City of Salem Massachusetts
Public Meeting Minutes
Board or Committee: Design Review Board, Regular Meeting
Date and Time: Wednesday January 22, 2014 at 6:00pm
Meeting Location: Third Floor Conference Room, 120 Washington Street
Members Present: Paul Durand, Ernest DeMaio,
Glenn Kennedy, David Jaquith, J. Michael Sullivan
Members Absent: Helen Sides
Others Present: Andrew Shapiro
Recorder: Jennifer Pennell
Paul Durand calls the meeting to order.
Urban Renewal Area Projects Under Review
- 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 cover letter, presentation, drawings, and renderings. Mathew Picarsic was present on behalf of Dodge Area LLC.
Pacarsic noted that the following items have been revised according to comments and recommendations made at the previous meetings.
- Re-oriented buildings to follow street edge
- Created 3 distinct areas/buildings (north, west, south)
- Revised site plan, parking, circulation
- Hardscape and landscaping
- Revised connectors
Picarsic commented that the proposed development as presently designed would house 80-90 residential units, including 10 units to be located on the top floor of the hotel building. There would be 19,000 square feet of commercial space, 245 parking spaces, and an 85-room hotel.
Picarsic noted that they are seeking another round of feedback this evening. They are comfortable with the North and South building designs, but concede that the West building still needs some work.
Seth Zeren of Dodge Area LLC then began to walk the Board through the specifics of the project as currently constituted.
Zeren began to explain that the new design provides more pedestrian access and pathways, exhibited first by a new proposed stairway that runs between the North and West buildings, and provides access to the parking area behind the development from the sidewalk along Washington Street.
The North Building would house a hotel lobby and drop-off zone to be located at the Northeast corner with additional public access to parking. Three parking spaces with a loading zone have been included in the layout. An elevated crosswalk leading to an elevated platform in front of the hotel entrance would allow for ease of access for carts and for passengers to offload and enter the hotel. A lower level garage with separate circulation and entrance/exit locations would provide secluded parking for hotel guests.
Zeren stated that the pedestrian experience would also be enhanced with the addition of proposed bump-outs at the corner of Dodge Street and Dodge Street Court. Improved crosswalk facilities and ramping would also be introduced. He also noted that they propose making Dodge Street Court a one-way street at one portion, because it is difficult to support two way traffic coming to and from the site; one would be able to proceed either way on Dodge Street from Dodge Street Court.
Design-wise, Zeren pointed out the “tower” that now signifies the hotel entrance at the corner of Dodge Street and Dodge Street Court, which is an “echo” of the larger “cube” appearance at the corner of Washington and Dodge Streets. Zeren pointed out the balcony space at the top floor of the hotel, which would be used to accommodate the proposed residential units that would go there. Brick would be used toward the lower half of the building to signify the existence of retail spaces. Zeren noted while pointing along Dodge Street, that they propose to realign and bring it out to meet Washington Street head-on. It would rationalize the street network, making it easier for navigation.
Zeren noted that they would propose the removal of three metered parking spaces located along Dodge Street, close to Starbucks, allowing for better two-way circulation along the street. In order to balance this out, seven additional metered spots would be added to Washington Street. These additional spaces would also improve the active retail area along Washington Street and provide insulation for pedestrians on the sidewalk from traffic along the street. Zeren went on to say that crossing distances would be narrowed to ease pedestrian access and that trees and landscaping would be added. He commented that this area would be a focal point for the site.
Mr. DeMaio questioned whether the outdoor seating area proposed at the corner of Washington and Dodge Streets, where there is to be a proposed restaurant, would be at grade. Mr. Zeren responded by saying that initially, it would be at grade, but as the grade slopes upward, down Washington Street, pedestrians would become further separated from the outdoor seating area. He continued by noting that landscaping would be present to accommodate the pedestrian experience, street trees would be added along Washington Street, and that bike racks would be installed.
The South Building would contain a residential environment with proposed retail space located at the last bay. The proposal includes realigning the stoop entrances to orient from the side, in order to accommodate the various grade changes that occur. Other changes to previous designs include a corner that now accommodates a traffic corridor to parking and an interior retail space with a parking court. They envision the residential units being townhouse style with a live/work element.
Zeren pointed out that the parking lot would have planters in order to improve appearance to interior facing tenants or guests.
The connection piece leading to the West Building at the corner of the Washington Street bend, is a smaller glazing piece that had been previously been presented; it will provide an opportunity for a lobby on the ground floor. The space would accommodate handicap access to the parking area and through the space.
The West Building would consist of mostly commercial storefronts that meet the grade, with on-street parking. Users of first floor retail would have direct access to the street level, while upper floors would have direct access to an L1 parking level. Multiple bays would meet grade at different points. The “in and out” pattern of the façade is meant to mimic what is seen on the South Building’s façade, but with materials that are more in-line with the North Building.
