Salem Planning Board Meeting - November 13, 2025

The Salem Planning Board convened on November 13, 2025, to review the adoption of the Recreation Master Plan Phase One and consider five site plan items for new business. Two items, AutoZone and Sarage Realty, were withdrawn and rescheduled for the December 9th agenda. The board unanimously adopted the Recreation Master Plan and approved three new business items, including a conditional use permit for parking reduction at Linear Retail Properties and the HCA Health Services emergency room site plan, while continuing the Tuscan Village North Jewel Building plan.

Consent Calendar

• Minutes from the October 28th meeting were tabled due to a procedural error regarding the minutes' availability, requiring a future vote.
• The Recreation Master Plan Phase One was unanimously adopted following a presentation by Community Development Program Manager Creighton Brubaker.

Public Comments & Testimony

• Public Support for Recreation Plan: Board members expressed full support for the Recreation Master Plan, with one member noting the town's logo includes recreation and praising the committee's two-decade effort to champion public recreation.
• Concerns regarding Visibility and Parking: Mr. Hatch (Board Member) expressed concern that enhanced landscaping (trees/shrubs) at the HCA Health Services site might obscure visibility for drivers in an emergency, prioritizing quick identification of the facility over aesthetic screening.
• Fears of Junkyard Conversion: Mr. Sabah (Board Member) voiced apprehension that the towing and storage use at 354 Main Street could devolve into a junkyard if cars are not turned over quickly, requesting assurance regarding time limits and property management.
• Support for Safety and Access: Ms. Harlow (Board Member) expressed strong support for the HCA Health Services project, citing its strategic location and proximity to residential areas as a significant community benefit.
• Operational Timing Inquiry: Mr. Sabah (Board Member) requested clarification on whether the towing business at 354 Main Street involves 24-hour operations, particularly regarding tow trucks entering after hours.

Discussion Items

• Recreation Master Plan Phase One: Staff presented Phase One, detailing a vision to expand and enhance parks, trails, and open spaces. Survey results indicated high public demand for maintaining existing facilities (87% support), increasing playgrounds, and adding amenities like skate parks and splash pads. The plan identified under-provided metrics for playgrounds, ball fields, basketball courts, and dog parks compared to national standards.
• Linear Retail Properties (Site Plan): The applicant requested a further reduction of parking spaces (from 27 to 30) due to the unexpected continued use of a defunct shed. Staff noted conditions for dumpster relocation and enclosure. The board approved the amended conditional use permit.
• Tuscan Village (Site Plan): The applicant proposed expanding the "Jewel Buildings" to include a two-story retail/restaurant structure, increasing gross floor area to 11,219 sq ft and requiring a lot coverage variance (93.4% against a 70% cap). Staff recommended continuance to allow for further review of elevation design guidelines and landscaping to ensure streetscape consistency with existing trees along Via Toscana.
• HCA Health Services (Site Plan): The applicant proposed a 12,000 sq ft freestanding emergency room with imaging services and no inpatient beds. Staff highlighted concerns regarding elevation design consistency with town guidelines, lighting, and signage visibility. The board directed staff to work with the applicant on design modifications (elevations, materials, landscaping) rather than continuing the item, ultimately approving the plan with conditions.
• 354 Main Street (Site Plan Exemption): The applicant requested a site plan exemption for a used/used vehicle sales and towing facility. Disputes arose regarding the compliance of the existing sign and the potential for the site to become a junkyard. The board granted the exemption based on continuity of the pre-existing, non-conforming use (variance) but instructed staff to work on landscaping, signage, and ensuring no encroachment on wetlands.
• 42 Main Street (Site Plan Extension): A two-year extension was granted for a detached garage site plan for a funeral home that had lapsed due to inaction by the applicant.
• Stairwell Removal (25 Key Wade and Drive): The board accepted the removal of an unused exterior stairwell from the site plan.

Key Outcomes

• Recreation Master Plan: Unanimously adopted as Phase One.
• Linear Retail Properties: Amended Conditional Use Permit and Site Plan approved unanimously, subject to conditions regarding dumpster relocation and enclosure.
• Tuscan Village: Motion to Continue the North Jewel Building site plan unanimously approved; staff to coordinate with applicant on design and landscaping before returning to the board.
• HCA Health Services: Site Plan approved unanimously with eight conditions, including: submission of staff-approved elevations and landscaping prior to building permit, payment of a $11,781 public safety impact fee, and signage compliance with design guidelines before sign permit issuance.
• 354 Main Street: Site plan exemption granted unanimously; staff directed to negotiate fencing, sign compliance, and landscaping with the applicant.
• 42 Main Street: Two-year site plan extension granted unanimously.
• AutoZone & Sarage Realty: Both items withdrawn; anticipated for the December 9th agenda.
• December Meeting: The December 23rd meeting (second Tuesday) was canceled for the holiday.