Town of Wellesley, Massachusetts

WELLESLEY DESIGN DECEMBER 12 2007

PLANNING BOARD OFFICE, TOWN HALL

Members Present: Robert Skolnick, Ed Hand, Sheila Dinsmoor, Helen Robertson, Justin Boucher and Meghan Jop

Also Present: Jeff Newman, Joel Slocum, Linda Buffum, Rob Dickey, Holly Grace, Tom Fanning, Jack Toming, David Nagahiro

Mr. Robert Skolnick, Vice Chair, brought the meeting to order at 7:30 pm.

1. 7:30 pm Design Guidelines Discussion

The Board began the preliminary discussion on the revisions to the Design Guidelines in response to the Large House Review.

2. 7:30 pm Home Care Assistance 269 Washington Street Awning Sign DRB 76-07, 77-07

Mr. Jeff Newman came before the Board for review of two awning signs and three window signs to be located at 269 Washington Street. The proposed awnings would cover the existing awning frames and measure 18' wide by 10.3" high with a letter height of 8". The awnings are proposed to be a cadet gray with red and dark gray lettering to read "Home Care Assistance". The three window signs proposed would be vinyl and two would read " Home Care Assistance 1-866-4-Livein" and the third window sign would read www.HomeCareAssistance.Com.

The Board began the discussion by stating generally the Board does not allow telephone numbers or web addresses to be used as signage. Mr. Newman indicated that the office would be used to do home care interviews and that the telephone number is important for customers seeking information. Mr. Skolnick recommended placing the number on the interior of the storefront.

Ms. Dinsmoor questioned the base of the storefront and noted that the storeowners should look at doing some minor maintenance to the exterior to clean up the base of the storefront.

The Board after a brief discussion noted the window signs were more advertising than signage and felt that the one square foot hours of operation sign could include the telephone number and web address rather than the windows.

The Board having established the proposed awning signs meet the by right requirements of the Sign Bylaw and the Design Guidelines and the Board moved, seconded, and voted unanimously:

"Recommend the Building Inspector approve the proposed awning signs to be located at 269 Washington Street as presented and to reject the proposed window signs due to the telephone number and web address can be placed on a one square foot sign on the door"

3. 7:40 pm Linden Square 190 Linden Street Standing Sign Revision

Federal Realty submitted a revised plan for the standing sign located at the main entrance to Linden Square. The sign currently has three panels for identification of tenants underneath the text "190". They propose to replace the "190" text with the words "Linden Square", similar to the text appearing on the monument at the opposite side of the same intersection. The applicants feel the two signs bookend the main entrance to the project, and are the only opportunity for tenants in 180, 190 and 200 Linden Street to establish a presence with a panel on a monument sign.

The Board after a brief discussion established the proposed revision is within the Design Review Guidelines and Sign Bylaw and moved, seconded, and voted unanimously to:

"Recommend the Building Inspector approve the proposed modification to the monument located in front of the 190 Linden Street building as presented."

4. 8:00 pm Wellesley Inn 576 Washington Street Major Construction DRB: 17M-07

Mr. Rob Dickey, Mr. Thomas Fanning, Ms. Holly Grace, Mr. David Nagahiro, and Mr. Jack Toming came before the Board for continued review of the Wellesley Inn redevelopment project located at 576 Washington Street.

Mr. Nagahiro began the presentation by reiterating the design of the site has been developed with three key elements: urban design, borrowing from the original Inn, and the scaling of the building. At the last meeting the Board has raised several issues with the connector, the south elevation, and the portico.

Mr. Nagahiro stated in the previous review the connector in between the two buildings had appeared very glassy in the original elevation. The design has been slightly altered to include more glass and metal. The roofline of the connector has been dropped and pulled back slightly to set it apart from the two proposed structures.

The Board at the last meeting had asked if the storefront along Washington Street in the right building could be wrapped around the elevation to create a retail view as you enter the Square. Mr. Nagahiro stated in looking at the south elevation, the side is an egress and the fire code would not allow glass. The wall needs to be fire rated. Mr. Nagahiro noted the design intent is to have modulation or a detail that would continue along the first floor of the south elevation. One design includes the articulation of windows in the brick. Mr. Skolnick felt it was a loss because of the entry point to the Square. Mr. Boucher questioned if a display window could be installed with a firewall behind. Mr. Hand suggested that lattice be placed in the areas proposed for articulation. Ms. Robertson noted she preferred Mr. Nagahiro's design with the solid voids articulated.

