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Approved Minutes 2/20/2014
City of Salem Planning Board
Meeting Minutes
Thursday, February 20, 2014

A regularly scheduled meeting of the Salem Planning Board was held on Thursday, February 20, 2014 at 7:00 p.m. in Room 313, Third Floor, at 120 Washington Street, Salem, Massachusetts.

Chairman Puleo opened the meeting at 7:03 pm. ~

Roll Call
Those present were: Chuck Puleo, Chair, Tim Ready, Vice Chair, Dale Yale, Ben Anderson, Bill Griset, Helen Sides and Kirt Rieder. ~Absent: Randy Clarke and George McCabe.

Also present: Dana Menon, Staff Planner, and Pamela Broderick, Planning Board Recording Clerk. ~

Chairman Puleo opened the meeting with the introduction of new planning board member William (Bill) Griset, Jr: Bill was appointed to replace Mark George and serve the remainder of his term expiring December 14, 2014.  Now a Salem resident, Mr. Griset previously served the town of Reading in multiple appointed and elected capacities over the past 30 years. His roles included serving on the town finance committee, school committee, community planning and development commission among others while maintaining an active legal practice as a civil trial attorney. Bill’s extensive background in legal and municipal affairs has provided him the skills and experience to understand the importance of a healthy balance between residential and commercial interests in a community. Please join me in welcoming Bill to the planning board.

Chairman Puleo also noted the attendance of Councilor Furey, Councilor Gerard, and Councilor Eppley at the meeting.

Approval of Minutes
December 5, 2013 Draft Meeting Minutes

Mr. Anderson called for a grammatical edit at P3, para 4, line 12, insert “asked.” Sentence should read, “Mr. Anderson asked about a Siamese connection.” No other comments or corrections were made by the Planning Board members. ~

Motion and Vote:~Kirt Rieder made a motion to approve the minutes as corrected, seconded by  Ben Anderson. ~The vote was unanimous with five (5) in favor (Mr. Puleo, Mr. Ready, Ms. Yale, Mr. Anderson, and Mr. Rieder, ) and none (0) opposed. The decision is hereby incorporated and made a part of these minutes.

Project:~~~~~~  Public hearing on the petition for a Planned United Development Special Permit, Site Plan Review and a Flood Hazard District Special Permit for the demolition of the existing Marina Building and the redevelopment of that site to include an expansion of the existing Salem Waterfront Hotel & Suites with associated parking and landscaping, and off-site parking at 13-15 Herbert Street and 25 Peabody Street.
Applicant: ~~~~~THE SALEM WATERFRONT HOTEL & SUITES, LLC
Locations: ~~~~~19 Congress St (Map 34, Lot 489), 23 Congress St (map 34, Lot 447), 223-231 Derby St (Map 34, Lot 446), 235 Derby St (Map 34, Lot 445), Congress St (Map 34, Lot 408), 13-15 Herbert St (map 35, Lot 321), 25 Peabody St (Map 34, Lot 436), THE REMAINING LAND OF PICKERING WHARF CONDOMINIUM TRUST (Map 34, Lot 408).

Documents & Exhibitions:
  • Application date-stamped 01/30/2014 and accompanying materials, including “Environmental Impact Statement Salem Waterfront Hotel Expansion” dated January 2014 by Susan St. Pierre Consulting Services, and plans titled “Salem Waterfront Hotel Expansion” dated 1/6/2014, by Patrowicz Land Development Engineering, Symmes Maini & McKee Associates, and James K. Emmanuel Associates landscape architects.
Attorney  Joseph Correnti, 63 Federal Street,  presents the petition on behalf of the applicant.  Atty. Correnti requested to continue the hearing to the April 3, 2014 Planning Board meeting due to  availability of project consultants.

Motion and Vote:~~Ben Anderson made a motion to continue the public hearing until April 3, 2014, seconded by Dale Yale. ~The vote was unanimous with seven (7) in favor (Mr. Puleo, Ms. Yale, Mr. Anderson, Mr. Ready, Ms. Sides, Mr. Griset, and Mr. Rieder) and none (0) opposed. The decision is hereby incorporated and made a part of these minutes.


