City of Salem Massachusetts
Public Meeting Minutes
Board or Committee: Design Review Board, Regular Meeting
Date and Time: Wednesday December 4, 2013 at 6:00pm
Meeting Location: Third Floor Conference Room, 120 Washington Street
Members Present: Paul Durand, Helen Sides, Glenn Kennedy,
David Jaquith, Michael Sullivan
Members Absent: Ernest DeMaio
Others Present: Andrew Shapiro
Recorder: Jennifer Pennell
Paul Durand calls the meeting to order.
Urban Renewal Area Projects Under Review
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- 299 Essex Street: Discussion of proposed façade renovation.
The submission under review before the DRB includes a proposal, drawings, and photos.
The applicant, Bob Dunham, explained that he is renovating his storefront at 299 Essex Street and seeks approval to do so as outlined in his proposal.
Durand questioned what material the panels on the upper half of the storefront will be made of.
The applicant noted that it would be a two-tone grey metal panel system above a black granite storefront with clear glass. The signage that is represented in the proposal is only there as an example. Dunham acknowledged that a future tenant would be responsible for having signage approved.
Jaquith: Motion to approve.
Seconded by: Sides, Passes 4-0.
At this point Helen Sides recused herself and left the meeting room.
- 9-11 Dodge Street, 217-219 Washington Street, and 231-251 Washington Street (Dodge Area LLC c/o RCG LLC): Continuation of discussion of proposed development – Schematic Design Review.
The submission under review before the DRB includes a proposal, drawings, a site model, and renderings. David Steinbergh and architect Jai Singh Khalsa were the primary presenters on behalf of RCG LLC.
Steinbergh began by covering some of the issues that their team sought to address over the past month, per the discussion that had ensued with the DRB: articulate three separate buildings, ensure that the buildings relate to each other, and ensure that the south building looks more like surrounding residential buildings
Steinbergh noted that the south building would incorporate elements of classic brick and the use of stoops and bays to create an interest at the street edge. He commented that the west building would use a curve to create a turn on Washington Street to embrace a more forward-looking design. The north building would incorporate more height at the corner of Dodge Street and Washington Streets, where it is most visible. The design articulates three separate buildings that relate to each other and their surroundings.
Steinbergh noted that they are seeking the DRB’s input on how the building’s massing and overall design area coming along. He noted that details at a future meeting would be forthcoming based on the feedback received at this meeting. He then handed the presentation over to architect Jai Singh Khalsa.
Khalsa noted that the most southern block is the Mill Hill building, which would enhance a more traditional type of residential detailing. The north building would be a modern style.
Khalsa noted that the residential south building would consist of brick with stone bays located in between units. Stoops would be brought into the ground level entrances, which would be two story (duplex style) work live spaces. This would create an identity of smaller elements along the street that connects to the surrounding neighborhood. A retail space would exist at the far southeast corner of this building. There would be 30-40 feet separating this area from the adjacent building, which preserves space that currently exists there.
Khalsa commented that the ground floor along Washington Street in the west building – the more modern building - would become a major commercial block. There is a one and half story connector space between this building and the hotel (north building), which provides a lot of light and air. The façade would pick up a lot of cues of the mill hill building but be expressed with a more modern look. The façade would relate more to commercial use with lots of glazing, built-in sun screening, and materials. The connection between the west and south buildings is meant to be distinctive.
Khalsa noted that the hotel corner would be pulled up with a modern interpretation. Grade level would have a lot of glass, which works well with retail spaces. Composite materials and masonry would accentuate the exterior with a lighter glass palladium on the bottom. Parking will be in the center of the buildings. Parking for the residential and retail buildings will be located under those structures – the parking for residents will be separate and distinct from the rest of the uses’ parking.
Kennedy commented that he liked the program, massing, location of buildings, parking, and shapes. The south building works well aside from details and landscaping to help soften up the appearance. Kennedy noted that he is not too sure about the lobby connector. The west building according to the handouts does not work well with the presentation. The views located on the slide works a lot better. Kennedy commented that both ends need glazing similar to the connector between the hotel building and the west building. Air should be allowed in between. The hotel building starts to feel more contemporary. He noted that people are crossing aligned with the tavern in the square building and don’t follow the crosswalk (at Washington and Dodge Streets). Emphasis for crossing over to the development should
be placed at this location. It’s where people will naturally walk. Overall happy with where it is going.
Jaquith commented that the south building is moving in the right direction but the connector needs work. The design should not be a heavy “spider web” with steel. Jaquith noted that that the design should be careful when considering the lightness of the connector, it is too heavy. The design needs some day and night feeling, providing a visual flow. Jaquith questioned if the late afternoon sun on the west building is going to be an issue. The tops of the buildings appear frivoless and needs work. The connection between the hotel and west building gap works well. Jaquith noted that the hotel located on Dodge Street could become even more glass making the corner less composite. Massing wise it is coming along well. You can identify the three identities. Penetrations, being able to see through
and getting a feeling of greenness near the parking would be nice.
Sullivan noted that the massing appears like it is going in the right direction. Connections need work and the hotel needs more thought. The entrance at the Dodge Street Court corner and is not very well expressed. This location needs more vitality. The corner should reflect the importance of the entrance into the hotel. Color and finish needs some work.