Mr. Nagahiro noted the articulation is a scaling element on the base that would help the scale and keep the rhythm of the building. The articulation would create a subtle shadow line. Mr. Nagahiro agreed with Mr. Skolnick that the southern elevation would be a prominent edge to the building. Mr. Boucher stated that both sides of the building could benefit from shadow boxes. Mr. Dickey stated the northern elevation would depend on the retailer for the shadow box, and that they are considering lattice with plantings on the residential side of the structure.

Mr. Nagahiro continued the discussion with the portico. He noted various designs were tried for the railings, and the top of the portico looked like a platform. Mr. Nagahiro stated one suggestion for improving the design is to lower the rail and to push it back further from the edge of the building so it does not look like a continuation of the columns below. Mr. Nagahiro stated the railing would be 42" in height.

Mr. Skolnick noted the second balcony in the portico on the second floor and noted it would be directly over the proposed retail locations. He noted it could have a lot of shadow, and questioned how the space would be lighted. Mr. Skolnick further questioned where the signage would be placed for those retail spaces and if a small standing sign was going to be proposed. Mr. Hand agreed and noted there would need to be some signage at the store entrances. Mr. Hand questioned the height of the second balcony. Mr. Nagahiro stated 12 feet. Ms. Dinsmoor stated signs hanging below the balcony might further block light. Mr. Gordon stated the applicants should program the signage.

Mr. Nagahiro stated there is up lighting proposed on columns and underneath awnings. Mr. Skolnick questioned the lighting for the residential component. Mr. Nagahiro stated some low lights would be placed by exterior doors and at the entrance.

Mr. Boucher questioned where the electrical transformer would be located. Mr. Fanning stated the transformer would be located in the underground garage.

Mr. Nagahiro discussed the exterior material selections of brick. Mr. Nagahiro stated there is a large range of red brick and at this time the two selections were Full Range Danish or Desert Sunset Brick. The slate proposed for the shingles on the right building would be a mix of grays and would be more modeled and dark granite would be used for the foot of the building.

The Board at the last meeting had a lot of questions and concerns over the top floor design of the right building. Mr. Nagahiro stated he looked at bringing the height of the structure down. Mr. Hand noted the model of the building looks good in a monochromatic layout. Mr. Nagahiro stated the roof shingles of the left building would be placed in a shingle pattern. The top floor of the right building would be a butt joint with more of a stone feel. Mr. Nagahiro stated the intent is to try and not emulate a roof. The slate would be honed and brushed and would be distinctive from the slate roof on the left building. Mr. Gordon stated he felt the consistency in material with distinctive styles was a good approach. Ms. Dinsmoor noted the angle of the top floor now has a hint of a mansard.

Mr. Skolnick questioned the fourth floor bridge material. Mr. Nagahiro stated it would be composed of metal and spandrel glass and that the bridge would be stepped down.

Ms. Dinsmoor questioned how much of a projection there would be for the coping and the cap. Mr. Nagahiro stated the intention of the design is to keep the eye on the three floors of brick.

Mr. Boucher stated the design does not have much of a parapet and questioned where the mechanical units would be placed. Mr. Nagahiro stated the mechanical units would be strategically placed on the roof away from sight lines.

Mr. Skolnick questioned what material the top awning of the penthouse is constructed. Mr. Nagahiro stated the awning is made of metal. Ms. Dinsmoor questioned if there would be restrictions on terraces. Mr. Dickey stated there would be restrictions that would be handled in the condominium association documents. Mr. Skolnick asked if retractable awnings were a consideration rather than the fixed metal awning. Mr. Nagahiro stated he wanted to control the design and color and that the intent of the awning is to be more of a pergola.

Ms. Linda Buffum, from the Historical Commission, asked if the tiles that were saved from the original Inn would be used in the design.

Mr. Dickey stated ideally the development might have a retailer who would like the tiles but without the restaurant he was unsure. Mr. Slocum suggested the foyer of the main entrance to the residential section of the building as a location for the tiles.

