Decision STAMPED Avalon (2) CITY OF SALEM
PLANNING BOARD"'" 1 _ '� � � 09
Decision
Smart Growth Overlay District Plan Review, C-ROD Site Plan Review, and
Stormwater Management Permit
8 Harrison Road (Map 31,Lot 327), 9 Harrison Road (Map 31,Lot 340),262 Loring Ave
(Map 31,Lot 1), and 266 Loring Ave (Map 31,Lot 341) -Phase 1 (Avalon)
April 24,2026
Re: Application of Joseph Correnti, Esq. f/b/o AvalonBay Communities, Inc. for the property
located at 8 Harrison Road (Map 31, Lot 327), 9 Harrison Road (Map 31, Lot 340), 262 Loring
Ave(Map 31, Lot 1), and 266 Loring Ave(Map 31, Lot 341)in the R1 (Residential One Family),
RC (Residential Conservation), SGO(Smart Growth Overlay District),ECOD(Entrance Corridor
Overlay District), and C-ROD (Coastal Resiliency Overlay District) Zoning Districts for Smart
Growth Overlay District Plan Review and C-ROD Site Plan Review in accordance with the
following sections of the Salem Zoning Ordinance: Section 7.4 Smart Growth Overlay District,
Section 8.9 Coastal Resiliency Overlay District Site Plan Review, and Section 37 of the Salem
Code of Ordinances, Stormwater Management Permit. Specifically, the applicant proposes to
construct a residential building consisting of 340 units, an above-level parking garage with 524
parking spaces, and two enclosed outdoor courtyards. The proposed work also includes an
approximately half-acre central landscaped common, extension of the existing Harrison Road,and
connection to the Forest River Conservation Trailhead. This project is the first phase of a multi-
phase project known collectively as the Forest River Residences, to be located at 8 Harrison Road
(Map 31, Lot 327), 9 Harrison Road(Map 31, Lot 340),262 Loring Ave(Map 31,Lot 1), and 266
Loring Ave (Map 31, Lot 341).
Procedural History
1. An application for a Smart Growth Overlay Plan review under Section 7.4 and C-ROD Site
Plan Review under Section 8.9 of the City of Salem Zoning Ordinance was made by Joseph
Correnti and filed with the Planning Board on January 7, 2026.
2. The notice of public hearing was first issued on January 22, 2026.
3. The Planning Board of the City of Salem opened the public hearing on February 5, 2026
and continued to February 19, 2026, March 5, 2026, March 26, 2026, April 9, 2026, and
April 23, 2026.
4. On April 5, 2026 the City contracted with New England Civil Engineering (NECE) to
provide an independent peer review of the proposed development plans including
stormwater management and drainage for all discharged and connections to the City of
Salem MS4 drainage system, and onsite engineering issues covered by the City of Salem
"Engineering Rules and Regulations for Site Plan Review and Building Permit Routing
Planning Board Decision
8 Harrison Road(Map 31,Lot 327),9 Harrison Road(Map 31,Lot 340),262 Loring Ave(Map 31,Lot 1),and 266 Loring Ave
(Map 31,Lot 341)-Phase 1 (Avalon)
April 24,2026
Slip sign off checklist' per the tasks identified in the revised proposal dated March 21,
2026.
5. A Joint Public Hearing was held with the Design Review Board on February 19,2026. The
project continued to the Design Review Board meeting on February 25, 2026 and March
25, 2026. The Design Review Board provided recommendations to the Planning Board on
March 27, 2026.
6. The Planning Board closed the public hearing on April 23, 2026.
7. The plans and other submission materials were reviewed by the Planning Board.
Throughout its deliberations, the Planning Board has been mindful of the statements of the
applicants and their representatives, and the comments of the general public, all as made at
the public hearing.
Findings
Smart Growth Overlay District Plan Review Criteria
The Planning Board considered all review criteria as identified in 7.4.8 and determined the Plan
meets the following criteria as conditioned:
a. The applicant has submitted the required fees and information as set forth in applicable
regulations;
b. The proposed development project as described in the application meets all requirements
and standards set forth in Section 7.4 of the Salem Zoning Ordinance unless a waiver from
them has been granted by the Planning Board including the Housing and Housing
affordability requirements of Section 7.4.6.
c. Any extraordinary adverse potential impacts of the development project on nearby
properties can be adequately mitigated.
d. All requirements for the project subject to the affordability requirements of Section 7.4.6
have been satisfied.
C-ROD Site Plan Review Criteria
The Planning Board finds that the proposed project as conditioned complies with all review criteria
as identified in, Sec. 8.9.10. The Plan meets accepted site planning standards and promotes
standards such that the development takes place in a manner which shall in all aspects be an asset
to the City.