Kennedy commented that the hotel building could look more like one building instead of three pieces.
Durand noted that the scale is very nice. Live workspaces solve a lot of residential issues. The structure does not feel like a massive building. The connector is daring and should be expressive and shake you up. This façade should reflect how all the pieces morph and connect. The top piece on the west building is a bit dramatic. It expresses that there are two different things colliding. If it was over simplified it would just look like glass. The design is very poetic and interesting. Durand noted that the hotel building seems like it needs more cohesion from the corner down to the end of it.
Sullivan questioned how the design arrived at this massing and cross bracing.
Khalsa commented that they looked at some industrial buildings on the other side and tried to create a more informal connector; a bridge that has circulation.
Jaquith noted that the west building as it comes into the connector could turn the corner, instead of being so abrupt.
Kennedy questioned how much space is at the connector, what the end of the hotel would look like, and what the entrance would look like.
Klarens Karanxha (another architect working on the design) noted that there would be 1,000 sq. ft. (3 levels) and could accommodate a lobby and one unit. The connector becomes an open space.
Nina Cohen from Historic Salem Inc (HIS) preservation committee questioned if traffic would be entering at different leveled entrances or if it would be only one route from an intermediate level.
Entrances are not clear from the outside of the building. Spaces and volumes don’t relate to surrounding buildings. The window treatment doesn’t relate either. Windows appear as very large and oversized voids and don’t relate to other windows of the building. She commented that the connector appears similar to the Cummings Center facade. Carefully define where the windows hit the envelope of the building and make a framing that becomes a language for the building and entrances. Cohen noted that roof elements are disturbing. Where the building hits the ground is not spelled out well in the drawings.
The location is an essential element to downtown Salem, which is a walking environment. Look at areas as a pedestrian space with designed benches, walls, trees and landscaping. Currently there is no space at the foot of the building for social gathering. Nice large 12’ to 20’ settings located at the entrance doors with pedestrian amenities would be nice. The design should provide benches, planters, art, and pay attention to views. People walking by can inhabit the street in the front of the building and should not feel pushed off the sidewalk. The rooftop should become the best meeting spot with views of the city.
Khalsa commented that the intention is to create these activities and social interaction in the next iteration – more would be discussed at a future meeting/presentation.
Jim Kearney of Cambridge Street commented that the entrance to the hotel should be up on Washington Street across from Starbucks rather than tucked around the corner. It is the back end of that block. Building is taller up in the corner. This would strike him more as an appropriate entrance.
Khalsa noted that the location was selected because it reinforces the view corridors to strengthen that corner (on Dodge Street and Dodge Street Court) and provide good retail spaces.
Kennedy noted the overhang pushes that entrance back which provides a space for retail. It would allow for a café. Naturally gives you that room.
Durand: Motion to continue.
Seconded by: Kennedy, Passes 3-0.
After the conclusion of this item Helen Sides arrived to consider the next item.
- 93 Washington Street (City Hall): Discussion of proposed exterior improvements/ restoration.
The submission under review before the DRB includes a proposal, cut sheets, samples, and photos. Michael Lutrzykowski (Building Department) was present on behalf of the City.
Lutrzykowski commented that the 3rd phase includes outside masonry, repointing of granite and brick, and the replacement of windows. He then allowed architect Wendell Kalsow to continue the presentation and go over the work to be done. He explained that the repair program to the windows would include replacing the upper sash of one window, taking them out, stripping them, and repairing and placing the windows back in.
Kalsow noted that the brownstone (Portland Connecticut) that comprise the window sills and lintels is in poor condition. The last of the quarry where the stone came from was all sold and committed last year. Replacement of windowsills and lintels will be of cast stone that is a close match in composition and color. The stone had a hand tooled finish, requiring that the cast stone would have the same detail.
Sides noted that the photograph is very monolithic.
Applicant noted that it would occur only on the north and south sides.
Sullivan questioned what is on the front of the building. The response: Granite.
The applicant noted that 17 different shades of green have been painted on the building’s side. The intent is to go back to the 18th century Essex Green color. Upon doing some historic research, it was determined that the front of the building originally had a mahogany color on the window sash - the intent is to replicate this finish. Window colors would match the doors similar to its existing condition.
The budget and scope allows for the replacement of all window lintels and sills, 100% cut and repointing, and repainting the color of windows. The applicant noted that they would keep the south side first floor existing security grills and are not proposing to add any to the north side. Aluminum operable storm windows on the sidewalls would be replacing the existing ones. Building sides are less visible and would increase efficiency and user comfort. Air conditioners would be used seasonally and could be taken out.
Durand questioned if there is a picture of the storm window.
The applicant noted that there is only a drawing. Frame is similar to sashes and has no mullions. Windows would be double hung storm (1 over 1).
Sullivan questioned if the windows sit inside the casing.
The applicant commented that they would be mounted onto a ¾” flat area of casing with-in the masonry.
Durand: Motion to approve.
Seconded by: Sullivan, Passes 4-0.
Minutes
Approval of the meeting minutes from the October 23, 2013 regular meeting.
Sides: Motion to approve
Seconded by: Durand, Passes 4-0.
Adjournment
Sides: Motion to adjourn, seconded by Kennedy. Passes 4-0.
Meeting is adjourned at 7:36pm.
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