Mr. Hand discussed the types of balconies located in the residential portion of the building. Mr. Dickey stated the balconies are French balconies and that he would prefer to have doors that open all the way to create a feel of outdoor space on the inside of the condominiums.

Ms. Robertson noted the center width of the columns in the residential balconies should be made smaller to be in keeping with the railings.

The Board moved on to discuss the landscaping. Mr. Jack Toming from Stantec Engineering gave a brief presentation. Mr. Toming stated the Washington Street side of the property is a transitional space. He noted the Inn had open space that aligned with Church Street and as one travels south to north. The Washington Street side plans on adding street trees to the south and keeping the front open as grass to celebrate axis along Church Street. An existing retaining wall would be replaced and elongated along Washington Street. The wall would be made of fieldstone that would allow for a level green lawn area. The hardscape materials include town standard sidewalks with brick strip along the entire front. Landscaped plantings would be located on either side. At the entrances would be precise pavers and the main stairs would be made of granite.

Along the Grove Street side of the project the brick strip has been continued and that stops at the building. Colored concrete would be used at the garage entry to distinguish the use and bump outs would be added for pedestrian safety. The brick changes to a tree lawn with a 5 foot sidewalk after the garage. A masonry block retaining wall would replace the existing wall at the same height. The landscaping above the retaining wall would be private landscaping for the tenants. The private landscaping would include a lawn area surrounded by a synthetic bluestone walk. A shade structure would be installed along the walkway. Four private terraces with a 1-2 foot change in elevation would be located along the private landscaped area. Closer to the private residence there is a change to a low freestanding wall with evergreens and ornamental plantings. At 53 Grove Street the landscaping involves redoing the driveway and adding two concrete patios.

Mr. Gordon, a Landscape Architect assisting the Board, questioned if the street trees in front of the right building are existing or proposed. Mr. Toming stated the trees are proposed. Mr. Gordon recommended the trees align with the storefronts. Mr. Toming stated the trees might be able to be realigned. Mr. Gordon noted that on the model there is plantings along the base of the building, if that is proposed Mr. Gordon recommended installing irrigation. Mr. Toming stated the plantings at the base would be planters.

Mr. Gordon noted the plan calls for a small retaining wall along Washington Street that defines the walkway to the residential main entrance. He felt another wall should not be introduced there, and noted the sidewalk should be left open. Mr. Gordon suggested terminating the stone retaining wall at the left side of the entrance path to the residential units. He also noted that lattice with plantings could be placed on the residential units leading to the residential main entrance.

Mr. Gordon stated one key concern is the public space. He stated the Board would like to see and understand materials for the streetscape including all of the retaining wall materials. Mr. Gordon noted concrete pavers is a very broad term and noted there is a big range in concrete pavers. He further noted that masonry block and colored concrete would need to be much more clearly defined and material samples would need to be submitted.

Mr. Gordon noted the spacing for trees along Grove Street is wide and he felt additional screening was needed. Mr. Toming stated another tree could be added along Grove Street. Mr. Toming further noted there are some existing trees that would be preserved to aid in screening the property. Mr. Gordon also noted the proposed shade structure or pergola in the private landscaped area is large and the Board might want to see that.

Mr. Gordon noted the portico shows there would be a low ground cover planted. Mr. Gordon felt some additional plantings might be needed in the form of planters to frame building. Ms. Robertson questioned if there would be any benches present.

Mr. Dickey stated the brick patio could continue and the plantings could be removed. Mr. Dickey also noted that a planting such as a Crab Apple Tree has been suggested against the Rotunda Building that would be pruned back.

The Board also recommended flower plantings along the edge of the sidewalk, and noted the Inn had seasonal flower plantings.

The Board felt there were a few outstanding issues to be resolved prior to making a recommendation to the Zoning Board of Appeals. The outstanding issues are:

· Material finalizations

· Consistency of materials

· Alterations in landscaping as discussed including

o Removal of small retaining wall

o Continuation of sidewalk

o Continuation of portico patio

o Spacing of trees along Grove Street

o Alignment of trees with storefronts

o Lattice with plantings on residential portion of right building

· Planters at edge of wall.

The Board adjourned at 9:55 p.m.