SRA Minutes
May 9, 2007
Page 1 of 1
MINUTES OF THE BOARD MEETING
OF THE SALEM REDEVELOPMENT AUTHORITY
HELD ON WEDNESDAY, MAY 9, 2007
A regular meeting of the Salem Redevelopment Authority was (SRA) held in the third floor conference room at the City Hall Annex, 120 Washington Street, on Wednesday, May 9, 2007 at 5:00 p.m.
Roll Call
Chairman Michael Brennan called the meeting to order, and on roll call the following members were present: Conrad Baldini, Michael Brennan, Michael Connelly, Robert Mitnik and Russell Vickers. Also present were Lynn Duncan, Executive Director, Kirsten Kinzer, CDBG Planner and Andrea Bray, Clerk.
Executive Director’s Report
Old Town Hall Update
Duncan states that both the Structural Assessment and the Building Condition Assessment are now complete. She asks the members to review them and get back to Kinzer with questions or comments. She says that the schedule for the Old Town Hall RFP has expanded slightly but this was expected due to the decision to complete the building assessments. Because the site will be rented through the end of the year no disposition will take place prior to Jan 2, 2008. Duncan states that the City will work on the review of the deed with its various restrictions and put together a draft scope for the RFP. She turns the discussion over to Kinzer.
Kinzer distributes the two reports and provides an overview. She states that the major finding of the structural report shows that originally the building was constructed with a single row of columns on the first floor and the basement still has columns in the original location. Kinzer says that with the current structural condition of the building the maximum capacity on the second floor with fixed seating is 325 people and the limit for the entire building is 450 people split between both floors. She emphasizes the need to manage all events to be sure to remain within that capacity.
Kinzer states that the estimate for repairs for masonry and structural repairs is between $168,000 and $239,000. The estimate for adding the recommended steel columns in the basement is between $15,000 and $50,000 and is dependent on the repairs made to the existing brick piers.
Kinzer states that use of Old Town Hall can continue with no code mandated alterations, but certain improvements will trigger code-required upgrades. She states, for example, that spending $100,000 over three years will trigger the requirements for a sprinkler, updated fire detection system and ADA compliance. The following repairs are recommended to make the space habitable for a long term leaser: replace the boiler and steam distribution system, install attic insulation, repair the windows and repair the wood flooring on the second floor. Work required by the Salem Building Code if substantial renovation takes place will total to approximately $315,000. The recommended building repairs for habitability total to approximately $272,000. The total for both structural and habitability repairs is between
$750,000 and $850,000. Further renovations may also be necessary based on the needs of the selected long term leasers, such as a kitchen or acoustical improvements on the second floor.
Duncan asks members to look over the report and get back to Kinzer by Monday with questions or comments.
Duncan provides an update on the Home Rule Petition for the liquor license for the Old Salem Jail, stating that the City Council has set a meeting and the SRA members are invited. She says that the meeting will be held on May 30, 2007, at 6:30 p.m.
Old/New Business
1. Redevelopment Project Review: 50 St. Peter Street (Old Salem Jail)
Discussion and vote on the Preservation Plan
Duncan says that the Preservation Plan was submitted and that Historic Salem Inc. and the Salem Historical Commission have reviewed the plan and written comments are attached. She adds that the Massachusetts Historical Commission also approved this plan.
Brennan says that the people in the know seem to like this plan and he requests a vote on the Plan.
Baldini asks about the restaurant.
Developer Penn Lindsay states that the timetable for identifying a restaurateur has been extended until the development is closer to completion.
Connelly: Motion to accept and approve the Preservation Plan, seconded by Vickers. (Passes 5-0)
Discussion and vote on the request from New Boston Ventures to extend the transfer of the title by 30 days (Revised Item)
Penn Lindsay of New Boston Ventures states they are ready to go on most fronts, and that they have received their financial commitment letter. He mentions the major issues which require attention: 1. the environmental report has not yet been completed. 2. the situation with the access drive from the Bridge Street Bypass Road has not yet been settled. The drive is at the north side of the property where the restaurant will be located. He expands on the access drive stating that plans were approved by the Massachusetts Highway Authority but the Bypass Road was then moved further from the site requiring a longer drive. One month ago New Boston Ventures learned that the Mass Highway is backing off on their promise to construct the access drive. The access drive has been approved by the Planning Board and it will provide
fire truck access through the development.
Duncan states that the bottom line is who is going to pay for the drive. The roadway was moved back from the development site so they need to pave further back.
Lindsay states that the additional cost will be about $75,000.
Duncan states that the City sent a letter to Mass Highway District 4 Highway Director Particia Leavenworth requesting that Mass Highway fund all or part of the access drive.
Lindsay states that Mass Highway has already mobilized on this and this drive should not be prohibitive for this project.
Brennan suggests that the SRA extend the closing date to June 15.
Lindsay assures that members that they can begin working immediately thereafter, stating the there is no benefit to the developers to delay this project. He adds that he wishes to get this project started as soon as possible.
Duncan urges him to get a copy of the draft deed to the SRA.