Project:        Endorsement of a plan believed not to require approval under Subdivision Control (ANR)
Applicant: ~~~~FOOTPRINT POWER SALEM HARBOR REAL ESTATE LP
Location: ~~~~~24 Fort Avenue; Existing Power Plant

Documents & Exhibitions:
  • Application date-stamped 02/12/2014 and accompanying materials, including a plan titled “Salem Harbor Power Station, 24 Fort Avenue, Plan of Land located in Salem, Massachusetts (Essex County)” dated February 10, 2014, prepared by Meridian Associates.
  • “Public Access Plan Upon Completion of New Facility” and “Conceptual Future Public Access Plan” dated July 24, 2013, prepared by CookFox Architects, provided by Ms. Menon from the materials approved by the Planning Board as part of the Board’s August 1, 2013 Decision on the petitions of Footprint Power Salem Harbor Development, LP for a Planned Unit Development Special Permit, Site Plan Review and Flood Hazard District Special Permit for the property located at 24 Fort Avenue.  
Attorney Joseph Correnti, 63 Federal St, presents the petition on the applicant’s behalf.   Phil Pattison of Meridian Associates and George Wilson of Footprint Power are also present. It is proposed to divide the 65-acre site into two lots: lot 1 at 23.7 acres to include the power plant; lot 2 at 42.3 acres to include land to be developed in the future.  Both lots have the appropriate frontage on Fort Avenue to comply with ANR requirements.

Planning board members asked for clarification on the following issues, during the discussion all parties were able to consult the submitted plan and the “Public Access Plan Upon Completion of New Facility” and “Conceptual Future Public Access Plan”:
  • Mr. Puleo asked if public pedestrian access toward the waterfront is all in lot 1, following the berm, or is some public access included in lot 2?   Mr. Wilson clarifies that the pedestrian access is on lot 1.
  • Mr. Rieder asked if the pedestrian walkway aligns with Webster Street.  Mr. Puleo clarifies that the path follows the berm.
  • Mr. Puleo asked if there would be any easements.  Attorney Correnti replied that yes, there will be several easements between the two lots for various types of access. For example, the National Grid sub-station will need access. Atty. Correnti further clarifies that the public access path on the berm does not continue all the way to the waterfront – it stops at a view point.
  • Mr. Anderson asked for clarification of any restrictions placed on lot 2, as the site is not being developed at this time. Specifically, if that parcel is sold, does the new property owner have the opportunity to develop that parcel as they wish? Atty. Correnti responds yes, but development of the site would have to be in accordance with zoning and designated port area restrictions, etc.  Mr. Anderson expressed concern that future development plans for lot 2 might eliminate the previously-agreed upon access.  Atty. Correnti responds that it has been made very clear  that access will be preserved.  For example, there is a wharfage agreement being finalized between the city and Footprint to give the City access tothe pier for 99 years. Ms. Menon advised that the original Planning Board decision (August 1, 2014) specifies that any future development of lot 2 will be subject to planning board review and approval under the PUD special permit process.  Atty. Correnti further clarifies that the PUD is identified as a 65-acre parcel.  If/when that gets subdivided, the PUD will still apply to any subdivision of that land in the future. Development will be under the PUD special permit.
Mr. Puleo asked about the demarcation of zoning on the proposed plan.  Atty. Correnti clarified.

Motion and Vote:~~ Helen Sides made a motion to approve the ANR, seconded by Dale Yale. ~The vote was unanimous with seven (7) in favor (Mr. Puleo, Ms. Yale, Mr. Anderson, Mr. Ready, Ms. Sides, Mr. Griset, and Mr. Rieder)and none (0) opposed. The decision is hereby incorporated and made a part of these minutes.

The ANR plan “Salem Harbor Power Station, 24 Fort Avenue, Plan of Land located in Salem, Massachusetts (Essex County”, prepared by Meridian Associates, dated February 10, 2014, was endorsed by Mr. Puleo, Mr. Ready, Ms. Yale, Mr. Rieder, and Ms. Sides.