Decision
In view of these criteria,the Planning Board decided at a regularly scheduled meeting on April 23,
2026, by a vote of seven (7) (Chair Kirt Rieder, Jonathan Berk, Tom Furey, Carole Hamilton,
Graham Wing, Helen Sides, and Josh Turiel) in favor, and none (0) opposed to approve the
proposed project subject to the following conditions:
1. Conformance with the Plan
2
Planning Board Decision
8 Harrison Road(Map 31,Lot 327),9 Harrison Road(Map 31,Lot 340),262 Loring Ave(Map 31,Lot 1),and 266 Loring Ave
(Map 31,Lot 341)-Phase 1 (Avalon)
April 24,2026
a. Work shall conform to"Salem State South Campus Redevelopment Avalon Salem"
and "Avalon Salem 8 Harrison Road Sale, MA Application for 40R Development
Plan Approval—Architectural Drawings"with the sheets listed below(the"Plans").
2. Endorsement of the Plans
a. The applicant shall submit updated architectural plans showing the following
changes:
i. Removal of the signage at the high point of the building in the drawing
Titled Exterior Elevations sheet A4.01 and A5.01.
ii. Incorporation of signage right above the entrance of the building in the
drawing titled Exterior Elevations sheet A4.01.
iii. Include a total of 5 standard designated trailhead parking signs where one
is a handicap parking space in drawing titled Site Plan South, Sheet C107.
Drawing Title Sheet Prepared By Issued Revised
No.
Cover Sheet C000 Weston& Sampson 1/08/26 4/20/26
Abbreviations, C001 Weston & Sampson 1/08/26 4/20/26
Notes, & Legends
Environmental C002 Weston& Sampson 9/3/24 4/20/26
Constraints Plan
Erosion, C100 Weston& Sampson 1/8/26 4/20/26
Sedimentation
control, and
Demolition Plan
Erosion, C101 Weston& Sampson 1/8/26 4/20/26
Sedimentation
control, and
Demolition Plan
(North)
Erosion, C102 Weston& Sampson 1/8/26 4/20/26
Sedimentation
control, and
Demolition Plan
(South)
Erosion, C 103 Weston & Sampson 1/8/26 4/20/26
Sedimentation
control, and
Demolition Plan
(East)
Overall Site Plan C104 Weston& Sampson 1/8/26 4/20/26
3
Planning Board Decision
8 Harrison Road(Map 31,Lot 327),9 Harrison Road(Map 31,Lot 340),262 Loring Ave(Map 31,Lot 1),and 266 Loring Ave
(Map 31,Lot 341)-Phase 1 (Avalon)
April 24 2026
Site Plan West C105 Weston& Sampson 1/8/26 4/20/26
Site Plan North C 106 Weston& Sampson 1/8/26 4/20/26
Site Plan South C107 Weston & Sampson 1/8/26 4/24/26
Site Plan East C 108 Weston& Sampson 1/8/26 4/20/26
Utility Plan West C109 Weston& Sampson 1/8/26 4/20/26
Utility Plan North C110 Weston& Sampson 1/8/26 4/20/26
Utility Plan South C111 Weston& Sampson 1/8/26 4/20/26
Utility Plan East C112 Weston& Sampson 1/8/26 4/20/26
Utility Plan South C113 Weston & Sampson 1/8/26 4/20/26
Additional Scope)
Grading and Cl 14 Weston& Sampson 1/8/26 4/20/26
Drainage Plan West
Grading and C115 Weston& Sampson 1/8/26 4/20/26
Drainage plan North
Grading and C116 Weston & Sampson 1/8/26 4/20/26
Drainage Plan South
Grading and C 117 Weston& Sampson 1/8/26 4/20/26
Drainage Plan East
Drainage Schedule C118 Weston& Sampson 1/8/26 4/20/26
Details C500 Weston& Sampson 1/8/26 4/20/26
Details C501 Weston & Sampson 1/8/26 4/20/26
Details C502 Weston& Sampson 1/8/26 4/20/26
Details C503 Weston& Sampson 1/8/26 4/20/26
Details C504 Weston& Sampson 1/8/26 4/20/26
Details C505 Weston& Sampson 1/8/26 4/20/26
Details C506 Weston & Sampson 1/8/26 4/20/26
Details C507 Weston& Sampson 1/8/26 4/20/26
Key plan-AVB L100 Klopfer Martin Design Group 1/8/26 4/20/26
Materials & Layout L101 Klopfer Martin Design Group 1/8/26 4/20/26
—AVB - 1
Materials & Layout L102 Klopfer Martin Design Group 1/8/26 4/20/26
—AVB-2
Materials & Layout L103 Klopfer Martin Design Group 1/8/26 4/20/26
—AVB - 3
Materials &Layout L104 Klopfer Martin Design Group 1/8/26 4/20/26
—AVB -4
Grading—AVB - 1 L201 Klopfer Martin Design Group 1/8/26 4/20/26
Grading—AVB - 2 L202 Klopfer Martin Design Group 1/8/26 4/20/26
Grading—AVB - 3 L203 Klopfer Martin Design Group 1/8/26 4/20/26
