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04092026_JPH_PlanningBoardandDRBCity of Salem Planning Board and Design Review Board Joint Public Hearing Minutes April 9, 2026 Page 1 of 6 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, April 9, 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 p.m. I. ROLL CALL Planning Board Present: Chair Kirt Rieder, Jonathan Berk, Tom Furey, Carole Hamilton, Helen Sides, Graham Wing, and Josh Turiel (7) Absent: Sarah Tarbet (1) Arriving Late: Zach Caunter (1) Design Review Board Present: Marc Perras, Paul Durand, Daniel Estes, and Catherine Miller (4) Absent: Sarah Tarbet, Kate Martin, Elizabeth Murray (3) Also in attendance: Stephanie Owens, Senior Planner Mr. Estes has submitted a form 23B3 to the Salem Redevelopment Authority regarding this project. 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 C. Correnti, Esq. f/b/o WinnDevelopment Companies, LLC Description: A continuance of a public hearing for all persons interested in the application of Joseph C. Correnti, Esq. f/b/o WinnDevelopment Companies, LLC 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 CROD (Coastal Resiliency CITY OF SALEM PLANNING BOARD City of Salem Planning Board and Design Review Board Joint Public Hearing Minutes April 9, 2026 Page 2 of 6 Know your rights under the Open Meeting Law M.G.L. c. 30A § 18-25 and City Ordinance § 2-2028 through § 2-2033. 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, and Section 37 of the Salem Code of Ordinances, Stormwater Management Permit. Specifically, the applicant proposes a total of up to 145 dwelling units through the adaptive reuse of three (3) existing Salem State University South Campus buildings (Harrington, Academic, and Alumni buildings) and the construction of one (1) new four-story residential building along Harrison Road. No changes are proposed to the footprints of the existing buildings. Site improvements will also include approximately 159 off-street surface parking spots and a connective network of landscaped common areas and pedestrian paths. This project is the second phase of a two-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 Joe Correnti is in attendance for the applicant. Derek Hansen and Steve Senna of WinnDevelopment, Bethany Moody and Matt Marotta of ICON Architecture, and Mark Klopfer of KMDG are also in attendance. Ms. Moody shares her screen. Winn is preserving and adapting the existing structures on the upper campus for an aging community. Will be retaining the historic massing and features. All work will be done with guidance from the National Park Service (NPS) and the Massachusetts Historical Commission (MHC). Design is focused on creating community across the campus. Including a covered plaza and convenience stairs. There is substantial rehabilitation needed including existing fenestration, masonry, roofs, and general changes from academic buildings to housing. The historic building façades on the upper campus are in worse condition than Harrington Building. The project will be receiving tax credits for historic reuse. The new “Harrison Building” is also included with the tax credits. Massing of the new building has been reviewed with NPS; the sighting is appropriate, but the relationship is to Harrington Building and therefore takes its façade from the mid- century. The team is trying to balance cohesive design with Avalon as well. The new building will allow enough units of aging in place housing without modifying the historic buildings. This will create a more engaging street edge than a surface parking area. There will be sensitive modifications to ensure equitable access. Used Enterprise Green Communities and Executive Office of Housing and Livable Communities (EOHLC) Senior Design Guidelines. Working to maintain the spirit of entering the Harrington Building. Mr. Caunter joined the meeting. City of Salem Planning Board and Design Review Board Joint Public Hearing Minutes April 9, 2026 Page 3 of 6 Know your rights under the Open Meeting Law M.G.L. c. 30A § 18-25 and City Ordinance § 2-2028 through § 2-2033. Mr. Klopfer shares the landscape plan. The site plan is cohesive across the Avalon and Winn projects. There are goals for amenity spaces including landscape space rather than asphalt, and a series of trails between upper and lower campus The south portion of the common area has changed. The sidewalk has moved away from the building, the direction of the roadway and the driveway are further north allowing. Smart Growth Overlay guidelines have been followed, particularly for connectivity from exiting pedestrian paths to the larger network of Salem. Will create enhanced exiting site buffers for direct abutters. The plan is to put in as many street trees as possible; there are now four (4) trees on west side of gym. Public Comments Written Public Comment can be found here. Polly Wilbert 7 Cedar Street Concerned that there is no clarity for this phase of the project. Concerned about the Winn component vis-a-vis the Avalon project. Understands the buff is driving the Winn, but it would have been useful to draw the complex together so there was commonality in the color palette. Concerned how the fact that this is a senior complex that these residents are being accommodated. Concerned with a senior development with uncovered parking. Wondering if there is any relationship to accommodate the Winn cars in the Avalon garage. Doesn’t think they are seeing enough for a valuable assessment. Planning Board Comments Mr. Furey says this is a challenging