Project:        A public hearing for a petition requesting Site Plan Review and a Flood Hazard District Special Permit, for the proposed redevelopment of the former Flynntan site into a medical office building, with associated parking, landscaping, and demolition of existing buildings.
Applicant: ~~~~~DHM REALTY TRUST/PEDIATRIC ASSOCIATES OF GREATER SALEM, INC.
Locations: ~~~~70-92 ½ Boston St (Map 15, Lot 299; Map 16, Lot 139)

Documents & Exhibitions:
  • Application date-stamped 01/30/2014 and accompanying materials, including a plan titled “Site Development Plans for Medical Office Building – Pediatric Associates of Greater Salem 70-92 ½ Boston Street, Salem, MA” dated January 2014, drawn by Perkins + Will, Griffin Engineering Group, LLC, and LeBlanc Survey Associates.
  • Petitioner’s slide presentation delivered at the meeting.
Attorney Joseph Correnti, 63 Federal St, presents the petition on behalf of the applicant.  Other presenters included Mark McKenna of Pediatric Associates of Greater Salem (PAGS), Bob Griffin, civil engineer, and Romeo Moreira of Perkins + Will Architects.  

Mr. McKenna gave a brief overview of the history of the practice (since 1977) and its commitment to staying in Salem. The practice has expanded to occupy three buildings along Highland Avenue. They have been looking for a location to enable them to consolidate operations into one facility, remain in Salem, and provide ample parking and safer access for visiting patients and staff.

Atty. Correnti outlined the permitting path for the project; there are two requests tonight: Flood Hazard District Special Permit and Site Plan Review.  The applicant will also file with the Conservation Commission for a determination of applicability.  . They will be requesting a demolition delay waiver from the Historical Commission as some buildings on site are more than 50 years old. The applicant is also applying to the Design Review Board (DRB), as the site is within the North River Canal Corridor (NRCC).  They will be appearing before the DRB at a special meeting on March 5, 2014.

Mr. Griffin continued the presentation with site history and the development plan summary including historical and present-day photos and conceptual design drawings. At a future presentation to the planning board, the applicant will have an expert speak to environmental contamination and clean-up history of the site. An underground fuel oil tank leaked #6 fuel oil. This has been cleaned up and the proposed plan is to pave over this portion of the site for parking.

A small strip of the site along Goodhue Street is in a flood zone in the new preliminary Flood Insurance Rate Maps released by FEMA. The map will be become finalized sometime this year, so we’re taking a conservative approach to include that permit in our process. The site is 400’ from the North River canal so it is not considered to be riverfront and there are no wetlands on site.  The applicant is coordinating with various city departments and utilities.

Site History:
  • pre-1900 M Robson Leather Co and residential
  • 1922-1988 Flynn and Sons Leather
  • 1988-1999 Small commercial operations (recycling)
  • 1999- present, vacant
  • Late 1990’2 or early 2000’s City took the property and started remediation work
  • 2006 City of Salem sold the land to 42nd LLC who has done significant site remediation


Development Plan Summary:
  • 3 stories of office space (approximately 40,000 square feet) plus 1 level of garage parking
  • Elevation from Boston Street shows only 2 levels and building is set back; elevation from Goodhue Street shows 4 levels including elevator access.
  • Entrance on Boston Street is for patients and visitors, entrance on Goodhue Street is for staff.
  • Landscaping to include a garden space along Boston Street between the new office building and the adjacent Dunkin Donuts property line, and improvements to storm water management.
  • Overall building size is 58,000 gross square feet.
  • For parking, there are 46 spaces off Boston Street for visitors, 37 spaces in garage for staff, plus 12 surface spaces off Goodhue Street adjacent to the maintenance area.
Mr. Puleo asked if the parking plan accommodates future tenants in the 3rd floor space. Mr. Moreira replied yes, the plan accommodates future tenants.  

Mr. Puleo asked if there is anything hazardous in the existing buildings that might delay demolition.  Mr. Griffin replies that the buildings are clean and ready for demolition.