Lindsay states that Attorney Joseph Correnti is working on a draft deed. He agrees to check on this and get the draft deed to the SRA as soon as possible.
Duncan reports on the fire, stating that nothing major has been destroyed and that all burned material would have been removed during renovation.
Vickers: Motion to grant the request for a 30-day extension, seconded by Mitnik. (Passes 5-0)
2. Small Project Review: 275-281 Essex Street (CF Tompkins) – Discussion and vote on the DRB recommendation regarding the wireless facilities installed on the exterior of the building
Carl Gehring of Gehring and Associates, LLC, speaks about the DRB recommendations for the approval of the wireless facilities installed on the building which are: (#1) The six panel antennas located on the building’s Essex Street façade will be pulled as close to the building as possible while maintaining the tilt required for antenna functionality, (#2) The jumper cables located on the Essex Street fascia will be painted to match the color of the fascia. The fascia color will be selected through the review of the CF Tompkins redevelopment by the DRB and the SRA, and (#3) The paint on all portions of the wireless facility visible from the street shall be maintained by Verizon Wireless to prevent peeling or flaking paint. The paint color will match the existing brick as closely as possible.
David Hart of the Salem Historical Commission states that the Historical Commission was provided images showing the antennas flush to the building and expresses disapproval of the look antennas not flush to the building.
The members discuss accepting the recommendation of the DRB relative to the CF Tompkins building with 45 days to move the antennas as close to the building as possible and painting of the antennas completed by October 15, 2007.
Baldini: Motion to accept the DRB recommendation regarding the wireless facilities installed on the exterior of the CF Tompkins Furniture building, with a 45-day timeframe for completion of requirement #1, and October 15, 2007 deadline for completion of requirement #2, and requirement # 3 as an ongoing maintenance issue, seconded by Vickers. (Passes 5-0)
3. Outdoor Café Permit Review: Project Approval: 118 Washington Street (Gulu Gulu Café) – Discussion and vote on the DRB recommendation for the proposed outdoor café abutting Lappin Park
and
4. Sign Review: Project Approval: 118 Washington Street (Gulu Gulu Café) – Discussion and vote on the DRB recommendation for proposed signage
Kinzer introduces owner Steve Feldman and states that they are looking for approval for both the outdoor café, and the sign and lighting design. She adds that the DRB has recommended approval of these items.
Feldman states that the DRB recommended that the chain be at least 3/8 inch thick.
Connelly: Motion to approve the outdoor café, and the sign and lighting design with the DRB’s recommendations, seconded by Baldini. (Passes 5-0)
5. Sign Review: Project Approval: 125 Washington Street (Eastern Bank) – Discussion and vote on the DRB recommendation for proposed signage
Kinzer states that DRB has recommended that any damaged brick caused by the sign replacement be patched to match the existing brick after the new sign has been installed.
The members review the new sign’s design.
Baldini: Motion to approve the new sign, seconded by Vickers. (Passes 5-0)
6. Sign Review: Project Approval: 10 Front Street (Beadworks) – Discussion and vot on the DRB recommendation for proposed signage
Kinzer states that this business in on Front Street and they have amended the letters on the sign which were originally too small.
The members review the new sign design.
Vickers: Motion to approve the new sign design, seconded by Mitnik. (Passes 5-0)
Brennan states that this meeting will be continued at the Hawthorne Hotel Grand Ballroom
7. Redevelopment Project Review: Downtown Retail Market Plan
Brennan opens the public hearing as a continuation of the SRA meeting. He states that the purpose of this meeting is to hear Karl Seidman of Seidman Consulting Services provide an overview of the Downtown Retail Market Plan. He then introduces Lynn Duncan, SRA Executive Director, City of Salem.
Duncan introduces Karl Seidman.
Seidman thanks all of the attendees for coming and introduces James Stevens who provides a summary of the data collected. After Stevens’ report, Seidman provides an analysis of the data colleted.
Please see the attached “Downtown Salem Retail Study Summary”
Brennan asks for questions from the public.
Salem resident Doug Haley states that he has lived in this city since 1945 and owns a store on Essex Street. He makes the following suggestions:
§ eliminate non-retail use of the first floor building spaces
§ clean up the graffiti
§ hold regular and frequent fairs, festivals, and special events celebrating Salem’s heritage
§ remove the cars from the alleys, including behind the City Hall and the Lyceum
§ remove all of the “For Rent” signs from the buildings
§ make the City more bicycle friendly
§ improve the restroom facilities for the visitors
A Federal Street resident expresses concern with the traffic system, stating that it is difficult to find your way around, especially for visitors. He states that parking is not the only problem.
Lynn Duncan states that there was a study by the Central Transportation Planning staff of the Boston Region Metropolitan Planning Organization for the downtown area, and that the City is working on implementation of short-term improvements and looking for funding for the more expensive projects. She adds that visitors have trouble locating the parking facilities, and that the City is working on improving the signage for that.
Shirley Walker requests that the City focus on the Essex Street Mall, stating that it is filthy. She adds that business owners in the mall need to put time into cleaning their storefront area. She acknowledges that the mall is architecturally beautiful.
