City of Salem Planning Board
Meeting Minutes
Thursday, May 15, 2014
A regularly scheduled meeting of the Salem Planning Board was held on Thursday, May 15, 2014 at 7:00 p.m. in Room 313, Third Floor, at 120 Washington Street, Salem, Massachusetts.
Chairman Puleo opened the meeting at 7:05 pm. ~
Roll Call
Those present were: Chuck Puleo, Chair, Ben Anderson, Kirt Rieder, Tim Ready, Vice Chair, Randy Clarke, Dale Yale, Helen Sides and Bill Griset. Absent: No members were absent.
Also present: Dana Menon, Staff Planner, and Pamela Broderick, Planning Board Recording Clerk. ~
Approval of Minutes
May 1, 2014 Draft Meeting Minutes
No comments or corrections were made by the Planning Board members. ~
Motion and Vote:~Helen Sides made a motion to approve the minutes as submitted, seconded by Kirt Rieder. ~The vote was unanimous with six (6) in favor (Mr. Puleo, Mr. Ready, Ms. Sides, Mr. Clarke, Mr. Rieder and Mr. Griset) and none (0) opposed. Mr. Anderson and Ms. Yale were not in attendance at the May 1, 2014 meeting.
Regular Agenda
Project: Continuation of the public hearing for a petition requesting a Planned Unit 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 WATERRONT 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)
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Documents and Exhibitions:
Attorney Joseph Correnti, 63 Federal Street, presented on behalf of the applicant. Applicant requests to continue the hearing to May 29, 2014.
Motion and Vote:~~Helen Sides made a motion to continue the public hearing to May 29, 2014, seconded by Ben Anderson. ~The vote was unanimous with eight (8) in favor (Mr. Puleo, Mr. Ready, Mr. Anderson, Ms. Sides, Ms. Yale, Mr. Clarke, Mr. Rieder and Mr. Griset) and none (0) opposed.
Project: Continuation of the 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.
Location: ~~~~~ 70-92 ½ Boston St (Map 15, Lot 299; Map 16, Lot 139)
Documents and Exhibitions:
Site Development Plans for Medical Office Building, revised 5-14-2014 (sheet C-7 in particular)
Response Letter from New England Civil Engineering dated 5-15-2014
Attorney Joseph Correnti, 63 Federal Street, presented on behalf of the applicant. Other presenters included:
Bob Griffin, Griffin Engineering Group LLC, Beverly, MA
Romeo Moreira and Alan Buie of Perkins + Will Architects
Alan Cloutier of Fay, Spofford & Thorndike, Burlington, MA (traffic analysis & review)
William Ross, New England Civil Engineering (civil engineering peer review)
Atty Correnti provided a brief overview, stating that the peer reviews have been completed and the applicant has prepared responses.
Bob Griffin, project engineer, presented changes to the civil engineering aspects of the plan as a result of the peer review. Highlights include:
- Demolition & Erosion Control plan has been added to the drawing package (page C-7)
- Signage notations have been added to the site plan and include all recommendations
- Mr. Griffin confirmed for the Board that the applicant is required to cut and cap at the main lines all water and sewer connections no longer in use.
- 8” pipe adjacent Witch City Cycle Shop—have added a note that the contractor will dig area up to determine source of flow to the pipe.
- Mr. Ross of New England Civil Engineering has filed letter that all concerns raised in the civil peer review have been satisfactorily addressed.
- Biggest change is relocation of the Boston Street driveway per FST (traffic peer review) request. The driveway relocation increased number of parking spaces in Boston Street parking lot, but
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the revised design was able to maintain the drop-off area with limited short term parking, and passenger vehicles will be able to drop and exit without using the parking field.
- Updated parking and directional signage along Goodhue Street.
The Board raised the concern that traffic flow in the parking lot may be inhibited and that there may be a risk to pedestrians with 4 short term parking spaces by the entrance; consider reducing to 2 spaces and add vegetated space.
Mr. Griffin concluded his presentation of the civil engineering revisions by calling attention to the following items:
- Handicapped access walkway to Goodhue Street has been modified per the Board’s comments.