Grading—AVB - 4 1 L204 Klopfer Martin Design Group 1/8/26 4/20/26
Planting Schedule— L300 Klopfer Martin Design Group 1/8/26 4/20/26
AVB
4
Planning Board Decision
8 Harrison Road(Map 31,Lot 327),9 Harrison Road(Map 31,Lot 340),262 Loring Ave(Map 31,Lot 1),and 266 Loring Ave
(Map 31,Lot 341)-Phase 1 (Avalon)
April 24 2026
Planting Schedule— L301 Klopfer Martin Design Group 1/8/26 4/20/26
AVB -1
Planting Schedule— L302 Klopfer Martin Design Group 1/8/26 4/20/26
AVB -2
Planting Schedule— L303 Klopfer Martin Design Group 1/8/26 4/20/26
AVB- 3
Planting Schedule— L304 Klopfer Martin Design Group 1/8/26 4/20/26
AVB- 4
Details—paving, L401 Klopfer Martin Design Group 1/8/26 4/20/26
Curbs, and Walls
Details— L402 Klopfer Martin Design Group 1/8/26 4/20/26
Furnishings
Details—Planting L403 Klopfer Martin Design Group 1/8/26 14/20/26
Details—Paving, L501 Klopfer Martin Design Group 4/17/26 4/20/26
Curbs, and Walls
Details—Walls and L502 Klopfer Martin Design Group 4/17/26 4/20/26
Stairs
Details - Furnishing L503 Klopfer Martin Design Group 4/17/26 4/20/26
Details—Planting L504 Klopfer Martin Design Group 4/17/26 4/20/26
Site Lighting LT101 Klopfer Martin Design Group 1/8/26 4/20/26
Photometrics -AVB
Project cover T0.01 The Architectural Team, Inc 1/8/26 4/21/26
Drawing T0.10 The Architectural Team, Inc 1/8/26 4/21/26
List/Building&
Garage Information
Building gross TO.11 The Architectural Team, Inc 1/8/26
Square Footage
Building Gross TO.12 The Architectural Team, Inc 1/8/26
Square Footage
Architectural Site A0.01 The Architectural Team, Inc 1/8/26 4.21.26
Plan
Overall Floor Plan— A1.00 The Architectural Team, Inc 1/8/26
Level 0.5
Overall Floor Plan A1.01 The Architectural Team, Inc 1/8/26 4.21.26
Level 1
Overall Floor Plan A1.02 The Architectural Team, Inc 1/8/26
Level 2
Overall Floor Plan A1.03 The Architectural Team, Inc 1/8/26
Level 3
Overall Floor Plan A1.04 The Architectural Team, Inc 1/8/26
Level 4
Overall Floor Plan A1.05 The Architectural Team, Inc 1/8/26
Level 5
Overall Floor Plan A 1.06 The Architectural Team, Inc 1/8/26 4.21.26
Roof
5
Planning Board Decision
8 Harrison Road(Map 31,Lot 327),9 Harrison Road(Map 31,Lot 340),262 Loring Ave(Map 31,Lot 1),and 266 Loring Ave
(Map 31,Lot 341)-Phase 1 (Avalon)
Almil24 2026
Exterior Elevations A4.01 The Architectural Team, Inc 1/8/26 4.24.26
Exterior Elevations A4.02 The Architectural Team, Inc 1/8/26 4.16.26
Overall Building A5.01 The Architectural Team, Inc 1/8/26 4.24.26
Sections
Boundary, 1 of 10 Control Point Associates, Inc. 12/16/25
topographic&
Utility Survey
Boundary, 2 of 10 Control Point Associates, Inc. 12/16/25
Topographic&
Utility Surve
Boundary, 3 of 10 Control Point Associates, Inc. 12/16/25
Topographic&
Utility Survey
Boundary, 4 of 10 Control Point Associates, Inc. 12/16/25
Topographic&
Utility Survey
Boundary, 5 of 10 Control Point Associates, Inc. 12/16/25
Topographic&
Utility Survey
Boundary, 6 of 10 Control Point Associates, Inc. 12/16/25
Topographic&
Utility Survey
Boundary, 7 of 10 Control Point Associates, Inc. 12/16/25
Topographic &
Utility Survey
Boundary, 8 of 10 Control Point Associates, Inc. 12/16/25
Topographic&
Utility Survey
Boundary, 9 of 10 Control Point Associates, Inc. 12/16/25
Topographic&
Utility Survey
Boundary, 10 of 10 Control Point Associates, Inc. 12/16/25
Topographic&
Utility Survey
3. Amendments
a. Any proposed future changes to the site plan shall be submitted to the City Planner
for their review, prior to any changes in the field. The submission shall include a
plan sheet with all changes from the plans approved by the Planning Board bubbled,
noted, and stamped by a licensed professional engineer or architect. This
submission shall also include a brief narrative explaining the proposed changes. If
deemed necessary by the City Planner, these amendments shall be brought to the
Planning Board. Any waiver of conditions contained within shall require the
approval of the Planning Board.