Sullivan questioned how the alleyway between the North and West buildings is envisioned and how it would be operated during regular business hours.
Zeren noted that the staircase would be open to the public at all hours and would have access to the parking deck.
Sullivan asked if there could be retail located at this point that would face the parking lot. Zeren responded by saying that it could be retail, but it may also be appropriate for office.
Sullivan asked if the elevator mentioned for the other connector would be open to the public. Zeren said that it would, in addition to a staircase.
Sullivan asked for an explanation of the materials throughout the site. Zeren then ceded to the project architect present – Klarens Karanxha. The architect explained that the residential building (South) would be brick on the first through fourth floors. The upper level would be standing seam metal. Metal tiles would also be introduced.
He continued, noting that the West Building would continue with a brick base; stone being introduced on the upper levels. It’s yet to be determined whether the stone will be real or synthetic. Metal will be on the upper levels.
Karanxha continued by noting that the hotel building would continue with brick in the middle, metal tiles on the corner, and lighter tile above the hotel entrance.
Sullivan noted that he liked the building variations. The canopy currently seems too thin, protrudes to far out, and visually appears overdone on the west side. It begins to look intimidating as you get to the top floors. Sullivan noted that he appreciates the change in material and that it’s set back. Sullivan commented that he is currently torn between the passageway to parking in the back and questioned if the space would become a hangout, a place that is intimidating, or provide a sensation of danger. The proposed connectors would need to be well lit and open. Sullivan added that even if there is a way to open it up a little bit, that might improve the space.
DeMaio noted that he likes the use of materials and appreciates the forward thinking aesthetic that is being put forth, but that he shares a concern with Mr. Sullivan about the pass-through staircase space. It appears too narrow, and if it is not properly maintained it may not be a desirable space. It is nice to have a separation between the hotel block and the West Building, but that the way that it is achieved right now is not currently ideal.
DeMaio continued by noting that the West Building’s energy has come down a bit, and come up a bit on the hotel side; he expressed that he thinks this is a good thing. Certain aspects of the hotel could emphasize a bigger scale reading and specific windows could become multi-story making the overall building scale feel more civic.
DeMaio noted that some additional views from a car’s perspective would help enhance the buildings design. The hotel elevation appears is a bit obscured if you were driving on Washington Street. People in cars coming from Canal Street would have a hard time seeing the cube. DeMaio questioned if the façade of the hotel could be a bit more prominent by pushing or pulling the façade out. DeMaio noted that it’s important that the exterior dining space should not be separated too much from the sidewalk. Guests would want to feel like part of the plaza, engaging with the street.
DeMaio expressed a desire to see something more retail or hotel oriented for the upper level of the hotel building, so that the public could have access to the views. In addition, he noted that some sort of sustainable element would be preferable on the upper level.
Picarsic commented that having a restaurant operator or something similar at the top of the building would be a challenge.
DeMaio questioned how the retail spaces are loaded, unloaded, and serviced. Currently it appears that they would be serviced from the street rather then a loading area behind the buildings. To the extent that off-street loading/unloading servicing retail spaces could occur, would be to everyone’s benefit.
Picarsic addressed this by noting that there would be some opportunities to service the hotel from the rear, but acknowledged that the grade changes around the site make other options for rear access challenging.
Kennedy commented that the overall façade appears to have too many options. One or two materials could be eliminated from the scheme. Kennedy questioned how signage would work around the façade, especially with the complexity of all of the buildings. There currently is just a bit too much going on. Maybe the connections between the buildings could become slightly more consistent. The proposed North building could stand for a bit more massing.
Karanxha, in responding to the issue of massing for the North Building, noted that they are currently at their maximum allowable height.
Jaquith noted that the proposed hotel cube could be twisted and popped out a bit more to become more visible from the street edge. Dodge Street Court needs more of an abstraction between windows. Stronger and better-crafted elevations would provide a clearer understanding of the project. Elevations could appear larger or become more literal illustrating how the materials would blend better. Jaquith questioned what the white balconies would consist of. Currently the design expresses too many materials. Mullions are showing up very thick on the link connector glazing. In regards to the staircase between the North and West buildings, additional lighting and a wider stairway with more detail would enhance the space. Retail shops facing Riley Plaza would have problems with sunlight and will need to be
addressed.
Durand commented that the proposed hotel building is well proportioned and resolved. Durand noted that he applauded the variety of materials. The north building stoops turned 90 degrees feel more imposing and not like an entryway anymore. The previous scheme that proposed stoops facing the street complemented the streetscape better. The proposed proportion of the building seems uncomfortable and is read as a horizontal structure, with some vertical elements. Materials need to be changed because the top currently appears too large.