- Drainage issues have been adjusted as per peer review comments:
- Pulled infiltration bed further away from Witch City Cycles, same volume of water
- Added interceptor drain adjacent to Witch City Cycles, to catch any potential rise in ground water level.
- There is an overflow weir for heavy storm water flows.
- After further study & calculations, they have concluded that there is no off-site runoff coming onto the property from the abutting Grove Street properties.
- Utilities plan was updated to add valves where main line comes into the building, televised the sewer connection, and the plan now shows the venting of traps to the roof as required by plumbing code, as requested in peer review comments.
- Changed driveway materials to reflect recommendation by FST to continue surface of sidewalks across the entry drives.
- Perkins & Will Landscape Plan has been revised to work with new Boston Street driveway configuration. Trees along Boston Street are on the applicant property, along the sidewalk as requested by the Board.
Alan Buie of Perkins + Will Architects continued the presentation. North River Canal Corridor (NRCC) zoning regulations preclude placement of HVAC/generating equipment within 25 feet of a side lot line. Placement of these items adjacent to the Witch City Cycle lot line (as shown on previous plans) would have required a waiver. They are no proposing to move the condenser and the generator to the area in back of the Witch City Cycles building, adjacent to the lot line. The equipment would be enclosed by a fence. The transformer will be located along Boston Street near Dunkin Donuts, at a location to be finalized with the utility company. He confirmed the proposed screening fencing will be solid 6’ fence—ideally the same material that will be used along the west side of the Boston Street parking lot.
The Board provided the following feedback and suggestions regarding the changes made to the plan:
- Mr. Rieder commented he is conceptually onboard with the landscape plan, and made several suggestions regarding tree/plant species changes. He added that the proposed four White pine will not provide adequate screening around the transformer due to that species’ height at maturity; consider an alternative around the generator area. He observed the plan shows a large square footage of mulch beds around the parking areas; needs more vegetation in those areas.
- There was general discussion among the Board and applicant team members regarding the placement of the transformer. The consensus was to locate it as near the Dunkin Donuts lot line as possible, with screening. The power company will ultimately influence placement. Mr. Anderson suggested the applicant contact the power company and get the details (number of
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bollards, access, etc). The Planning Board would like to see the standard detail the power company provides.
Alan Cloutier, FST, recapped the traffic peer review. The peer review process collected data on traffic volumes, accident history, etc., and provided analysis.
- Projected impact of the project (additional traffic) at Grove/Nichols/Boston intersection; no change to Level of Service with proposed development.
- Projected impact of the project on the Goodhue/Boston Streets intersection and the Beaver/Grove Streets intersection; no change to Level of Service with proposed development.
- Projected impact on the Hanson St/Boston St intersection indicates it will be slightly affected by higher traffic volume. Relocation of the driveway helps reduce conflicts. Traffic exiting the site onto Boston Street will experience delays, particularly if making a left-turn, but not to the point that it will incite dangerous behavior. Additionally, the delay for drivers coming out of the parking lot will not impact traffic on Boston Street. The Boston/Grove/Nichols streets light is an old signal and needs to be upgraded. Updates to the traffic signal that would make it more visible to drivers would likely decrease the accident rate at that intersection.
Onsite traffic improvements were primarily the relocation of the Boston Street driveway. They looked at parking and national trends for medical office buildings this size— the demand is projected to be 128 spaces. Managing parking for this building will be a challenge. FST made some operating suggestions to the applicant to ease traffic congestion; appointment scheduling thoughtfulness, bike racks, working to get employees there without parking (subsidize bus passes). This project is somewhat under-parked.
The Board explored the following concerns and received confirmation from Mr. Cloutier:
- The Goodhue Street lower driveway is wide enough for deliveries.
- Medical waste will be stored inside the building in a secure area.
- Zoning requirement for this site based on interpretation of the city zoning ordinance is 83 spaces (it is a formula). The revised plan provides a total of 100 spaces.
Accident frequency at the 5-way intersection of Boston/Bridge Streets is 41 accidents over 3 years (7 involving injury).
Accident frequency at the intersection of Boston/Grove Streets is 20 accidents over 3 years.