6
Planning Board Decision
8 Harrison Road(Map 31,Lot 327),9 Harrison Road(Map 31,Lot 340),262 Loring Ave(Map 31,Lot 1),and 266 Loring Ave
(Map 31,Lot 341)-Phase 1 (Avalon)
April 24,2026
4. Transfer of Ownership
a. In the event of the transfer of the site as a whole, within five (5) days of such
transfer, the Owner shall notify the Board in writing of the new owner's name and
address. The terms, conditions, restrictions, and/or requirements of this decision
shall be binding on the Owner and its successors and/or assigns.
5. Site Specific Conditions
a. If an HVAC unit is located on the roof or at grade on site, it shall be visually
screened. The method for screening the unit shall be submitted to the City Planner
for review and approval prior to installation. Approved method for screening shall
be constructed and installed prior to the issuance of a final Certificate of
Occupancy.
b. Any dumpsters and compactors located on the site shall be visually screened. The
method for screening the unit shall be submitted to the City Planner for review and
approval prior to installation. Approved method for screening shall be constructed
and installed prior to the issuance of a final Certificate of Occupancy.
c. Prior to the issuance of a Building Permit, the applicant shall provide a final
statement, signed and sealed by a state licensed architect or engineer, that all
covered building spaces below the SLR BFE are designed to be floodproof in
compliance with the requirements of Section 8.9.8 of the Salem Zoning Ordinance.
d. The applicant shall fulfill conditions laid out in the decision to be provided by the
Conservation Commission.
e. Prior to issuance of Final Certificate of Occupancy, Applicant shall remove any
construction debris and/or stockpiled building materials between the Forest River
Conservation area and the paved parking on the perimeter of lot 4.
6. Design Review Board
a. Prior to issuance of a building permit, the applicant shall submit revised plans and
materials to the Design Review Board for recommendation to the City Planner for
review and approval that includes more variation on the red brick proposed along
with specificity of grout color.
7. Pre-Construction Conference
a. Prior to mobilizing equipment on site for the start of work, a pre-construction
conference as necessary shall be scheduled with the City Planner,the City Engineer
(or their designee), the Building Commissioner, the Health Agent, Tree Warden
and any other departments that may be necessary. The Owner shall submit a
construction schedule at the time of the pre-construction conference. The schedule
shall include a description of how construction will be phased and staged and what
the impacts will be to the sidewalks and roadways.
8. Traffic& Circulation
a. A transportation coordinator shall be assigned to the development before the final
Certificate of Occupancy(CO) is issued.
7
Planning Board Decision
8 Harrison Road(Map 31,Lot 327),9 Harrison Road(Map 31,Lot 340),262 Loring Ave(Map 31,Lot 1),and 266 Loring Ave
(Map 31,Lot 341)-Phase 1 (Avalon)
April 24,2026
b. Information regarding public transportation services, maps, schedules, and fare
information shall be posted in a central location before CO is issued.
c. An example of a "welcome packet" shall be developed and provided to the City
Planner before CO is issued. This packet shall include information for new
residents detailing available public transportation services,bicycle and walking
alternatives, and other commuting options.
d. The applicant must demonstrate to the Transportation Director that best efforts
have been be made to coordinate with a car-share provider to stage car-share
vehicles within the project site before CO is issued.
e. Short-term parking/loading shall be designated with signage in proximity to
building lobbies to accommodate rideshare service providers and deliveries before
CO is issued.
f. A central maildrop shall be provided within each building and a package delivery
station must be provided before final CO is issued.
g. 34 electric vehicle(EV) charging spaces shall be provided within the project site
in compliance with the City of Salem's EV guidelines before final CO is issued
with electrical capacity to increase the amount as demand increases.
h. Before issuance of final CO, 170 secure long term bicycle parking spaces with
space allocated to increase another 170 spaces if demand increases over time.
i. A transit screen or equivalent display in the lobby to display real-time traffic and
bus location information shall be installed before final CO is issued.
j. To ensure that safe vehicle, bicyclist, and pedestrian circulation is maintained
throughout construction, the applicant shall submit to the City Planner,prior to
issuance of a Building Permit, a plan detailing site access for construction
vehicles,material delivery, debris removal, and any other vehicular activity
associated with the project's construction.
k. The developer shall contribute $340,000 ($1,000 per dwelling unit)to the City of
Salem Transportation Enhancement Fund (TEF), commensurate to the project's
impact on the City's transportation network,prior to issuance of the final
Certificate of Occupancy. The TEF will be used by the city for transportation
network services relating to the Salem Skipper.
