Salem Planning Board Meeting Summary - January 13, 2026

The Salem Planning Board convened on January 13, 2026, to review three new business items and one item of old business. Board members, including Chairman Joe Fioli, focused on site plan approvals for the Salem NIM LLC restaurant project, Canaby Lake Toyota signage, and Saraj Realty LLC's dry ice facility. The meeting involved discussions on impact fees, architectural enhancements, signage limitations, and environmental compliance, resulting in unanimous approvals for all agenda items with specific conditional stipulations.

Consent Calendar

• December 9, 2025 Minutes: Unanimously approved without discussion.

Public Comments & Testimony

• No members of the public requested the floor to speak on the agenda items during this meeting.

Discussion Items

• **Salem NIM LLC (Salem NIM LLC)

  • Applicant Position: The Lions Group attorney stated that the proposal was a "continued hearing" where the applicant listened to board feedback from the previous December meeting. They expressed that the exterior design enhancements, including the "Game On" and "Loretta's Last Call" concepts, were implemented to meet board expectations and create a "magnetic look" to attract customers.
  • Staff Position: Planning Director Jacob Lafontaine expressed that the applicant had "done a good job" with architectural revisions, noting the elimination of the grand entryway in favor of enhanced facades with pilasters and banners. He highlighted the need to ensure taglines comply with Tuscan Village sign standards and recommended granite curbing around the primary building.
  • Board Position (Impact Fees): Board Member Sue Sber (Saber) expressed that the previous automotive use was distinct from a restaurant, suggesting a hybrid fee or a two-year payment schedule is "fair." Board Member Jim Harvey argued that classifying the prior use as "automobile sales" ( $3.94/sq ft) would yield a fee of $38,805, which he considers "high," despite acknowledging the project's value. Board Member Damon Norcross expressed concern about setting a precedent and advocated for using the "small retail" rate ($5.57/sq ft) to maintain consistency, despite it being the lower fee option for the applicant. Board Member Jeff Hatch supported the "small retail" classification to ensure clarity and avoid ambiguity in future assessments, stating he would "not play a guessing game."
  • Board Position (Curbing): Board Member Jeff Hatch and the consensus of the board expressed a position supporting granite curbing specifically "around the building" to match adjacent properties like Cinemark, but explicitly opposed requiring granite curbing for the parking lot islands, deeming it "unfair" to the applicant.
  • Board Position (Signage): Chairman Fioli and the board expressed that the proposed signage, while extensive, was acceptable as "artwork" rather than standard advertising, particularly the guitar sign. They recommended that banner designs must be finalized and approved prior to permit issuance, with stipulations that they be "artwork, not advertising."

• **Canaby Lake Toyota (Canaby Lake Toyota)

  • Applicant Position: The applicant expressed that the proposed signage was necessary to adhere to Toyota brand standards and ensure brand recognition, noting that the three signs constitute only 4.2% of the wall area. They indicated they did not have immediate plans for a new free-standing monument sign.
  • Staff Position: Staff recommended limiting a potential freestanding monument sign to six feet in height and requested channel lettering. They expressed concern that the proposed 134.85 square feet of wall signage exceeded the typical 1:1 ratio with the building's linear footage.
  • Board Position (Signage Size): Board Member Jim Harvey expressed a position opposing the overage of the 100-square-foot limit, emphasizing the voter-approved ordinance. Board Member Damon Norcross agreed, noting that reducing the sign size to under 100 square feet total would make the Toyota logo "really small" and disproportionate. Board Member Susan Carlson expressed a position that the proposed size was "not unreasonable" given brand constraints and the visual scale of the building. The board ultimately debated the necessity of the sign size, with some members arguing they could allow the 134.85 square feet to avoid requiring a return appearance, while others wanted to enforce the 100-square-foot cap.
  • Board Position (Monument Sign): The board expressed a position that if the applicant did not have plans for a monument sign, no conditions should be imposed regarding one, allowing them to pursue it later if needed.

• **Saraj Realty LLC (Saraj Realty LLC)

  • Applicant Position: The applicant explained that the phasing change was necessary to allow the owner to obtain occupancy for the existing building (Phase 1A) before completing the new warehouse (Phase 1B). They expressed confidence that the additional trailer storage in the rear would not increase traffic volume significantly.
  • Staff Position: Staff expressed concern regarding the safety of the 50-ton CO2 tank located 28 feet from wetlands (40 feet required) and the lack of a truck turn plan for the tractor trailer maintenance use. Staff recommended conditions for vegetation reinstatement, safety fencing around the CO2 tank, and a revised truck turn plan.
  • Board Position (Safety & Wetlands): Board Member Bianca Carlson questioned the soil stability for the CO2 tank pad. The applicant's engineer expressed a position that they would exceed standard concrete requirements and install monitoring systems and fencing. The board accepted the applicant's engineering plan but maintained a position requiring safety fencing, signage, and vegetation screening as conditions.
  • Board Position (Phasing): The board expressed support for the phasing change to facilitate occupancy, contingent on a certified as-built for Phase 1A before the next phase begins.

Key Outcomes

• Salem NIM LLC Site Plan:

  • Unanimously approved with 13 conditions.
  • Impact Fee: Approved as calculated based on the "small retail" rate for the prior use, resulting in a net impact fee of $6,368.
  • Parking: Granted a conditional use permit for reduced parking (4,563 spaces where 5,573 are required).
  • Signage: Granted a conditional use permit for 18 signs where 2 are permitted.
  • Conditions Include: Payment of impact fee; installation of granite curbing around the primary building; submission of staff approvals; banner designs must be artwork; taglines must comply with Tuscan Village standards; and a requirement that the applicant operate so parking capacity is not exceeded.

• Canaby Lake Toyota Site Plan:

  • Unanimously approved with 4 conditions (following the rejection of the motion to cap signage at 100 sq ft).
  • Signage: Granted a conditional use permit for 134.85 square feet of wall signage (proposing 3 signs).
  • Conditions Include: Signs must be channel letters; if a monument sign is installed, it must be no greater than 6 feet; free-standing signs must comply with current ordinance; and all representations on the plan are incorporated.

• Fouchetti Subdivision Plan:

  • Unanimously granted conditional approval for a two-lot subdivision (11,089 sq ft and 10,911 sq ft) at 59 Millville Street.
  • Conditions Include: Submission of staff approvals (engineering and assessing); setting corner monuments; driveway relocated as far from intersection as possible; and all notes on the plan incorporated.

• Saraj Realty LLC Site Plan:

  • Unanimously approved with 13 conditions.
  • Impact Fee: Approved at $17,168 (traffic) and $7,709 (public safety).
  • Wetlands: Granted a conditional use permit for a reduced wetland setback (28 feet instead of 40) for a concrete pad.
  • Phasing: Approved amended site plan and phasing.
  • Conditions Include: Payment of impact fees; re-establishment of vegetation at the front of the building; installation of safety fencing and signage around the CO2 tank; geotechnical information to be reviewed by the building department; and truck traffic restricted to Easterly Drive.

• Public Matters:

  • Casella Waste (53 Pelham Road): Approved a one-year extension for the site plan (Motion passed 5-1).
  • January 27th Meeting: Cancelled due to lack of submissions; next meeting scheduled for February 13th.
  • Adjournment: Meeting adjourned.