Durand noted that the west building has too many vertical elements and needs to be simplified. There are too many materials being used. Top balconies are not needed and provide a proportion issue. Durand noted that the hotel is fairly simple and provides nice proportions and a great mix of materials, and seems better resolved than the Washington Street building (west building).
Mr. Durand then opened up the discussion for public comment. Mr. Shapiro then read into the record a letter provided by Nina Cohen of 22 Chestnut Street.
In the letter, Ms. Cohen noted that entry points to the brick fronted units along the Washington Street residential building should be on the protruding faces, not the recessed faces of the façade. Elements that scale down the full height of the 6-story structure to human scale should be expressed. The letter references the 135 Lafayette development that successfully did this. She commented that stairways and facades should be interesting. Cohen commented that at the Mill Street intersection, the overhanging awning does not create interest at street level and should be removed. At the corner of Dodge Street and Washington, the window wall is an improvement to the prior design of crossed steel members. However, it is not clear whether it is an entry point. The building should signal where the
public entry is, with a visible entry point and public gathering space around the commercial areas of the building. Currently the drawings do not indicate the presence of landscaping elements, including sidewalks and grade level patios. Cohen noted that on Dodge Street the series of different masses do not relate well to one another. They are not symmetrical and there is no connecting logic to the building’s overall shape. Cohen noted that she also has a strong objection to the dun colored cement fiber siding, which creates a warehouse look when combined with the overly large windows. Living spaces located behind these windows will be cold; this design does not appear practical.
Josh Turiel (Ward 5 Councilor) noted that the design appears like 4 buildings instead of 3 in regards to the corner cube. The western building is least developed and has too much going on; it does not fit with-in the space. He noted that he was comfortable with the hotel building and feels that the cube presents an interesting form. The southern building appears that it would blend in well with the existing buildings located along the street. The proposed residential side seems well developed.
Emily Udy of Historic Salem, inc. noted that the pedestrian connections and exterior restaurant seating work well. The proposed sidewalk in front of Starbucks is an important connection and should be further developed. The project is going to define what Salem looks like, and the project must fit within the context of the city. The west building appears too blocky at the moment and once that is addressed, it will fit better. She noted that although the West building is large, it looks out onto a large plaza; therefore it can fit in well as a big building.
Udy noted that the models color selection is more pleasing than the renderings. Colors are not as contrasting but are more neutral and blend in better on the model. Udy noted that she likes the back of the south building better than she likes the front. Udy questioned if the facade could be flipped around. Entrance stoops should not be turned 90 degrees, but should face the street. Railings should be contemporary and not be a standard type. The brick façade could have some detailing that created a base with a middle and an upper on the south building. Detailing and material color will make the difference. The brick on inset patios on Washington Street seems wrong.
Heather Famico (Ward 2 Councilor) noted first that it is 2014, and that the proposed blocks remind her of shipping containers, in that they are stacked on top of each other.
Morris Shopf of 1 Cambridge Street noted that the model is far more indicative of the progress of the design than the renderings. The renderings need foreground, context, and color. Coating and materials need to be done front to back as well as side to side. It’s strange to have brick on the inside of a recess when there is metal on the outside. Fewer material selections would be better. Shopf noted that there is currently a scaling problem. There is no graduation of scale vertically. Fenestration elements should visually span more than one floor and should provide a sense of rhythm that is not so repetitious of certain elements. This could all be done without changing the program of the building.
Meg Twohey of Federal Street noted that she does not like the cube; it does not honor the city. She noted that she is reminded of arriving in Portland on 295 when looking at this building, and she hopes that the feedback being provided by the Board will serve to allow these buildings to take shape in such a way that honors the city. Twohey questioned what the mechanical elements would look like and where they would be located.
The project architect noted that the mechanicals would primarily be located on the rooftop, but that details would have to be worked out in more detail. He noted that it would be screened so that it would not be seen from the street level.
Twohey reiterated needing to see more detail on the mechanicals and requested that the DRB should take this into consideration.
At this point Mr. Durand asked if there were any more questions – no further comments were provided.
Jaquith: Motion to continue.
Seconded by: Kennedy, Passes 5-0.
Minutes
Approval of the minutes from the December 18, 2013 regular meeting.
Mr. DeMaio noted several issues with regards to the minutes, beginning on page three. DeMaio expressed a concern that several comments noted and attributed to him seemed out of step with what he had actually said. He detailed some of these concerns.
Mr. Shapiro acknowledged Mr. DeMaio’s concern and agreed to amend the minutes by going back and using the recording that he had kept as a guide. He would coordinate with Mr. DeMaio once the revisions were ready for his review.
Mr. DeMaio agreed to this.
Kennedy: Motion to continue.
Seconded by: Jaquith, Passes 5-0.
Adjournment
Kennedy: Motion to adjourn, seconded by Jaquith. Passes 5-0.
Meeting is adjourned at 7:30 pm.
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