1. Prior to issuance of the Final Certificate of Occupancy the applicant shall request
an amendment from the Transportation commission for any proposed changes to
the parking ordinance outlined in the Salem Traffic Ordinance Section 74 on
Harrison Road.
m. Loring Avenue, adjacent to the Project, is under MassDOT jurisdiction, and any
work done within their right-of-way will require MassDOT coordination and
permits.
n. The applicant will allow for up to 5 additional vehicles to park in shared visitor
parking spaces in non-business hours for trailhead use.
9. Landscaping
a. An as-built landscaping plan accompanied with a letter from a Registered
Landscape Architect or certified arborist certifying compliance of the landscaping
with the approved plan shall be submitted to the City Planner prior to issuance of
the Final Certificate of Occupancy.
8
Planning Board Decision
8 Harrison Road(Map 31,Lot 327),9 Harrison Road(Map 31,Lot 340),262 Loring Ave(Map 31,Lot 1),and 266 Loring Ave
(Map 31,Lot 341)-Phase 1 (Avalon)
April 24,2026
b. Maintenance of all landscaping on the site shall be the responsibility of the
Applicant indefinitely, its successors or assigns, and any tree or shrub that does not
survive shall be replaced.
10. Maintenance
a. Refuse removal,ground maintenance, and snow removal shall be the responsibility
of the applicant. "Refuse removal" includes recycling, which shall be the
responsibility of the owner, successors, or assigns. The owner shall provide
adequate facilities to ensure all users are able to recycle their trash. Owner is to
enter into a contract with a company of the owner's choice to arrange pick-up of
recyclable material. A copy of this contract is to be submitted to the City Engineer.
b. Winter snow in excess of snow storage areas on the site shall be removed off- site.
11.Affordable Housing
a. In Accordance with Section 7.4.8, In SGO-2 Subzone 1, ten (10) percent of units
shall be made affordable to households within incomes at or below eighty (80)
percent Area Median Income(AMI); and ten(10)percent of the units will be made
available to eligible households with incomes at or below sixty (60)percent AMI.
b. The applicant shall place an Affordable Housing Restriction on the affordable
housing units required in condition 10.a.in the form acceptable to the City of Salem
and EOHLC. The restrictions shall be in accordance with the Section 7.4.6, with a
sales or rental price affordability to"Eligible Households,"for the maximum period
allowed by law or regulation. EOHLC shall be the final authority on the terms of
the Affordable Housing Restriction. The Affordable Housing Restriction(s) shall
be registered with the Essex South Registry of Deeds.
c. The Affordable Housing Units must be constructed and ready for occupancy at a
proportion of one (1) affordable unit for every five (5) certificates of occupancy
released for the market rate units. Ready for occupancy means that 1. The
affordable units have a certificate of occupancy, 2. The Affordable Housing
Restriction has been registered with the Essex South Registry of Deeds, and 3. The
lottery has been completed pursuant to Section III of the EOHLC Comprehensive
Permit Guidelines.
d. The applicant shall comply with all requirements of Section 7.4.6 of the City of
Salem Zoning Ordinance.
e. The applicant shall request the maximum local preference allowable by law,
including the regulations of the Executive Office of Housing and Livable
Communities (EOHLC).
12. Fire Department
a. All work shall comply with the requirements of the Salem Fire Department.
13. Building Inspector
9
Planning Board Decision
8 Harrison Road(Map 31,Lot 327),9 Harrison Road(Map 31,Lot 340),262 Loring Ave(Map 31,Lot 1),and 266 Loring Ave
(Map 31,Lot 341)-Phase 1 (Avalon)
April 24,2026
a. All work shall comply with the requirements of the Salem Building Department
under the Massachusetts State Building Code and the Ordinances of the City of
Salem.
