Decision STAMPED 4 Franklin Street (1) j� CITY OF SALEM
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PLANNING BOARD ' _ �
Amended Decision
Amended Site Plan Review, North River Canal Corridor Special Permit,
4 Franklin Street, Salem, MA (Map 26,Lot 407)
May 8,2026
Re: Application of Joseph C. Correnti, Esq. f/b/o CAS Salem, LLC for the property located at 4
Franklin Street(Map 26-0407)in the North River Canal Corridor(NRCC)Zoning District,Coastal
Resiliency Overlay District (C-ROD), and Entrance Corridor Overlay District (ECOD) for Site
Plan Review and Special Permit in accordance with the following sections of the Salem Zoning
Ordinance: Section 9.5 Site Plan Review,Section 8.9 Coastal Resiliency Overlay District,Section
8.4 North River Canal Corridor Neighborhood Mixed Use District, and Section 37 of the Salem
Code of Ordinances, Stormwater Management Permit. Specifically, the applicant proposes to
amend an existing Site Plan Review, Flood Hazard Overlay District Special Permit, and North
River Canal Corridor Special Permit decision dated August 5, 2021. The proposed building
modifications include reducing the office space from two stories to one story and extending the
ambulance garage. Additional site modifications include updates to the proposed parking layout,
lighting, landscaping, and utilities. The second phase remains on the North River side of the site
and will be re-developed at a later date.
Procedural History
1. On August 5, 2021 the Salem Planning Board approved a Site Plan review,Flood Hazard
Overlay District Special Permit, and Special Permits associated with theNorth River Canal
Corridor Neighborhood Mixed Use District to allow construction of the Cataldo
Ambulance facility.
2. An application for an Amended Site Plan Review under Section 9.5,and North River Canal
Corridor Special Permit under Section 8.4 of the City of Salem Zoning Ordinance was
made by Joseph Correnti Esq. F/b/o CAS Salem, LLC and filed with the Planning Board
on February 5, 2026.
3. The notice of public hearing was first issued on February 19, 2026.
4. The Planning Board of the City of Salem opened the public hearing on March 5, 2026. The
public hearing was continued to April 9, 2026, April 23, 2026 (no testimony heard), and
May 7,2026.
5. On March 5,2026,the Planning Board voted to refer the application to the Design Review
Board. The Design Review Board considered the application at its March 25, 2026
meeting.
Planning Board Decision
4 Franklin Street(Map 26,Lot 407)
May 8,2026
6. On March 25, 2026, the Design Review Board voted unanimously to recommend the
design to the Planning Board with conditions.
7. On April 10 2026, the City contracted with New England Civil Engineering (NECE) to
provide an independent peer review of the amendedproposed 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
Slip sign off checklist" per the tasks identified in the revised proposal dated March 16,
2026.
8. The Planning Board closed the public hearing on May 7, 2026.
9. The plans and other submission material 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.
Specific Findings
The Planning Board, after a public hearing and review of submitted materials and testimony,
hereby findsthat the proposed amendment to the previously approved project meets the provisions
of the City of Salem Zoning Ordinance,Sec. 9.5 Site Plan Review and Sec. 8.4 North River Canal
Corridor Special Permit as follows:
North River Canal Corridor Special Permit Findings
The Planning Board considered all review criteria as identified in §8.4 of the Salem Zoning
Ordinance and determined the Plan meets the following criteria as conditioned:
0 The development is in compliance with the NRCC Plan
0 The development is designed to complement and harmonize with adjacent land uses
(existing and proposed)with respect to architecture, scale, landscaping and screening.
0 The building faces the main corridor and has an entrance on the main corridor.
• Sidewalks and landscaping is included on streets and roadways to provide an attractive
connection for pedestrian use.
The Planning Board finds thatthe proposed project as conditioned complies with all review criteria
as identified in Sec. 8.4 North River Canal Corridor Special Pen-nit. The Plan meets accepted
Special Permit standards and promotes standards such that the development takes place in a
manner which shall in all aspects be an asset to the City
Site Plan Review Findings
The Planning Board finds that the proposed project as conditioned complies with all review criteria
as identified in Site Plan Review, Sec. 9.5.6. The Plan meets accepted site planning standards and
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Planning Board Decision
4 Franklin Street(Map 26,Lot 407)
May 8,2026
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 findings, the Planning Board decided at a regularly scheduled meeting on May 7,
2026, by a vote of nine (9) (Chair Kirt Rieder, Jonathan Berk, Zach Caunter, Tom Furey, Carole
Hamilton, Graham Wing, Helen Sides, Sarah Tarbet, and Josh Turiel) in favor, and none (0)
opposed to approve the amended proposed project subject to the following conditions:
1. Original Decision
a. All conditions as set forth in the Original Decision dated August 5, 2021 shall
remain in full force and effect, except as explicitly modified by the conditions
below.
