May 2023 DRB Recommendation.266 Canal Street
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Design Review Board Recommendation
266 Canal Street
Design Review of Entrance Corridor Project
Meeting Date: May 24, 2023
Members Present: Paul Durand, Glenn Kennedy, Catherine Miller, Marc Perras, Sarah Tarbet
Members Absent: David Jaquith, J. Michael Sullivan
At a regular meeting of the Design Review Board (DRB), upon a motion duly made and seconded, it was
unanimously voted to recommend design approval to the Planning Board of the proposed redevelopment of the
project site to include demolition of all of the existing buildings and infrastructure and construction of five new
buildings for a total of approximately 73,615 square feet with 250 residential units (of which 20% will be
affordable), commercial space along Canal Street, and the construction of surface and covered parking areas as
designed with the recommendations herein.
Referenced Plans and Documents
1. Set of plans titled ‘Canal Street Station’, prepared by BKA Architects, 142 Crescent Street, Brockton, MA
02310, dated April 11, 2023.
2. Plans showing Building A elevations, prepared by BKA Architects, 142 Crescent Street, Brockton, MA
02310, dated May 12, 2023.
3. Set of landscape plans titled ‘Canal Street Station’, prepared by Halvorson Tighe & Bond Studio, 25
Kingston Street, Boston, MA 02111, dated April 11, 2023.
4. Specification sheets for exterior lighting fixtures submitted February 8, 2023.
5. Correspondence from The Drumlin Group, 600 Loring Avenue, Salem, MA 01970, dated January 30, 2023.
Findings
1. General: The DRB found that the project will be an asset to the community for both the construction of
much-needed market-rate and affordable residential units and for the sustainable building and site
features incorporated throughout the project. The Board recognizes the value of this project in addressing
Salem’s housing needs while transforming underutilized properties into a productive site that beautifies
this section of Canal Street, creates a stronger connection to the bike trail/multi-use path, and preserves a
significant amount of critical open space and habitat around Rosie’s Pond.
2. Consistency with Design Guidelines and the ECOD Ordinance: This project is consistent with the city’s
Commercial Design Guidelines and the tenets of the Entrance Corridor Overlay District Ordinance. For
those design elements that are not consistent, the Board made the following determinations:
a. Fences: The proposed fencing around the refuse storage area is white vinyl. Upon discussions
between the applicant and the Board regarding the use of appropriate materials throughout the
site, the applicant agreed to consider installing a fence made of ‘natural’ materials.
b. Façade Materials:
i. The proposed façade materials are composite rather than ‘natural’. The Board found that
the variations in panel size, the incorporation of composite clapboards on Building A, the
window layout, and the color palette together create a visually interesting presentation
on each of the buildings.
ii. The Board acknowledges that the size and scope of this project that includes the high
residential unit count with a significant level of residential affordability and the array of
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sustainable site and building features merits the use of composite façade materials that
are a more affordable option than wood, brick, and stone.
c. Site and Building Lighting: The decorative site lighting fixtures proposed for installation between
the residential buildings are not fully cut off fixtures. The Board found that this lighting will likely
emit low lumen levels and advised the applicant to investigate options to ensure that the site
lighting was appropriate and dark-sky considerate.
3. Applicant Responsiveness: The Board found that the applicant was responsive to its comments and
appreciated the design team’s continued efforts to move the design forward and incorporate both
member and public feedback.
Design Recommendations
The DRB is offers the following recommendations for the Planning Board’s consideration:
1. Screening of Refuse Storage Area: The applicant shall consider the use of natural materials for the
fencing/screening around the refuse storage area. The Board suggests installing a cedar fence that will
naturally weather over time, which will keep maintenance costs low.
2. Decorative Site Lighting: The Board encourages the use of lower Kalvin LED lights to further reduce light
pollution from the decorative site lighting.
3. Submission and Review of 50% Design Drawings: The Board would like the applicant to submit elevation,
site, and landscaping plans at the 50% design stage to review the project as it progresses and understand
how the design may or may not have changed. The plans and documents submitted should include the
following:
a. A cover memo detailing proposed changes from the approved plan set.
b. A plan set(s) showing building elevations, site layout, and landscaping. The plan set should include
side-by-side images of approved versus currently proposed items with ‘bubbles’ around those
items that have been changed.
c. Plan(s) identifying exterior mechanical systems, vents, and meters and the screening of these
items, as appropriate.
d. Specification sheets for selected façade materials and exterior lighting fixtures.
e. A materials board, to be submitted to the Planning Department, which includes a sample of each
proposed façade material.
Signature of the DRB
By the signature below, I certify that this recommendation accurately reflects the actions of the Design Review
Board.
__________________________________ ____________
Paul Durand Date
Chair
05/30/23