14. Board of Health
The owner shall comply with the following specific conditions issued by the Board of
Health:
a. The individual presenting the plan to the Board of Health must notify the Health
Agent of the name, address, and telephone number of the project (site) manager
who will be on site and directly responsible for the construction
b. of the project.
c. If a DEP tracking number is issued for this site under the Massachusetts
Contingency Plan, no structure shall be constructed until the Licensed Site
Professional responsible for the site meets the DEP standards for the proposed use.
d. A copy of the Licensed Asbestos Inspector's Report must be sent to the Health
Agent.
e. A copy of the Licensed Lead inspectors' Report must be sent to the Health Agent.
f. A copy of the Demolition Notice sent to MA DEP, Form BWPAO6, must be sent
to the Health Agent.
g. The developer shall adhere to a drainage plan as approved by the Planning Board.
h. The developer shall employ a licensed pesticide applicator to exterminate the area
prior to construction, demolition, and/or blasting and shall send a copy of the
exterminator's invoice to the Health Agent.
i. The developer shall maintain the area free from rodents throughout construction.
j. The developer shall submit to the Health Agent a written plan for dust control and
street sweeping which will occur during construction.
k. The developer shall submit to the Health Agent a written plan for containment and
removal of debris, vegetative waste, and unacceptable excavation material
generated during demolition and/or construction.
1. The Fire Department must approve the plan regarding access for firefighting.
m. Noise levels from the resultant establishment(s)generated by operations,including
but not limited to refrigeration and HVAC systems,shall not increase the broadband
sound level by more than 10 dB(A) above the ambient levels measured at the
property line.
n. The developer shall disclose in writing to the Health Agent the origin of any fill
material needed for the project.
o. The resultant establishment shall dispose of all waste materials resulting from its
operation in an environmentally sound manner as described to the Board of Health.
p. The developer shall notify the Health Agent when the project is complete for final
inspection and confirmation that above conditions have been met.
q. Documents for the proposed pool must be submitted for review and approval prior
to construction of the pool.
r. In accordance with Board of Health Regulation #7, the developer shall ensure that
the trash contractor offer mandatory recycling to the development.
15. City Engineer&Utilities
10
Planning Board Decision
8 Harrison Road(Map 31,Lot 327),9 Harrison Road(Map 31,Lot 340),262 Loring Ave(Map 31,Lot 1),and 266 Loring Ave
(Map 31,Lot 341)-Phase I (Avalon)
April 24,2026
a. All work shall comply with the Engineering Rules and Regulations.
b. The applicant shall comply with all the recommendations from the civil peer review
letter and the stormwater peer review letter dated March 15,2026 and updated April
14, 2026, issued by New England Civil Engineering.
c. Prior to Demolition
i. Prior to issuance of Demolition Permit, the applicant shall coordinate with
Salem Water Dept. regarding removal of 8-inch gate valves on Loring at
Harrison on sheet C 103 in the above mentioned approved plans and
determine if an isolation valve is required within water main replacement
segment (to abandon tee) as shown on sheet C112 in the above mentioned
approved plans.
ii. Prior to issuance of Demolition Permit the applicant shall provide additional
information about maintaining water service to the Harrison Avenue homes
and the Winn buildings during construction.
iii. Prior to issuance of Demolition Permit and any soil disturbance, the
applicant shall coordinate with the Salem Fire Department to determine if
temporary fire hydrant required near the existing hydrant behind the Winn
building,and if required install a temporary fire hydrant during construction
until the existing hydrant is reconnected.
iv. Prior to issuance of Demolition permit and any soil disturbance, the
applicant shall provide all required construction dewatering details and
documentation.
v. Prior to issuance of Demolition Permit, the applicant shall obtain and
provide a copy of the NPDES General Permit to the City of Salem.
vi. Prior to issuance of Demolition Permit and any soil disturbance, the
applicant shall provide all required information for proposed temporary
water source during demolition and construction activities.
vii. Prior to issuance of Demolition permit of any soil disturbance,the applicant
shall provide all required information for proposed temporary water source
during demolition and construction activities.
viii. Prior to issuance of issuance of Demolition permit of any soil disturbance,
the applicant shall provide confirmation that all required backflow
preventor devices and water meters will be incorporated for the proposed
temporary water source during demolition and construction activities.
ix. Prior to issuance of Demolition Permit the applicant shall provide all
required information for proposed temporary water source during
demolition and construction activities.
x. Prior to issuance of Demolition Permit the applicant shall obtain a Tree
Permit from the City of Salem.
d. Prior to Building
i. Prior to issuance of Building Permit, the applicant shall provide existing
and proposed water demand peak flows
ii. Prior to issuance of Building Permit,the applicant shall provide calculations
verifying that proposed hydrant services and fire service to the building
have adequate flow and pressure
11
Planning Board Decision
8 Harrison Road(Map 31,Lot 327),9 Harrison Road(Map 31,Lot 340),262 Loring Ave(Map 31,Lot 1),and 266 Loring Ave
(Map 31,Lot 341)-Phase 1 (Avalon)
April 24,2026
iii. Prior to issuance of Building Permit, the applicant shall provide existing
and proposed water demand peak flow calculations
iv. Prior to issuance of Building Permit, the applicant shall provide plumbing
plans meeting City of Salem water meter design requirements
v. Prior to issuance of Building Permit, the applicant shall provide fire
protection plans meeting City of Salem fire sprinkler system design
requirements.