- Zoning allows for 2 curb cuts for this type of site, the Board asked for FST’s opinion on traffic flow through the site and the number of curb cuts. Mr. Cloutier advised that the grade differentials on this site essentially create a split site with upper and lower parking and access areas, necessitating the curb cuts on both the Boston Street side and the Goodhue/Grove Street side. The one-way, exit-only onto Grove Street actually helps the overall flow.
- Explored some aspects of the Grove Street Improvement Plan, particularly the location of crosswalks on Goodhue Street.
After discussion the Board requested the following changes be added to the next version of the plan and the following issues explored and clarified:
- Recommend applicant seriously explore the feasibility of relocating the HVAC/generating equipment to a location on the Goodhue Street side, near the lower level parking and the bottom of the retaining wall (currently shown on the plan as parking spaces). If all 3 pieces of equipment can’t be placed there, at least the transformer could be placed there.
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- Please add fencing details to the plan for the proposed trash enclosure, Grove Street property line,and HVAC/generator equipment screens.
- Update the plan to reflect the current color scheme, especially the metal panel (champagne, not silver), colors for window frames, window glass, concrete; all materials.
The Board asked about signage and it was noted the plan now includes all signage with the exception of the sign for the name of the building. Atty Correnti advised the applicant will be applying for a sign permit and following that separate process.
Chairman Puleo opened the hearing to the public for comment:
Teasie Riley Goggin, 9 Wisteria Street, Salem, asked if the FlynnTan contamination will be removed? Will condensers/transformer go on the pollution hot spot? Mr. Moreira replied that the mineral spirits spill is mostly cleaned up. The proposed parking lot will cap the former fuel oil spill, the transformer will not be situated over either contamination site. Ms. Goggin followed up to ask if all of the neighborhood developers have gotten together and looked at the collective impact of their projects on the neighborhood? Ms. Menon responded that a few years ago FST had prepared a report for the City on the anticipated traffic impacts of all of the proposed projects for this area. This study was the basis for the improvements now being made to Grove Street.
Pat Liberti, 3 Lions Lane, Salem, co-chair Ward 4 Neighborhood Group; thanked the applicant team for moving the Boston Street driveway entrance. Asked the developer to consider making a contribution to the traffic lighting enhancement planned for this area.
Jim Treadwell, 36 Felt Street, Salem, stated the NRCC plan has been updated for additional traffic. Asked for clarification regarding the Grove Street Improvement project—will Goodhue Street be one-way and single lane from the garage exit westbound? Mr. Cloutier confirmed yes. Mr. Treadwell also stated that pedestrian access from Goodhue Street into the new building elevator should be interior and safe; and finally he recommended the applicant make a traffic mitigation contribution to the lighting plan associated with the Grove Street Enhancement Project.
Motion and Vote:~~Bill Griset made a motion to continue the public hearing to Jun 5, 2014, seconded by Dale Yale. ~The vote was unanimous with eight (8) in favor (Mr. Puleo, Mr. Ready, Mr. Anderson, Ms. Sides, Ms. Yale, Mr. Clarke, Mr. Rieder and Mr. Griset) and none (0) opposed.
The Chair recognized Atty Correnti who provided a summary; civil peer review and traffic review are complete. Landscape suggestions will be incorporated. Next meeting possibly entertain a draft decision if all issues have been adequately addressed. The Chair advised the proposed mitigation contribution needs to be worked out with the City administration prior to a Board draft decision.
Old/New Business
Date is still pending for the joint public hearing of the City Council – Planning Board on the proposed Zoning Amendment to accommodate breweries/wineries/distilleries with tasting rooms.
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Adjournment
Motion and Vote:~~Helen Sides made a motion to adjourn the meeting, seconded by Randy Clarke. The vote was unanimous with eight (8) in favor (Mr. Puleo, Mr. Ready, Mr. Anderson, Ms. Sides, Ms. Yale, Mr. Clarke, Mr. Rieder and Mr. Griset) and none (0) opposed.
Chairman Puleo adjourned the meeting at 8:40 pm.
Respectfully submitted,
Pamela Broderick, Recording Clerk
Approved by the Planning Board on 5/29/2014
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