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02192026_PlanningBoardwithDRBMinutesCity of Salem Planning Board Minutes February 19, 2026 Page 1 of 7 Know your rights under the Open Meeting Law M.G.L. c. 30A § 18-25 and City Ordinance § 2-2028 through § 2-2033. JOINT PUBLIC HEARING WITH THE DESIGN REVIEW BOARD MEETING AGENDA A joint public hearing of the Salem Planning Board and the Design Review Board was held on Thursday, February 19, 2026, at 6:30 p.m. via remote access. Public participation was possible via Zoom video and conference call. Chair Kirt Rieder calls the meeting to order at 6:32 pm. I. ROLL CALL Planning Board Present: Chair Kirt Rieder, Vice Chair Sarah Tarbet, Jonathan Berk, Tom Furey, Carole Hamilton, Helen Sides, Graham Wing, Josh Turiel, and Zach Caunter (9) Absent: (0) Design Review Board Present: Sarah Tarbet, Marc Perras, Paul Durand, and Catherine Miller (4) Absent: Leeann Leftwich, Elizabeth Murray, and Kate Martin (3) Also in attendance: Robyn Lee, Senior Planner, and Stephanie Owens, Senior Planner. II. REGULAR AGENDA A. 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), Salem, MA Applicant: Joseph Correnti, Esq. f/b/o AvalonBay Communities, Inc Description: A continuance of a public hearing for all persons interested in the 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 CITY OF SALEM PLANNING BOARD City of Salem Planning Board Minutes February 19, 2026 Page 2 of 7 Know your rights under the Open Meeting Law M.G.L. c. 30A § 18-25 and City Ordinance § 2-2028 through § 2-2033. 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). Attorney Joseph Correnti is in attendance for the applicant. Also attending are David Gillespie, Mark Klopfer of KMDG, and Edward Bradford from the architectural team. Mr. Bradford shares his screen. The Avalon Bay project will include three hundred and forty (340) homes: thirty five (35) studios, one hundred and fifty (150) one bedroom, one hundred and twenty (120) two bedrooms, and thirty five (35) three bedroom homes. Parking is internalized and located centrally with five hundred and eight (508) parking spaces near the center. There are sixteen (16) surface spaces for drop off/food delivery/packages. The garage includes one hundred and six (106) electrical vehicle (EV) spaces and fifty three (53) are EV ready and the remainder are EV devices installed at first construction. The first-floor layout is shown as a combination of apartment homes, amenities space and mechanical. Ther is one service zone to east and another to the west with service roads to each location. These roads will serve as fire access roads as well. Upper floors are traditional layouts. The wrap model of parking structure is a convenient model for residents as it allows residents to park at their floor. All electrical HVAC on the roof; and then on domestic waterside gas fired central plant. Trying to keep mechanicals internal to the building. There are individual condensing units located above the corridor across the roof. Additionally, there are solar PV panels on the roof that will be included at first construction. Mr. Bradford discusses some of the renderings. Harrison Road frontage is really focused on pedestrian scale as you enter the site. A brick base anchors things at the pedestrian level, giving a sense of a three story brick building, compatible with the scale of the Harrington building. The team has focused on carving away the building to open up the conservation area. The three story rick elements are creating a town home effect on the green. At the primary building entrance, more use of brick. Pool courtyard is surrounded on three sides by the building. Approach to the design standards set forth by the smart growth overlay district (SGO): Creating a strong building edge at Harrison Road street edge and at the green to create a continuous, active edge. The common serves as a device to make City of Salem Planning Board Minutes February 19, 2026 Page 3 of 7 Know your rights under the Open Meeting Law M.G.L. c. 30A § 18-25 and City Ordinance § 2-2028 through § 2-2033. clear the entries to the buildings as well as a connection to the Harrington building and the trailhead. The parking strategy is key to the initial concept, particularly keeping it discreet. The back of house (trash, electric, water, maintenance) are set as to minimize impact on the green space. Fully compliant with setbacks and a sensitivity to the existing conditions of the site. The approach to architecture is to break down the building with three different façade types: A (fronting Harrison Road) is the most residential scale