vi. Prior to issuance of Building Permit, the applicant shall confirm if an
irrigation system will be installed, and if an irrigation system is proposed,
Applicant shall provide an irrigation system design meeting City of Salem .
requirements.
vii. Prior to issuance of Building Permit, the applicant shall submit a revised
sheet number C111 from the above-mentioned plans to the City of Salem
to include a 6"gate valve at connection to the existing Winn hydrant.
viii. Prior to issuance of Building Permit, the applicant shall provide plumbing
plans meeting City of Salem water meter design requirements.
ix. Prior to issuance of Building Permit, the applicant shall provide the City of
Salem Engineer and Plumbing Inspector written certification from a
Licensed Plumber stating if additional backflow prevention devices are
required above what is required by City design requirements.
x. Prior to issuance of Building Permit the applicant shall provide separate
Backflow Prevention Device Design Data Sheets (with associated fees) for
each proposed backflow device completed/submitted by a licensed plumber
and/or Fire Protection Engineer.
xi. Prior to the issuance of Building Permit, the applicant shall provide Fire
Protection plans meeting City design requirements.
xii. Prior to the issuance of Building Permit, the applicant shall provide
additional information including roof drainage plans and plumbing plans.
xiii. Prior to the issuance of Building Permit,the applicant shall submit a petition
for grant of location through City Council for all relocation, size, increase
or new electrical and telecommunications conduits within the City right-of-
way.
xiv. Prior to issuance of Building Permit the applicant shall obtain a Drainage
Alteration Permit from the City of Salem Engineering Department.
e. Prior to Certificate of Occupancy
i. Prior to issuance of Final Certificate of Occupancy, the applicant shall
provide documentation to City Engineering confirming that all backflow
devices have passed required testing as soon as the water is turned on to the
building.
ii. Prior to the issuance of Final Certificate of Occupancy the applicant shall
provide an O&M Manual for the stormwater system meeting City
requirements.
iii. Prior to issuance of Final Certificate of Occupancy the applicant shall
provide all required as-built documentation.
12
Planning Board Decision
8 Harrison Road(Map 31,Lot 327),9 Harrison Road(Map 31,Lot 340),262 Loring Ave(Map 31,Lot 1),and 266 Loring Ave
(Map 31,Lot 341)-Phase 1 (Avalon)
April 24,2026
iv. Prior to issuance of Final Certificate of Occupancy the applicant shall
provide completed tie cards reflecting all required information.
v. Prior to issuance of Final Certificate of Occupancy the applicant shall
provide written certification by the civil engineer of record meeting all City
requirements.
vi. Prior to issuance of Final Certificate of Occupancy the applicant shall
provide documentation verifying that the Operation and Maintenance
Manual has been recorded at the Registry of Deeds.
16. Engineering Clerk of the Works
a. A Clerk of the Works shall be provided by the City,at the expense of the Applicant,
their successors or assigns, as it is deemed necessary by the City Engineer to review
the off-site infrastructure improvement and improvements that tie into City systems
(i.e. water and sewer infrastructure) as well as stormwater, drainage and site
improvements that result in grade modifications. Accordingly, it is the
understanding of the Board,the City Planner,the City Engineer,and the Applicant,
that the Clerk of the Works is expected to oversee and review all civil and site
improvements related to the Project, including,but not necessarily limited to:
i. All utility cut and caps related to the City's Demolition Permit;
ii. All new water and sewer utility installations;
iii. All connections to, extensions of, or improvements to publicly owned
infrastructure both on the Applicant's site or withing the City's right of way
and any on-site stormwater or wastewater systems;
iv. All new installations or modifications to existing pavement, sidewalk, and
curbing within the public right of way;
v. All site grading modifications,particularly where grade changes are two(2)
feet or more per Chapter 38, Article VI of the City Ordinance; and
vi. All conditions placed on the project by an Order of Conditions from the
Salem Conservation Commission.
b. The Clerk of the Works shall review and approve all proposed, or approved,
changes to the original Planning Board decision.
c. The Applicant shall submit a construction plan that includes a detailed sequence
and schedule of all construction activities related to the Clerk of the Works'
purview. Once the construction plan is approved. it shall be used to create a Task
Order for the Clerk of the Works.
d. No work, including blasting, demolition, excavation, and grading shall start before
an approved task order for the Clerk of the Works' services has been agreed upon
and approved by all parties.
