Salem Planning Board Meeting - October 14, 2025
STREAMING COPY IN PREPARATION — RECORDING AVAILABLE FROM THE ORIGINAL SOURCE
Salem Planning Board Meeting - October 14, 2025
The Salem Planning Board met on October 14, 2025, to consider two old business items and one new business item. The board approved minutes, heard public hearings, and voted on site plans for Young Land Holdings LLC and BJ's Wholesale Club, while continuing a Tuscan Village item due to lack of applicant representation.
Consent Calendar
- The board approved the minutes of the September 23, 2025 regular meeting as written by a vote of 5-0-1.
Public Comments & Testimony
- No public comments were made for either public hearing.
Discussion Items
-
Young Land Holdings LLC Site Plan: The board discussed a proposed 7,200 square foot warehouse and office building at 92 Lowell Road, including a conditional use permit for reduced wetland and prime wetland buffer encroachment. Staff reported that the site had been cleared of vegetation, the applicant added no-parking signs, supplemented wetland plantings, received a driveway permit, and obtained traffic consultant review. The applicant stated the building location is necessary for truck maneuvering, and the traffic consultant agreed the circulation works. The applicant argued the conditional use permit criteria are met, citing a positive recommendation from the Conservation Commission. Several board members expressed concerns about the entire building being in the prime wetland buffer and the feasibility of alternatives. The motion to approve the site plan and conditional use permit failed 2-4. A subsequent motion to deny the conditional use permit for not meeting criteria B (no feasible alternative with less impact) and C (detrimental impact not minimized) passed 4-2.
-
BJ's Wholesale Club Site Plan: The board reviewed a 112,200 square foot wholesale club with improvements at 92 Clough Crossing Road. Staff noted the applicant clarified wetland setbacks, improved pedestrian circulation, revised elevations and landscaping, and addressed peer review comments. The applicant presented traffic data showing the new site generates fewer trips than ITE estimates and has ample parking. The board discussed the placement of the tire center and propane filling station at the front versus the rear of the building. The applicant argued a rear location would be unsafe and inconvenient for customers, while some board members expressed safety and aesthetic concerns. After discussion, the board voted to grant conditional use permits for parking and signage and approve the site plan with 15 conditions, including a 9-foot height limit for the primary sign, a post-occupancy parking study including holiday counts, and a requirement for employees to park in the rear.
-
New Business - Tuscan Village Block 1300 Curian Site Plan: The item, a public hearing for a conditional use permit for three temporary banners, was continued to the next meeting because no applicant representative was present.
Key Outcomes
- Young Land Holdings LLC: The board voted 4-2 to deny the conditional use permit for wetland buffer encroachment, effectively denying the site plan. Enforcement proceedings for the prior vegetation clearing violation will resume.
- BJ's Wholesale Club: The board voted 4-2 to approve the site plan and conditional use permits for parking and signage, with 15 conditions including a 48-hour snow removal requirement and employee rear parking.
- Tuscan Village Block 1300: Continued to the October 28, 2025 meeting by unanimous vote.
Meeting Transcript
Good evening. I would like to call the October 14th, 2025 meeting of the planning board to order. These rise for the Pledge of Allegiance. Pledge of allegiance to the flag of the United States of America. And to the Republican for which it stands. One nation under God invisible with liberty and justice for all. My name is Joe Fioley serving as chairman tonight. Members sitting to the planning board tonight. To my right, Jim Harvey. Good evening, Salem. The Alca Carlson. Good evening, Salem. Sean Lewis. Good evening. And to my left town council rep Jeff Hatch. Good evening. And Damon Norcross. Good evening. And with the planning department, we have Jacob Lafontaine. The agenda for tonight is as follows. Two items of old business. First item is the Young Land Holdings LLC site planets public hearing for a 7200 square foot warehouse and office building with conditional use permit for reduced wetland and prime wetland buffer at 92 Lowell Road. And second item of old business is BJ's Wholesale Club Site Plan it's a public hearing for 112,200 square foot wholesale club with associated site improvements at 92 Clough Crossing Road. One item of new business, Tuscan Village Block 1300 of the Curian site plan. Public hearing for conditional use permit for three temporary banners. Any withdrawals tonight? No withdrawals, Mr. Chair. I have one item of minutes. Mr. Chair, I move to approve the minutes of the September 23rd, 2025 regular meeting of the planning board as written. Motion seconds to uh accept the September 23rd, 2025 meeting minutes. Any discussion on that? All those in favor. Uh opposing abstaining. It's 501. Thank you. Um with that would go to uh the first item of old business, the young land holding site plan. Um butters, please. The abutters are as follows. If you're here, please indicate by saying so they are curry, Davido, Davido Trucking, Carnot, Wally, Jackson, Longden, Boylan, Patel, Young Landholdings, Space Place, Salem, and that is all. Thank you. Um you want to give us your comments on what has changed since we last heard the plan. Sure, Mr. Chair. Um, so you last heard this plan at your uh August 12th meeting. You accepted the plan on March 25th of this year, and then they returned at that meeting. You still had some concerns uh regarding the site plan. You recommended third-party traffic review, and it was sent to Steve Purnow to receive that review. Um they have added no parking signs along the right of way.
openpublica.com