Scott Leeds who owns two businesses on Essex Street asks about the demographic goal of the study. He suggests opening up the Essex Street Mall to traffic.
Seidman states that the total City population’s spending habits cannot support all of the retail space in the downtown area and that these merchants need to receive business from the surrounding cities. He says that two things are needed to support and enhance retail business: more nearby residents visiting the downtown area, and more residents living downtown. Mr. Seidman states that there has been no formal analysis of the Essex Street Mall in the Downtown Retail Market Plan but he sees it is an underutilized asset in need of physical improvements so that it can better support restaurants and cafes.
Judy Lanstowski asks what the study considered the boundaries of the downtown area.
James Stevens states that the boundaries correspond to the Central Development Zone, which runs from Summer Street to the Common, and from the MBTA station to Harbor Street.
Jeff Bowie asks if handicapped accessibility has been considered. She states that Essex Street is unsafe for walking and many downtown curb cuts are in the wrong place.
Stevens states that ADA compliance is part of the recommendation for the revitalization of the Essex Street Mall.
Jeff Bowie asks if there is any way to get non-retail uses, such as dentists and lawyers, off of the first floor.
Seidman says that it would be a private decisions made my landlords, and ultimately landlords and the City will work together to bring in retail tenants and cafes and restaurants.
Jeff Bowie asks if this could be zoned as such.
Duncan states that it is possible, but right now the City has been trying to work through a cooperative effort with the property owners. The City would not want this requirement to result in vacant storefront space. Duncan states that currently SRA approvals have required that first floor space be set aside for retail use for a period of time. If the landlord has been unable to fill the space another use may approved, because vacant space is not in anyone’s best interest.
Toni Zachko, who owns a store on Essex Street, expresses concern about the parking meters and expensive garage space. She states that people boycott Salem stores due to the time limits on street parking.
A resident expresses concern with the slow shoulder months between the tourist seasons.
Seidman states both markets should be improved without focusing only on one market.
Sivan Sergott owns a store on Essex Street, which is open year-round. She requests some coordination of advertising among the merchants. She states that if visitors see many closed stores they will not return again during that same time of year.
Seidman states that a recruitment effort is necessary to bring in more year-round businesses.
Doug Haley asks if the old Almy’s parking lot will be used for a multi story parking garage.
Duncan says that this project has certainly been discussed by the City and she will forward the recommendation to the Mayor.
A resident states that smaller grocery stores would allow residents to live downtown and not own a car.
Annie Harris emphasized the importance of a product mix for the retailers. An attractive place for residents is an attractive place for visitors but the retail does not have to be all witch-based.
Ginny Burke, an Old Salem Police Station, suggests using Front Street as a model and states that the Essex Street Mall needs better lighting, better policing and cleaning. She expresses disapproval of all of the A-frame signs around the downtown area.
Bill Goldberg compliments the city for the positive design review and asks if there has been a determination for the size of the stores needed by regional retailers in new development or redeveloped spaces.
Seidman states that the study focuses on existing spaces which are in place.
Goldberg suggests a cooperative effort for bringing in the right retail tenants.
Seidman states that this is the essential part of the plan. He adds that the City needs to maintain a good inventory of all vacant spaces.
Tom Flaherty asks if there are any examples of pedestrian malls that are vibrant.
Seidman mentions one in Burlington, Vermont and one in Ithaca, New York.
Dave Pellitier states that the City has done almost all items on list over past 30 years but staff turnover has resulted in loss of work done in past. He states that we need a group of people who care about downtown and know what they’re doing. He states that A-frame signs are being put out because everyone else has one and concludes that the Action Plan is right on the money.
Scott Leeds states that no attempt has been made by the City to clean up the Essex Street mall. He states that the City has in fact made the mall worse by removing trash cans and benches.
Lynn Duncan states that the City has recently installed both new benches and two solar powered compacting trash cans.
An Essex St. business owner states that she sweeps but sand blows right back. Other merchants use to clean almost everyday but don’t anymore.
Debbie Bouchard states that the fountain in the middle of the mall could be a part-time stage.
A resident asks if this presentation could be put on the web.
Duncan states that the PowerPoint will be put on the City’s web-site.
Toni Zachko states that Salem is a quaint city and if its not broken don’t fix it. She says that stores need signs in front of their entrances to stay around in January and February.
Julie Letterhouse, General Manager of the Hawthorne Hotel, asks if any comparison was made with the Essex Street Mall and successful areas. She states that the differences are a result of access. Older residents won’t walk on Mall. She suggests opening Essex Street to at least one-way traffic with cut-outs for drop offs.
Dave Pellitier points out that the other end of Essex St. is open to traffic and business mix is not great. He states that we should take advantage of the assets we have and that stores should be open in evening so that Salem is an 11- 8 pm town.
A Salem resident and dog walker states that she loves to walk on Essex St Mall and loves idea of the kiosk. She suggests that the kiosk could include space for newspapers to eliminate newspaper boxes on Essex Street.
Brennan thanks everyone for coming, and thanks the Hawthorne Hotel. He then closes the public hearing.
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