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Salem State University Neighborhood Advisory Committee Minutes 12/3/2013
Salem State University Neighborhood Advisory Committee
December 3, 2013 – Minutes
7:00pm - SSU Central Campus - Enterprise Center

Special meeting of the Salem State University Neighborhood Advisory Committee regarding the 2015 Residence Hall project

Attendees:      Jack Hoar, Marcia Lambert, Adria Leach, Dana Lothrop, Shawn Newton, Councillor Joseph O’Keefe, Dominick Pangallo, Richard Riggs, Jim Rose, and Councillor Josh Turiel

Absent:         Maureen Call and Councillor Robert McCarthy

Guests:         Mayor Kimberley Driscoll (City of Salem); President Patricia Maguire Meservey (Salem State University); Kevin Bergeron and Douglas Johnston (William Rawn Associates)

WELCOME AND INTRODUCTIONS
  • Dominick Pangallo opened the meeting and, the Salem State University Neighborhood Advisory Committee (SSUNAC) members introduced themselves. Mr. Pangallo invited Mayor Kimberley Driscoll to speak, followed by President Patricia Maguire Meservey.
  •  Mayor Driscoll Welcome
  • Mayor Driscoll welcomed the attendees and thanked the university and the SSUNAC for their work and commitment to fostering a positive relationship between the city of Salem and Salem State. Mayor Driscoll said she looks forward to the presentation and hearing ideas, concerns and suggestions for mitigating impacts to the neighborhood.
  • President Meservey Welcome
  • President Meservey thanked the participants for attending the meeting and echoed the mayor’s comments. Salem State University is committed to being a good neighbor and has redesigned the proposed residence hall in response to concerns about its original height on the western side of the building. President Meservey welcomed any comments, and said she is eager to move forward with the project.
SPECIAL MEETING FORMAT AND FACILITATION
  • Nancy Farrell facilitated the meeting and reviewed the format.
  • The meeting guidelines include: turn off audible sounds on cell phones and pagers; begin by introducing yourself to the audience; speak only once until everyone in the room who wishes to speak has had a chance; focus your comments on the issue to be addressed in the meeting; listen to and respectfully consider the opinions of others so we can have a constructive discussion; personal attacks and off-topic comments will not be permitted; questions/comments may be limited to a specific time limit to allow for all interested attendees to speak. Ms. Farrell noted the availability of a comment sheet for those who do not wish to speak tonight, want to ask an off-topic question, or want to submit additional comments at a later date.
PROJECT UPDATE
  • General Update – Adria Leach, Director of External Affairs, Salem State University
  • The goal of the meeting is to present the redesign of the new residence hall project scheduled to open in September of 2015. The design changes relate to concerns expressed about a proposed five-story wing on the Loring Avenue side of the building. William Rawn Associates has been working diligently to address these concerns and will present a revised design this evening.
  • Visual Update – Doug Johnston, Principal, and Kevin Bergeron, Senior Associate, William Rawn Associates
  • Model – Doug Johnston
  • Updated model reflects the design change from five stories to four stories. The model shows buildings, distance, space, etc., at scale. The height decrease reduces the visibility of the wing behind homes on Loring Avenue, but aspects of the building that were previously hidden within the fifth-floor are now more visible, including air handlers and a cooling tower on the roof. The generator and transformer will be on grade. There will be some screening for the roof elements.
  • Attendees were invited to view the model. Mayor Driscoll requested a brief description to help the audience better understand the orientation of the model.
  • Board Exhibits – Kevin Bergeron
  • Project Site Rendering: Project will allow Salem State to become more of a resident campus than commuter one with significant green and open space; a coffee shop in residential hall; masonry materials with stone elements to break up large amounts of brick; use of glass to show transparency/life within halls; lounges that face the courtyard; celebratory, vertical entryway.
  • Elevation: Architect showed the elevation of the front entrance and the west elevation along Loring Avenue for the four and five-story designs which highlighted landscaped areas, main entrance and the skyline. The elevation of the four-story version shows that the cooling tower will extend above the height of the building.
  • Sections: The grade height at four stories is 43.6 feet; it was previously 54.2 feet at five stories.
  • Landscape: Site rendering showed proposed landscaping, including trees, shrubs and green space. The west wall of the residence hall and the property lines of the five abutting homes along Loring Avenue are 23.9 feet at the closest proximity and averages 44 feet, 10 inches across the section. The closest rear wall to the building is 72 feet, 9 inches.
  • Street views: The architect showed street views of the new residence hall from Loring Avenue and Jefferson Avenue. The images revealed that the new residence hall is not visible at the four-story design when driving northeast on Loring Avenue from Swampscott, but will be visible from Jefferson Avenue with the roof edge beginning to emerge, but dropping back down when nearing campus due to the change in grade. These renderings did not add any new trees but reflected the existing conditions.