Building Architecture Overview: Presentation by Romeo Moreira & Allen Buie of Perkins + Will Architects:  Presenters advised these are conceptual plans intended to show how the applicant intends to use the space, and as such, subject to change. The site is approximately 1.6 acres. They reviewed the site context factors that contributed to the design concept including: linear textures, bay windows on adjacent residential units, largely 3-story buildings, masonry bases, clapboard siding and brick exteriors. Two extensive contamination areas within the site are marked on the site plan and presentations. The building is positioned to minimize excavation and contain the contaminated areas. Particular attention was given to maintain the residential scale on Boston Street. Care was also taken to ensure the Goodhue Street side of the building is attractive - the staff balcony and visitor respite space provide interest and the garage has a screened exterior. The building design provides for separation of staff entrances from patient/visitor entrances. Proposed building materials include: board-formed concrete, perforated metal to screen parking, corrugated metal panel, smooth bronze colored panel and glass. No mechanical units are planned for the roof, so the Grove Street buildings looking down onto the proposed building will not see or hear mechanicals. Some solar energy applications are under consideration for the roof. The first floor on the Boston Street façade features lots of glass to overlook the landscaping/garden area and provide natural light. The top level of the building (4th floor) is currently un-developed shell space awaiting future tenants.

Mr. Rieder complimented the applicant on the content and appearance of the proposed development of the site, singling out the transition of massing from Boston Street to Goodhue Street as especially positive given the change in site elevation and the adjacent storage building. He requested the design team look at the relationship to the Dunkin Donuts building and to give more thought to the proposed garden. Mr. Rieder suggested trees be planted adjacent to the sidewalk to improve the pedestrian experience, and that the storm water management plan maximize percolation and infiltration into the ground rather than into the storm drain system.

Ms. Sides also commended the applicant on the proposed development. She encouraged the design team to provide a public entrance on Goodhue Street to anticipate a significant number of pedestrian patients arriving from that direction, and noting it is a long walk around, particularly for a parent with young children.

Mr. Anderson commended the thought process and presentation. He requested at their next presentation that the applicant provide more drawings to show the views from the different approach corridors; what is the appearance coming down Boston Street from Peabody and from Walgreens; and what is the view from Bridge Street? All views presented tonight were quite close to the site and/or building.  Mr. Anderson would like to see some finish boards showing exterior colors and finishes.

Mr. Rieder followed up on this topic and asked about the view from the Grove Street residential area. He also asked what the plan is for the area along the property line by the cycle shop on Goodhue Street. The board generally discussed the concern that the hillside grade between the cycle shop property line and the proposed office building could become a “cow path” pedestrian short cut to Boston Street, and encouraged the design team to further address this part of the lot. Mr. Rieder complimented the applicant on the fine degree of texture and interest on the conceptual plans. He is looking for a good set of presentation materials to send to the Design Review Board.

Ms. Yale asked if the applicant was coordinating with the appropriate parties for the traffic generated by the site, and with the City’s plans for the Goodhue Street improvements..  Mr. Moreira responded they are coordinating with Fay Spofford and Thorndike (the City’s consultant on the Goodhue Street improvements) to share plans and look at traffic improvements.

Chairman Puleo opened the hearing to the public for comment

Dean Boucher, owner of 75 and 79 Boston Street, his tenants currently park in front of Flynntan on Boston Street, will this on-street parking still exist? The applicant replied they are not proposing any on-street parking changes, and will be improving sidewalks on the Flynntan side of Boston Street.

Tom Furey, Councilor-at- Large, enthusiastically praised this exciting project, reminding those in attendance that the Blubber Hollow neighborhood was once a thriving economic engine for Salem. He invited the audience to consider how different this neighborhood will look 10-15 years from now as the projects currently underway are completed.  This is a signature statement of progress for Salem.

Pat Liberti, 3 Lions Lane, Salem, speaking as co-chair of the Ward 4 group. Generally supportive of the project but did want to relay the collective concerns from recent Ward 4 meetings:
  • The proposed exterior material proposed for the building doesn’t fit into the neighborhood—particularly the proposed use of metal.
  • Traffic coming out of the Boston Street parking lot needs to be synchronized with streets in the immediate area and possibly re-position the traffic lights. There is a problem now with Hanson Street and Grove Street traffic turning into Boston Street.
David Eppley, Ward 4 Councilor, and abutter-to-an-abutter of the project –lives at 69 Boston Street, across from Dunkin Donuts. Stated he is pleased with the project and thinks it is a good entrance corridor improvement. Spoke to reinforce resident concerns reported by Pat Liberti. The proposed parking entrance of the new building is not perpendicular to Hanson Street, which may pose additional problem to an already difficult intersection. Hanson doesn’t have a light. The city may need to adjust traffic lights in this area.