and amazing project. Thinks this will be a beautiful area. Ms. Sides comments on Ms. Wilbert’s statement and asks if there is there thought to solar panels on the open parking spaces? Wonders about the change in the color tones. And this may actually allow for unifying the color palette. Mr. Rieder feels good about the colors. Asks if it is a private residence adjacent to the curb cut (yes).Some parking is under building still open air. Ask if the primary crosswalk to Harington Building is raised? Mr. Klopfer says that they thought it would all be at grade, level to the driveway, the stripes seem a mistake. The pathways to the upper campus will be mostly unchanged to the current packed dirt. Ms. Sides asks for an answer to her solar panel question. Ms. Moody says they can study that and review the impact with NPS and MHC. Mr. Rieder says there is City of Salem Planning Board and Design Review Board Joint Public Hearing Minutes April 9, 2026 Page 4 of 6 Know your rights under the Open Meeting Law M.G.L. c. 30A § 18-25 and City Ordinance § 2-2028 through § 2-2033. precedent at the Plummer School on Winter Island Road. This would be preferable rather than going over landscape. Mr. Senna says that the degree of affordability in the senior housing is significant and they have budget limitations. Winn has an in- house sustainability team. They will keep solar in as an option to put in during construction if things go well. Will need to look to see what will be seen or not. In terms of parking lot, area reserved for a potential geo thermal field . It would be an either or though, not both. Mr. Berk. On solar panels. Take a look at GEs back parking lot. He thinks they would run into issues with NPS and doesn’t think solar over parking would be a good fit here. Mr. Rieder agrees but because there is a large strip of trees that would have to be edited. Design Review Board Comments Ms. Miller loves the idea that the paving continues through the driveway but feels like the paving gives the pedestrian a sense of confidence and vehicles won’t see them. The historic awnings on the Harrington building are very plain and on the new building they are fussier. Wonders if the newer one could be simplified. Mr. Estes asks if there was allocation for parking for trailhead in public realm. Mr. Senna says that there will be spaces provided and that they are on the Avalon property. On the approach down Harrison Road from Loring Avenue, asks if there is discussion about scales being similar, the Harrison Building seems taller? Ms. Moody says yes, the park service recognized that are not altering massing but want a viable housing project so the building needed to be larger. Tried to take other opportunities, like stepping back of upper floor and trying to pick up datum of the two-story Harrington Building. Mr. Perras, on the corner piece; doesn’t think it fits into the logic of the building. The Harrington Building has chunks of masonry with fine curtain wall. Would prefer to play more with the Harrington building. This feels like it interrupts the mass. Is there a chance the building can scoot back on the site? This hides the Harrington Building as it is now. Should be flush or set back. On the wood-look panels, Ms. Moody says they are fiber cement to bring some warmth and helps speak to the Avalon project. Will have to submit materials to MHC and NPS, they will have final say. Mr. Perras would like some connection between the two pallets. Finds it hard to judge without rendering of both sites. Mr. Durand agrees with Mr. Perras. Can they get a drive through? It will help people understand them together. Mr. Perras likes the massing overall. City of Salem Planning Board and Design Review Board Joint Public Hearing Minutes April 9, 2026 Page 5 of 6 Know your rights under the Open Meeting Law M.G.L. c. 30A § 18-25 and City Ordinance § 2-2028 through § 2-2033. Mr. Senna says that they are pulling material together for Planning Department. Mr. Rieder would like a view from the backside of the Harrison building as well. In trying to understand the massing, all views clip the top of the buildings. Additionally, the brick coursing on the Harrison Building seems off compared to the Harrington Building. The rendering seems off as well or is the door eight fee (8’) tall. Would like home depot downspouts removed from the Harrington Building. On the site plan, there is the indication that one way section is up or depressed. Motion to close the Joint Public hearing is made by Josh Turiel, seconded by Jonathan Berk and passes 8-0 in a roll call vote. Kirt Rieder Y Jonathan Berk Y Zach Caunter Y Tom Furey Y Carole Hamilton Y Helen Sides Y Graham Wing Y Josh Turiel Y Motion to close the Joint Public hearing is made by Marc Perras, seconded by Catherine Miller, and passes 4-0 in a roll call vote. Catherine Miller Y Marc Perras Y Daniel Estes Y Paul Durand Y 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 8-0 in a roll call vote. Kirt Rieder Y Jonathan Berk Y Zach Caunter Y Tom Furey Y Carole Hamilton Y Helen Sides Y Graham Wing Y City of Salem Planning Board and Design Review Board Joint Public Hearing Minutes April 9, 2026 Page 6 of 6 Know your rights under the Open Meeting Law M.G.L. c. 30A § 18-25 and City Ordinance § 2-2028 through § 2-2033. Josh Turiel Y A motion to close the Design Review Board meeting is made by Marc Perras, seconded by Catherine Miller, and passes 4-0 in a roll call vote. Catherine Miller Y Marc Perras Y Daniel Estes Y Paul Durand Y The Joint Public Hearing closed at 7:31 pm