  • Shadow studies: A detailed shadow analysis has been completed and shows that the proposed four-story building will never cast any shadow on adjacent homes at any time throughout the year. The shadow analysis evaluated the building’s shadow cast at 9AM, 12PM and 3PM during equinox (spring and fall), winter and summer.
  • Materials: The proposed residence hall will be brick with stone bandings. Brick selection is in progress and will be a lighter red tone to blend with the context of other buildings on campus, including Marsh Hall.
DISCUSSION AND QUESTIONS
  • Ms. Farrell invited the attendees to speak, alternating between the SSUNAC and the public.
  • Mayor Driscoll asked how many beds the new residential hall will accommodate.
  • Approximately 354 beds, previously 413 at five-story design
  • Committee member Marcia Lambert asked how many homes the new residence hall abuts.
  • Five homes along Loring Avenue
  • An attendee asked the height of the cooling tower.
  • It’s elevated above the roof surface approximately 2’ and is approximately 14’ tall
  • Liz Vago asked if the footprint has changed since the last meeting
  • The footprint has not changed, only the height (from five to four stories).
  • Ms. Lambert asked the distance between the abutting homes along Loring Avenue.
  • The shortest distance is 23 feet, 9 inches to the property line and 72 feet, 9 inches to the nearest rear wall.
  • Ben Anderson hoped the footprint would be pushed back to be at least 75 feet at the shortest distance from building to building, and provide dense landscaping (specifically conifers) to buffer this area. It would be a great gesture to provide abutting neighbors with new fencing to create better separation. He felt that there is an opportunity to shift the wings closer to allow more space between the abutting homes and the residence hall’s west wall. He asked what uses will be along the side facing the five Loring Avenue homes and what action has been taken to keep ventilation away from neighboring homes.
  • The lower level consists largely of mechanicals and a loading area, but will also contain residence life offices, a mail room, laundry facilities, and restrooms. The venting can be located on the side of the building.
  • Committee member Jack Hoar voiced concerns about the footprint being too close to the abutting homes and agreed with the previous remarks that 75 feet sounded like a reasonable amount of space. The model appeared to show more space than described in the presentation, and he recalled discussion at the previous meeting about changing the footprint to allow more space between the homes and building
  • The architects had no recollection of discussing a change to the footprint, and expressed that the changing the footprint poses challenges with Building One and the space between the eastern and western sides of the new building.
  • Teasie Riley Goggin asked about the anticipated Salem Diner and coffee shop hours.
  • President Meservey expects the diner will resume normal 6AM – 2PM business hours and be open during some evening hours. The coffee shop is expected to have evening hours to target students, but the programming is not defined at this point. There will be improved lighting for pedestrian traffic in this area.
  • Ms. Lambert asked the distance of the public safety building to the roadway in relation to the new building.
  • The new residence hall will be set back further from the road than the public safety building currently is. This is 48 feet from the sidewalk.
  • Peter Holtz asked what recreation space and activities are available to encourage students to stay on campus, and not engage in off campus smoking and drinking.
  • Shawn Newton, Assistant Dean at Salem State University, described the new fitness and recreation center, which has been extremely busy and other programming within the residence halls and other campus buildings for student recreational activities.
  • Committee member Dana Lothrop asked if the entrance/exit to Loring Avenue nearest the Salem Diner will remain two-way, right-turn only (mentioning the rendering does not show the current island).
  • The island will be removed, the entrance/exit will remain two-way, but the turn logistics have not been finalized. Councilor Joseph O’Keefe acknowledged the left-turn restriction is problematic, and the ongoing Canal Street project will eliminate one island and relocate the bus stop to the Stanley building. The City Engineer told Councilor O’Keefe there is not sufficient space on Jefferson Avenue to accommodate left-turning traffic.
  • Polly Wilbert said she did not like the visibility of the cooling tower on the roof, saying the cell towers are already an eyesore driving into the area.
  • Lowering the building to four stories requires the mechanicals previously enclosed within the five-story structure to be relocated to the roof; dropping the unit into the building would further displace beds, which have already been reduced below the optimum.
  • Ms. Riley Goggin asked where trash will be disposed.
  • The trash will be loaded onto a truck at the loading dock, which is located behind the building on the western side away from the Loring Avenue homes.
  • Leonette Strout expressed her approval of the proposed building and expansion, noting education is a good use of state owned property. She is thankful for the university’s involvement in the purchase and clean up of land contaminated with hazardous materials by previous owners. She said it’s important for the neighborhood and City to embrace the student population; this building will move students from the neighborhood onto the campus. Ms. Strout lives in the “shadow” of South Campus, and has experienced two incidents in 20 years; both of which were dealt with immediately. She commended the university on its increased communication with abutters, especially since President Meservey’s tenure.