2. Conformance with the Plan
a. Work shall conform to "Site Plan Review for Business Office & Ambulance
Service Facility 4 Franklin Street"and"Cataldo Ambulance Facility: Perspectives"
with the sheets listed below (the"Plans"):
Drawing Title Sheet Prepared By Issued Revised
No.
Cover Griffin Engineering 2.3.26 4.2.26
Plan Notes C-100 Griffin Engineering 2.3.26
Existing Site Plan C-200 Griffin Engineering 2.3.26
Demolition & C-300 Griffin Engineering 2.3.26
Erosion Control
Plan
Proposed Site C-400 Griffin Engineering 2.3.26 4.2.26
Lavout
Proposed Grading& C-500 Griffin Engineering 2.3.26 4.2.26
Drainage Plan
Proposed Utilities C-600 Griffin Engineering 2.3.26 4.2.26
Plan
Proposed C-700 Griffin Engineering 2.3.26 4.2.26
Landscaping Plan
Details I C-800 Griffin Engineering 2.3.26
Details II C-801 Griffin Engineering 2.3.26
Details III C-802 Griffin Engineering 2.3.26
Proposed Site C-900 Griffin Engineering 2.3.26 4.2.26
Liahtin,, Plan
Cataldo Ambulance 1 of 9 ICON Architecture 2.3.26 4.2.26
Facility:
Perspectives
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Planning Board Decision
4 Franklin Street(Map 26,Lot 407)
May 8,2026
Cataldo Ambulance 2 of 9 ICON Architecture 2.3.26 4.2.26
Facility:
Perspectives
Cataldo Ambulance 3 of 9 ICON Architecture 2.3.26 4.2.26
Facility:
Perspectives
Cataldo Ambulance 4 of 9 ICON Architecture 2.3.26 4.2.26
Facility:
Perspectives
Cataldo Ambulance 5 of 9 ICON Architecture 2.3.26 4.2.26
Facility:
Perspectives
Cataldo Ambulance 6 of 9 ICON Architecture 2.3.26 4.2.26
Facility:
Perspectives
Cataldo Ambulance 7 of 9 ICON Architecture 2.3.26 4.2.26
Facility:
Perspectives
Cataldo Ambulance 8 of 9 ICON Architecture 2.3.26 4.2.26
Facility:
Pers)ectives
Cataldo Ambulance 9 of 9 ICON Architecture 2.3.26 4.2.26
Facility:
Perspectives
• b. Prior to the issuance of any sign permits for the site, the applicant shall submit to
the Design Review Board a sign package that complies with Chapter 4 of the
Salem Code of Ordinances and Section 8.4 of the Zoning Ordinance for review
and recommendation by the Design Review Board to the Planning Board. The
Planning Board will review and approve the sign package prior to the issuance of
any sign permits.
3. Site Specific Conditions
a. 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 Certificate of Occupancy.
b. All of the trees planted in the Entrance Corridor Overlay District (ECOD) shall
have a minimum caliper of 3.5" of the tree diameter breast height (DBH)to meet
the ECOD minimum standards.
c. All of the curbing in the ECOD shall be vertical granite at least 6"in width.This
includes all curbing around landscaped areas.
d. The applicant shall fulfill conditions laid out in the decision to be provided by the
Conservation Commission.
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Planning Board Decision
4 Franklin Street(Map 26,Lot 407)
May 8,2026
e. Prior to issuance of Certificate of Occupancy, the applicant shall fulfill the
financial obligation of Condition 5c in the original decision with trees to be planted
by the Tree Warden at their discretion.
4 Design Review Board
As described in its April 3, 2026 letter to the Planning Board, the Salem Design Review
Board voted seven(7) in favor and none(0)opposed to recommend design approval.
a. The applicant shall adjust the color of the horizontal banding on the garage section
of the building to match the coping color of the office section of the building.
b. The applicant shall adjust the white corner boards to match the color of the box
itself.
c. The applicant shall examine the color of the trellis. The trellis color adjustment will
account for the horizontal banding color change.
d. The applicant shall reduce and simplify the primary public entrance in scale. The
simplification will account for the volume of the building.
e. The applicant shall rotate the proposed rooftop mechanical enclosure by 90 degrees.