17. Construction Practices
a. All construction shall be carried out in accordance with the following conditions:
i. All provisions in the City of Salem's Code of Ordinance, Chapter 22,Noise
Control, shall be strictly adhered to.
ii. All reasonable action shall be taken to minimize the negative effects of
construction on abutters. Advance notice shall be provided to all abutters
13
Planning Board Decision
8 Harrison Road(Map 31,Lot 327),9 Harrison Road(Map 31,Lot 340),262 Loring Ave(Map 31,Lot 1),and 266 Loring Ave
(Map 31,Lot 341)-Phase 1 (Avalon)
April 24,2026
in writing at least 72 hours prior to commencement of demolition and
construction of the project.
iii. Drilling and blasting shall be limited to Monday-Friday between 8:00 AM
until 5:00 PM. There shall be no drilling, blasting or rock hammering on
Saturdays, Sundays, or state and federal holidays. Blasting shall be
undertaken in accordance with all local and state regulations.
iv. All construction and staging will occur on site. No construction will occur
or be staged within City right of way unless shown on the approved plans.
Any deviation from this shall be approved by the Department of Planning
& Community Development prior to construction.
v. Prior to issuance of a demolition, foundation, or building permit, the
Applicant shall provide a detailed construction vehicle access, schedule,
and traffic plan for review and approval by the Director of Traffic&Parking
vi. Any roadways, driveways, sidewalks, or landscaping damaged during
construction shall be restored to their original condition by the applicant.
vii. All construction vehicles shall be cleaned prior to leaving the site so that
they do not leave dirt and/or debris on surrounding roadways as they leave
the site.
viii. All construction shall be performed in accordance with any and all rules,
regulations and ordinances of the City of Salem.
ix. All construction vehicles left overnight at the site, .must be located
completely on the site.
x. Should contaminated materials be encountered onsite, all construction shall
take place under the direction and supervision of a Licensed Site
Professional in compliance with the rules and regulations of the
Massachusetts Department of Environmental Protection.
xi. The applicant shall promptly notify the Board of Health of any
environmental condition encountered during construction that may
adversely impact the abutters to the site.
18.As-built Engineering Plans
a. As-built Plans, stamped by a Registered Professional Engineer, shall be reviewed
and approved by the Clerk of the Works, then submitted to the Department of
Planning and Community Development and Department of Public Services prior to
the issuance of the final Certificate of Occupancy.
b. The As-Built plans shall be submitted to the City Engineer in an electronic file
format suitable for the City's use and approved by the City Engineer, prior to the
issuance of the final Certificate of Occupancy.
c. A completed tie card, a blank copy (available at the Engineering Department) and
a certification signed and stamped by the design engineer, stating that the work was
completed in substantial compliance with the design drawing must be submitted to
the City Engineer prior to the issuance of the final Certificate of Occupancy; as well
as, any subsequent requirements by the City Engineer.
19. Violations
14
Planning Board Decision
S Harrison Road(Map 31,Lot 327),9 Harrison Road(Map 31,Lot 340),262 Loring Ave(Map 31,Lot 1),and 266 Loring Ave
(Map 31,Lot 341)-Phase 1 (Avalon)
April 24,2026
a. Violations of any condition contained herein shall result in revocation of this permit
by the Planning Board unless the violation of such condition is waived by a majority
vote of the Planning Board.
20. Lapse
a. The Smart Growth Overlay Plan Review and C-ROD site plan review shall lapse
after two years from the grant thereof if actual construction thereof has not sooner
commenced except for good cause as approved by the Planning Board. Such
approval may, for good cause, may be extended in writing by the Planning Board
upon the written request of the applicant.
Record of Vote
The following members of the Planning Board voted seven (7) in favor and none (0) opposed to
approve the Smart Growth Overlay Plan Review and C-ROD Site Plan Review application subject
to the above-stated terms and conditions: Chair Kirt Rieder, Jonathan Berk, Tom Furey, Carole
Hamilton, Graham Wing, Helen Sides, and Josh Turiel
I hereby certify that a copy of this decision and plans has been filed with the City Clerk and copies are on file with
the Planning Board. The Smart Growth Overlay Plan Review and C-ROD Site Plan Review shall not take effect
until a copy of this decision bearing the certification of the City Clerk that twenty(20)days have elapsed and no
appeal has been filed or that if such appeal has been filed,and it has been dismissed or denied,is recorded in the
Essex South Registry of Deeds and is indexed under the name of the owner of record is recorded on the owner's
Certificate of Title. The owner or applicant,his successors or assigns,shall pay the fee for recording or registering.
4A�Kw
Kirt Rieder
Chair
15