Salem Planning Board Meeting: October 28, 2025

The Salem Planning Board convened on October 28, 2025, for a public hearing to review four substantive new business items, including signage, lot adjustments, subdivision amendments, and a solar energy project. The Board unanimously granted all applications with specific conditions, while also addressing ongoing administrative matters regarding extensions for the Temple of Witchcraft and pending digital signage details.

Consent Calendar

• The Board unanimously accepted the minutes from the October 14, 2025, Planning Board meeting as written.

Public Comments & Testimony

• Public comment was solicited for all agenda items with no additional members of the public testifying beyond those who introduced themselves as applicants, site owners, or abutters during the agenda discussions.
• Eddie Smith (site owner for 374 North Broadway) spoke regarding a fence company currently on the site, confirming they are not part of the new project and that the site owner is working with the Code Enforcement Officer to resolve existing compliance violations.
• Mr. Pelletier raised a question regarding the visibility of the proposed solar panels from the adjacent Campbell's Gold Course.

Discussion Items

• Tuscan Village Block 1300 Epicurean (Signage):

  • Mark Rose (Applicant) presented a request for a conditional use permit for three temporary banners (175, 253, and 297 square feet) that exceed the standard 50-square-foot limit, representing approximately 0.6%, 0.8%, and 1% of their respective facade areas. Rose noted the banners are internal to the development to attract residents and renters.
  • Position Statements:
    • Ms. Carlson asked for a specific date to track the 12-month duration. Rose expressed full commitment to remove signs after 12 months or 80% occupancy, whichever comes first.
    • Ms. Harvey expressed curiosity regarding the placement of the smallest sign facing the street (28 feet) versus the larger internal signs, questioning if street traffic is not a key element. The applicant clarified the street-facing sign is least visible due to distance, while internal signs target foot traffic.
    • Mr. Sava expressed concern about future installation dates and requested an agreement that no signs be installed after this approval, to which the applicant agreed.
    • The Planning Director recommended reinforcing the condition that signs remain for no more than 12 months or 80% occupancy.

• Salemi Family Trust Subdivision (Lot Line Adjustment):

  • Kurt Meisner (Applicant) requested a preliminary hearing to adjust a lot line forward by 26 feet (0.8 acres) to accommodate infrastructure and drainage for a future 22-unit townhouse development behind the existing duplex.
  • Position Statements:
    • Kent Hampton questioned how the lot line movement accommodates the development. The applicant stated the adjustment is necessary for drainage and parking infrastructure but does not change the number of units or the back site's overall design.
    • Kendrick Dunn (Abutter) confirmed that the affected land is being taken from the parent lot, and the remaining duplex lot remains conforming without requiring a new zoning board variance.
  • The Planning Board discussed that the lot size will be reduced but remains compliant with zoning requirements.

• Sphere Realty, Labrador Enterprises, and DJR Realty Subdivision (Amendment):

  • Jared Gott (Applicant) requested to amend a previously approved subdivision by unmerging two rear lots (3528 and 3529) to keep them separate under different zoning (commercial and duplex). This restores a historic lot line that was previously eliminated.
  • Position Statements:
    • The Planning Director noted the Zoning Board of Appeals granted a variance to re-establish this lot line. The applicant acknowledged that compliance issues regarding a fence company and parking usage on the existing site are being addressed with the Code Enforcement Officer ahead of redevelopment.

• Lowell Road Solar LLC (Solar Energy System):

  • Naomi Prahl (Civil Engineer) presented a reapplication for a 1.5-megawatt commercial solar array on a capped landfill owned by LLC. The project uses geo-ballast stone baskets to avoid digging into the cap. The proposal seeks waivers for stormwater calculations (as the cap is treated as impervious) and vicinity plan scale.
  • Position Statements:
    • The Planning Director highlighted the fire department's request for training on emergency response procedures, recommending it be added as a condition.
    • Mr. Pelletier questioned visibility from nearby properties; the applicant stated the wildlife fence does not block visibility but that screening via vegetation is not feasible on the cap.
    • Mr. Norcross noted the project size increase from the original 1.3-megawatt proposal in 2015.

• Administrative Updates (Non-Vote Items):

  • Barnes & Noble Lighting: The Planning Director reported that lighting upgrades, including new security posts, have been approved for proceeding due to public safety concerns, despite lacking final formal approval.
  • Temple of Witchcraft (Extension): The Board discussed a request for another extension for a site plan approved in November 2019 to convert a barn into a community room.
    • Position Statements:
      • Several Board members expressed skepticism regarding the utility of granting yet another extension after six years, with one member stating they would prefer the applicant to demonstrate a realistic funding timeline before granting further extensions, suggesting a "final" extension only if progress is demonstrated.
      • Chair Fioli and the Planning Director noted that while religious status protects the project, the lack of a timeline after multiple requests warrants further due diligence. The Board directed staff to gather more information on the applicant's funding status for a potential decision at the next meeting.
  • Two North Broadway (Digital Signage): The Director noted the applicant modified a digital sign to change font color and ensure it does not exceed the six-foot limit previously cited, agreeing to work with the applicant on final details before a formal vote.

Key Outcomes

• Tuscan Village Epicurean: Granted a conditional use permit for three temporary signs exceeding 50 sq. ft. subject to four conditions: removal within 12 months or at 80% occupancy (whichever is first), prohibition of sign modifications without further approval, and incorporation of all applicant representations into the plan. Vote: Unanimous.
• Salemi Family Trust: Granted conditional approval for the lot line adjustment at 175-177 Main St. in one hearing, subject to three conditions: submission of staff approvals prior to recording, setting or bonding monuments, and incorporation of applicant notes. Vote: Unanimous.
• Sphere Realty/Labrador/DJR: Granted conditional approval to amend the subdivision for 11 Shadow Lake Rd. in one hearing, subject to three conditions regarding staff approvals, monuments, and notes. Vote: Unanimous.
• Lowell Road Solar: Granted conditional approval for the 1.5 MW solar system with two waivers (stormwater calculations and vicinity plan scale) and eight conditions, including a bond for decommissioning and fire department training requirements. Vote: Unanimous.
• Temple of Witchcraft: No final vote taken on the extension; Staff directed to gather detailed funding and timeline information from the applicant for review at the November 13th meeting.
• Two North Broadway: No vote taken; Staff and Chair directed to work with the applicant to finalize sign details compliant with height limits before a future board decision.
• Adjournment: The meeting was adjourned.