The rotation will align the mechanical equipment direction with the building.
5. Traffic & Circulation
a. Prior to issuance of a Certificate of Occupancy, the applicant shall submit a revised
plan sheet showing adequate short-term outdoor parking that conforms with the
City of Salem Bicycle Parking Guidelines. Bicycle parking shall be maintained
during the operation of the proposed facility. Any details regarding the type,
quantity, and location of the bicycle parking not established through the approved
plans shall be reviewed and approved by the City Planner prior to installation,
according to City of Salem Bike Parking Guidelines.
6. City Engineer & Utilities
a. All work shall comply with all requirements of the City Engineer.
b. All work shall comply with the Engineering Rules and Regulations.
c. The applicant shall comply with all the recommendations from the civil peer review
letter, dated April 15, 2026 issued by New England Civil Engineering.
d. The applicant must comply with conditions a through c prior to the Engineering
Department sign-off on any building permits(including but not limited to building,
foundation, demolition, etc.) and/or the issuance of any permits from the
Engineering Department.
.e. Prior Engineering sign off on the building permit Applicant shall amend or re-
submit a Drainage Alteration Permit with the revised 2026 plan set.
f. Prior Engineering sign off on the building permit Applicant shall provide revised
post-development flows to confirm flows have not increased.
g. Prior to applying for a Street Opening and Trench permit for the new service
connections Applicant shall complete the required sewer manhole rehabilitation
and shall complete all outstanding sewer and water cuts and caps at the main in the
street following the City requirements.
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Planning Board Decision
4 Franklin Street(Map 26,Lot 407)
May 8,2026
h. Prior Engineering sign off on the building permit Applicant shall provide additional
information to demonstrate the new roof on revised project plans will be collected
and conveyed to the single proposed drain service pipe.
is Prior Engineering sign off on the building permit Applicant shall provide additional
information including peak proposed wateruse calculations and shall submit a letter
from engineer that proposed water service is adequately sized for the project and
submit backflow prevention design data sheet to Salem Engineering.
J. Prior Engineering sign off on the building permit, Applicant shall submit letter
confirming required size of fire service and submit backflow prevention design data
sheet to Salem Engineering.
k. Prior Engineering sign off on the building permit Applicant shall submit plumbing
plans showing unobstructed water meter location and locations of backflow
prevention devices
1. Prior to issuance of building permit Applicant shall provide a letter certifying that
no additional backflows are required for this project, if additional backflows are
required a backflow prevention design data sheet shall be submitted.
in. Prior Engineering sign off on the building pen-nit Applicant shall provide additional
information to confirm no conduits or structures are proposed within the City right
of way, and revise plans to identify all buried conduits proposed onsite, including
conduits to pole mounted lights.
n. Prior Engineering sign off on the building permit Applicant shall provide required
information to meet the Salem Engineering Department requirements for
stormwater O&M.
o. Prior Engineering sign off on the building permit Applicant shall confirm no
temporary water use will be required during construction or provide required
information.
p. Prior to Engineering sign off on the certificate of occupancy Applicant to meet the
requirements of the Salem Engineering Department relative to record drawings.
7. Engineering Clerk of the Works
a. A Clerk of the Works shall be provided by the City,at the expense ofthe Applicant,
their successors or assigns, as it is deemed necessary by the City Engineer.
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 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;
v. All site grading modifications,particularly where grade changes are two(2)
feet or more; and
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Planning Board Decision
4 Franklin Street(Map 26,Lot 407)
May 8,2026
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.
8. Lapse
a. The Site Plan Review and North River Canal Corridor 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 nine (9) in favor and none (0) opposed to
approve the Site Plan Review and North River Canal Corridor Special Permit, as amended herein
subject to the above-stated terms and conditions: Chair Kirt Rieder,Jonathan Berk,Zach Caunter,
Tom Furey, Carole Hamilton, Graham Wing, Helen Sides, Sarah Tarbet, 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 Site Plan Review and North River Canal Corridor Special Permit 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 a ssigns, sha ll pay the fee for recording or registering.
VI
W-
Kir Rieder
Chair
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