds the letters should be pulled away from the medallion.
Day states the flourishes that come out from sign should be three dimensional.
Kennedy responds the flourishes should probably be flat on the band and should point to the words and suggests Day not to over think it.
Blier states he supports the design with Kennedy’s modifications.
Sides agrees.
Jaquith states he has had issues about this building from the beginning and that he would rather see some thinking of how this sign may affect future signs down the road. Jaquith adds if you get the wrong colors this thing is going to look like a carnival.
Sides and Durand state the awning is too low and cannot have a blade sign.
Durand adds this sign does show others how to utilize the valance.
Daniel states that the Rita’s, Witch City Ink, and Polonous signs do not fill their awning and confirms that all of the shops do have an awning.
Durand states in the future we would try to use this.
Kennedy cautions to be careful that we do not let the designs go overboard.
Daniel reminds the Board that the signs have to maintain a specific square footage.
Kennedy asks how thick the panel is. Day responds it is not a panel it is painted.
Kennedy asks how the sign is lifted in front of the awning. Day responds it is very light PVC.
Kennedy: Motion to approve sign, with all caps to match the shorter letter height and to not use initial cap sizes, seconded by Sides. Passes 5-0.
Adjournment
Durand: Motion to adjourn, seconded by Kennedy. Passes 5-0.
Meeting is adjourned at 7:36 pm.
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