  • Councilor Josh Turiel said he is pleased the height concerns have been adequately addressed. Although the placement of the cooling tower on the roof is not ideal, it’s a better alternative to a fifth story. He had hoped the footprint would be further from the Loring Avenue abutters, but he likes the plantings and landscaping acting as a visual and sound buffer. He is not concerned about building proximity to Loring Avenue, as visibility around the curve will be fine. He is more concerned about integrating this effort with the Canal Street project, especially roadway and drainage plan. Relocating 350 students from neighborhood apartments and placing them into campus dorms will reduce parking and partying concerns. This could change the residency in the neighborhood, moving in young families rather than students. He personally believes students should not be permitted to have vehicles on campus until junior year. He recognizes the university’s commitment to the neighborhood and complimented communication efforts.
  • Councilor O’Keefe complimented the architects on their work. He recommended altering the footprint of the two wings to decrease the “green” space in between, and increase the space separating the west wall and Loring Avenue abutters. He is concerned about adequate space for fire safety access. The Councilor thanked Mayor Driscoll and President Meservey for engaging the neighborhood as the plan advances.
  • Tim Hamm asked if the circumference of the cooling unit could be larger to allow for a shorter unit.
  • William Rawn Associates responded that the cooling system options have been thoroughly researched, and a shorter, wider unit to serve this amount of space does not exist on the market.
  • Jeff is concerned about neighborhood overflow from campus, particularly parking and lighting improvements on Loring Avenue. He is not pleased with Salem Diner evening hours, which will send students off campus and into the neighborhoods.
  • President Meservey said the Weir property will become a parking lot and replace parking lost in the residence hall construction. Mayor Driscoll stated there could be a two month gap in the parking removal and the completed lot at the Weir site; the city will work with the university to expedite permitting for this piece as quickly as possible. President Meservey said the intent is to treasure the diner as it has been thus far. The university will reopen the diner with the previously stated hours and will evaluate demand to determine more definitive hours once the diner has been opened for a while.
  • Matt Veno echoed Jeff’s concerns, saying displacing parking even for the short-term will have an impact on the already congested street network.
  • Beth Bower noted the temporarily displaced spaces are mostly administrative and faculty. Not everyone who parks on campus lives on campus. More pedestrian traffic is expected during this transition.
  • Ms. Lambert asked if any direct abutters from Loring Avenue were present.
  • No one self-identified as an abutter, but these residents were notified of the meeting.
  • Councilor Turiel suggested hiring crossing guards across Loring Avenue between the Weir parking lot and Central Campus once construction begins to ensure flow and safety of pedestrians and traffic. The proposed parking garage and residence hall will open in 2015 and complement each other. He noted that details of coffee shop and diner operations will be finalized in the future.
  • Mr. Holtz is concerned how adding 350 students will impact the neighborhood (parking, hangouts). He expressed that the university needs to be a good neighbor and urged the university to think strategically about ways to confine students to the campus and be vigilant about annoying behaviors and enforcing the law (both the City and university police departments). Parking on Monroe and Lincoln Roads is problematic and requires better enforcement.
  • Councilor-At-Large Arthur Sargent said the overarching issue is quality of life for residents. The university should identify and create facilities students seek off campus to bring them back on campus and eliminate activity within the neighborhoods. Examples are parks with swing sets, basketball courts, seating/benches and designated smoking areas. Important that the university proactively takes action to be a good neighbor, and teach the meaning of good neighbor to its students.
NEXT STEPS
  • There were no further comments, and Ms. Leach thanked the participants and discussed next steps.
  • The university will be moving forward with the height and general design of this building as it has been presented this evening.
  • To submit additional comments, contact Ms. Leach (business cards at entrance table). Stay informed through any Salem State University Neighborhood Advisory Committee representatives, by coming to these meetings, and by signing up for the university neighborhood email list. She invited participants to take a closer look at the model and the boards. The architects, university and MSCBA representatives will stay to answer any additional questions you may have.
MEETING SCHEDULE
The next meeting of the SSUNAC will be held on Wednesday, January 15, 2014, at 7:00 p.m. in the Enterprise Center Training Room B located on Central Campus at 121 Loring Avenue.