texture, to emulate a townhome; Façades B and A serve as the common entries. Façade type B has more brick. Façade C is the most transparent reflecting the usage for amenity spaces. There are changes in plane on each façade. There are also elements in use to break down the scale of the building. The exterior cladding materials – brick followed by a transition to fiber cement in complementary tones to create a more neighborhood feeling building. Mr. Klopfer, landscape architect. KMDG is the landscape architect for both projects. Created spaces for different types of interactions, small and large groups as well as accommodating the public usage. Grading concept has a landform that steps up from grade and allows people to be looking over the parking lot as they're using the common space. Lower level creates a group area adjacent to the conservation area. The common space has a lawn that is essentially divided into smaller spaces allowing different groups/residents to occupy the space differently. It has shade trees, and understory trees at its edge. Mr. Klopfer describes the project as having 2 private landscape spaces. The pool/”social” courtyard v. the interior private courtyard. The design guidelines as related to the SGO: making a strong connection to the trailhead and the common. Site buffers for the direct abutters. The topography is used to nestle the structured parking. Site connectivity occurs through the common, making it a vibrant space. Supplying street trees where they are able to provide a screen between the driveway spaces and the landscape spaces while not interfering with underground utility connections and snow storage. Public Comment Written Comment Polly Wilbert 7 Cedar Street Would like to know how the space will offer passive exercise. Is there a way to tie the paved loop that goes to the sides of the building to back of the building? Suggests a loop that isn't parking lot oriented. Has safety concerns with regard to Salem Woods as trails are not accessible for all or may feel a safety discomfort. City of Salem Planning Board Minutes February 19, 2026 Page 4 of 7 Know your rights under the Open Meeting Law M.G.L. c. 30A § 18-25 and City Ordinance § 2-2028 through § 2-2033. Phillip Johns 6 Southwick Street Concerned about neighborhood scale as the building density is significant and the standards mention breaking down massing using different elements (bays, cornices, eaves). Finds the building to be massive still and the design standards barely met. Didn’t see elevations or renderings of the rear of the parking garage. Also concerned with Historic Salem Inc (HIS) letter and the independent peer review. Wants to make sure it is addressed to evaluate design and infrastructure. Ellen Galligan 22 Cleveland Road Concerned about traffic, sewer, and water as well as entryways and exits for emergency vehicles. Everything is mammoth in the renderings. Alexandra Apito 11 Cleveland Road Has traffic concerns. The traffic study was not done during October and says that traffic cuts through the neighborhood. Planning Board Comments Ms. Sides thinks the project looks good but that architecturally, there is too much of a contrast in the colors of the building. There are plane changes but when using a lighter color, it is advancing secondary grades to go into warmer tones that are closer to the coloration of the brick work; there is enough shadow and plane change in the building to distinguish it. On façade C, the main entrance, have you looked at more brick coming down to the ground? There is a long distance of brick not touching the ground. Mr. Berk asks that they think about material choices, don't need to worry about more breaking up the box. Would like to keep in consideration how we are treating treatment between common area and the building; raised crosswalks, pedestrian priority on common on both edges. Mr. Turiel says that façade type A, a dark panel used to connect wings of buildings, use more brick instead. He would like to see more brick warehouse aesthetic v. the light gray/dark gray mix of materials, particularly in a building this size. Ask that they make sure that there are connections to open space without pedestrians worrying. Ms. Tarbet says that more design work needs to be done to prioritize pedestrian movement or to deemphasize vehicular movement in the common area, including treating fire lanes differently. She asks if there is more room for an expanded kids City of Salem Planning Board Minutes February 19, 2026 Page 5 of 7 Know your rights under the Open Meeting Law M.G.L. c. 30A § 18-25 and City Ordinance § 2-2028 through § 2-2033. play space? And is there more to bring in the public; is the amenity space just for residents or for the public as well? What about restrooms? Is there any retail/commercial space planned? She likes the brick detailing and would like to see a deemphasis on the metal cap on the brick and the highlighting of the brick cornice instead. Likes the amenity space entrance but would like soldier coursing included to highlight and make the connection to the other façades. Asks if the white space next to the structured parking is a light well? If yes, then put it on the other sides as an organizing feature. Mr. Rieder asks if the light well could be planted. Mr. Bradford says the purpose of the garage ventilation well is to provide cross-ventilation. Code does not permit a light well. Mr. Furey is looking forward to the project. Mr. Caunter asks how this will integrate with Salem as a whole , with regard to public access. What measures will the team take to ensure that this will be a pedestrian friendly area? Mr. Caunter is also curious about retail space. Mr. Rieder follows up on Ms. Wilbert’s public comment, is there a way to provide a loop? If not around the back, then perhaps connecting around the Avalon Bay parking lot. He would like to have a vertical change of grade at each pedestrian crossing to physically force cars to go at a slower velocity. Also curious about the back of the parking structure. Would like to see a topographic representation of the existing ledge and forest down to the bottom of the garage. Is there a way to insert a play area accessible to pedestrian children in an area not encircled by cars? Regarding striping, looks like bike lanes in pavement. Would like to see change of grade at the crosswalks as well as materials to ensure drivers know this is a shared space. Design Review Board Comments Ms. Miller likes the dark brick. Regarding pedestrian access, the corner by the entrance to the parking structure is the most problematic. The sidewalks need to be reconfigured to fix this. She wonders if the loop could be made one way. This would help with car-stacking by the front door. On the edge of the woods, how do you treat the edge so that it has a different type of permeability to see into the wood s? How will the woods be maintained with more people there? Mr. Perras asks how the trailhead will be maintained. The renderings focus on brick façades, but the coping is problematic at the top of the brick. Asks if the popouts are City of Salem Planning Board Minutes February 19, 2026 Page 6 of 7 Know your rights under the Open Meeting Law M.G.L. c. 30A § 18-25 and City Ordinance § 2-2028 through § 2-2033. accessible on the top (no) and would like to add functionality. He would like the same level of detailing in primary mass of the building as is shown in the brick. Mr. Durand states that there is good depth to the masonry portions of the building, but the cement portions are just cladding making it look shallow, lacking depth. The white cornice over the brick should be darker, as should the cementitious siding. Mr. Perras requests that design materials be dropped off at the City Hall Annex for both boards to review. Attorney Correnti says that the project would like to be continued to the March 5, 2026, Planning Board meeting and the Design Review Board meeting on February 25, 2026. A motion to continue to the March 5, 2026, Planning Board meeting is made by Josh Turiel, seconded by Tom Furey, and passes 9-0 in a roll call vote. A motion to continue to the February 25, 2026, Design Review Board meeting is made by Catherine Miller, seconded by Marc Perras, and passes 4-0 in a roll call vote. III. ADJOURNMENT A motion to adjourn the joint public hearing of the Planning Board and the Design Review Board is made by Josh Turiel, seconded by Jonathan Berk, and passes 9-0 in a roll call vote. Tom Furey Y Tom Furey Y Carole Hamilton Y Jonathan Berk Y Helen Sides Y Zach Caunter Y Graham Wing Y Josh Turiel Y Kirt Rieder Y Sarah Tarbet Y Catherine Miller Y Marc Perras Y Sarah Tarbet Y Paul Durand Y City of Salem Planning Board Minutes February 19, 2026 Page 7 of 7 Know your rights under the Open Meeting Law M.G.L. c. 30A § 18-25 and City Ordinance § 2-2028 through § 2-2033. Carole Hamilton Y Jonathan Berk Y Helen Sides Y Zach Caunter Y Graham Wing Y Josh Turiel Y Kirt Rieder Y Sarah Tarbet Y A motion to close the Design Review Board meeting is made by Marc Perras, seconded by Catherine Miller, and passe 4-0 in a roll call vote. The Joint Public Hearing adjourned at 7:58 pm Catherine Miller Y Marc Perras Y Sarah Tarbet Y Paul Durand Y