Jim Treadwell, 36 Felt Street. Concerned this project as proposed may not completely meet the North River Canal Corridor (NRCC) master plan.  He noted that the review process for 28 Goodhue was lengthy but it met the NRCC master plan requirements and achieved a good result. He reminded the planning board that the NRCC master plan calls for materials that harmonize with the area, and to double check whether or not the 95 proposed parking spaces comply with zoning requirements. He requested the planning board consider the applicant’s proposed development in relation to 28 Goodhue Street.  He also encouraged collaboration between the applicant and the owners of the adjacent Dunkin Donuts location. He advised the planning board and audience that the April meeting of the Mack Park Association will include a presentation on this project, and asked the applicant if a copy of tonight’s presentation could be made available. Mr. Correnti, spokesman for the applicant, agreed to make an electronic copy of the presentation available via the city planning office.

Beth Gerard, Ward 6 Councilor. Stated she is very supportive of the project, and asked Mr. Rieder to clarify his recommendation regarding trees. Mr. Rieder advised he is not recommending trees be added to the Boston Street sidewalk, but rather requested the applicant to move the proposed trees as shown on the conceptual plan closer to the sidewalk to provide shade for pedestrians.

Dana Menon, Salem City Staff Planner, confirmed the Salem Design Review Board meeting is scheduled for Mar 5, 2014, 6:30pm, on the third floor of 120 Washington Street.

Motion and Vote:~ Kirt Rieder~made a motion to refer the petition to the Salem Design Review Board , to be opened at their meeting on March 5, 2014, held on the third floor of 120 Washington Street, seconded by Bill Griset. ~The vote was unanimous with seven (7) in favor (Mr. Puleo, Mr. Ready, Ms. Yale, Mr. Anderson, Ms. Sides) and none (0) opposed. The decision is hereby incorporated and made a part of these minutes.

Motion and Vote:~~Tim Ready made a motion to continue public hearing to the March 6, 2014 Planning Board meeting, on the third floor of 120 Washington Street, seconded by Kirt Rieder. ~The vote was unanimous with seven (7) in favor (Mr. Puleo, Ms. Yale, Mr. Anderson, Mr. Ready, Ms. Sides, Mr. Griset, and Mr. Rieder) and none (0) opposed. The decision is hereby incorporated and made a part of these minutes.


Old/New Business

Mr. Puleo advised that the correction of road striping on Trader’s Way is still pending.  Ms. Menon reported she mentioned the issue to the building inspector who was not sure if this is a planning board matter. Mr. Puleo stated he understands the correct striping is shown on the Home Depot plan on file in the City planning office.  The issue needs to be addressed when weather permits.

Councilor Gerard asked to address the planning board in warm appreciation of their support during her tenure as the recording clerk for the planning board. She offered her sincerest thanks for their patience and efforts to expand her understanding of technical planning board matters, and warmly told board members their commitment to serving the city inspired her to run for public office.


Adjournment

Motion and Vote:~~Tim Ready made a motion to adjourn the meeting, seconded by Dale Yale.~The vote was unanimous with seven (7) in favor (Mr. Puleo, Ms. Yale, Mr. Anderson, Mr. Ready, Ms. Sides, Mr. Griset, and Mr. Rieder) and none (0) opposed. The decision is hereby incorporated and made a part of these minutes.

Chairman Puleo adjourned the meeting at 8:55 pm.

For actions where the decisions have not been fully written into these minutes, copies of the decisions have been posted separately by address or project at: http://www.salem.com/Pages/SalemMA_PlanMin/

Respectfully submitted,
Pamela Broderick, Recording Clerk

Approved by the Planning Board on 3/6/2014