OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Salem Planning Board Regular Meeting – February 10, 2026

Planning Board — Tuesday, February 10, 2026
BodySalem, New Hampshire
SessionPlanning Board
DateTuesday, February 10, 2026
StatusFILED
Video Record
0:00 / 1:55:58

Transcript — Verbatim
0:01

Good evening.

0:02

I'd like to call the February 10th, 2026 Planning Board to order.

0:06

Please stand for the Pledge of Allegiance.

0:16

For which it stands under God, individual liberty and justice for all.

0:24

My name is Joe Fioli serving as chairman tonight, uh members of the planning board sitting tonight to my right, Damon Norcross.

0:32

Go to Team USA.

0:34

Good evening, Salem.

0:35

Mick De Hellenic.

0:36

Good evening, Salem.

0:37

And to my left, Town Council Rep Jeff Hatch.

0:40

Good evening.

0:40

Chuck Sabah.

0:41

Good evening, Salem.

0:42

Jim Harvey.

0:43

Good evening.

0:44

And with us for the planning department is Jacob Lafontaine.

0:51

The agenda for tonight is as follows.

0:55

We have two items of new business.

0:58

The first item is the Tuscan Village Block 1300 site plan that's a sign for Whole Foods.

1:05

It's a public hearing for a conditional use permit for a second monument sign for building 1300.

1:11

And the second item of new business is a Wellco Learning LLC site plan.

1:15

That's a public hearing for an 11,000 square foot daycare facility with 142 students at 142 Main Street.

1:28

Okay, we have uh one item of uh minutes from January 13th.

1:34

Mr.

1:34

Chair, I move to accept the minutes of the January 13th, 2026 planning board minutes as written.

1:41

Second.

1:42

Motion and second to approve the January 13, 2026 meeting minutes.

1:48

Any discussion?

1:49

All in favor abstain.

1:54

601.

1:56

Go to the first item of uh new business.

1:59

That's the Tuscan Village Block 1300 uh Whole Food Site Plan.

2:05

Um plan complete.

2:07

Yes, the plan is complete.

2:08

Is Chair I move to accept the plan as complete?

2:10

Second.

2:11

Motion a second to accept the plan.

2:13

All in favor.

2:15

That's unanimous.

2:17

So butters, please.

2:19

The butters are as follows.

2:20

If you're here, please indicate by saying so there, Tuscan Village Master Development, OMJ Realty, Tuscan Village Block 1200, Tuscan South Village, Tuscan Village School Building, Tuskin Block 2000.

2:32

Thank you, sir.

2:32

Tuscan TV Block 2000 Master Association.

2:39

Rockenham 620, Inc., State of New Hampshire DOT, Tuscan Village Master Development LLC, and that is all.

2:46

Thank you.

2:47

To the applicant to present the plan, please.

2:51

Thank you, Mr.

2:52

Chairman, members of the board for the record.

2:53

My name is Mark Rose, and with Tuscan Village Development representing the Tuscan Village Building 1300 block and the South Village Tuscan site.

3:10

Yeah.

3:11

So this um this property uh where the signs are located are on the South Village lot, the South Village, uh Tuscan Village South District lot, which is to the left.

3:26

And then the uh user, which is Whole Foods, is on that lot.

3:32

That's to the right.

3:33

That's why they were both uh shown on uh this particular plan.

3:38

So if you go to the next so this is a location map which shows you can see that property line to the right hand side, uh that's the uh property line between the South Village District lot and the uh building 1300 block uh or Tuscan Village 1300 block lot where Whole Foods is, and you see that to the right of your screen.

4:04

Uh and we're showing two uh freestanding monument signs locations.

4:11

One is as you're coming in off of 28 on uh via Tuscana.

4:17

Um it's right at the uh triangular area which uh separates uh the traffic from going right or going left.

4:27

It's really also kind of a directional sign uh for Whole Foods.

Discussion Breakdown — Share of Meeting
Zoning Regulations█████████████████████████████████████████████45%
Transportation Safety██████████████████████████26%
Parks and Recreation████████8%
Public Engagement███████7%
Affordable Housing█████5%
Procedural███3%
Youth Programs███3%
Personnel Matters███3%
Summary of Proceedings

Salem Planning Board Regular Meeting – February 10, 2026

The Salem Planning Board met on February 10, 2026, at 7:00 PM under Chairman Joe Fioli. Members present included Damon Norcross, Mick De Hellenic, Jeff Hatch, Chuck Sabah, Jim Harvey, and planning staff Jacob Lafontaine. The board addressed two new business items, approved minutes, appointed alternates, and discussed several administrative and zoning matters.

Consent Calendar

  • Minutes of January 13, 2026: Approved unanimously (6-0-1) as written.

New Business – Tuscan Village Block 1300 (Whole Foods) – Conditional Use Permit for Monument Signs

Applicant: Mark Rose, representing Tuscan Village Development. Request: Two off-premises monument signs for Whole Foods (building 1300). A variance for off-premises signs was granted by the ZBA in January 2026. The conditional use permit was needed to allow a second monument sign on the same Route 28 frontage (Section 10 of Tuscan Sign Standards). Signs meet dimensional requirements for single-tenant buildings not on their own lot. Planning staff: Supported with conditions including adding a directional arrow (as required by ZBA) and compliance with Tuscan Village Sign Standard I 10E. Public comment: None. Board discussion: Questions about other tenants; applicant confirmed no multi-tenant sign planned. Outcome: Motion to approve conditional use permit with five conditions (reference to letter dated Jan 12, 2026, revised Jan 16, 2026) – unanimous.

New Business – Wellco Learning LLC – Site Plan for Daycare at 142 Main Street

Applicant: Ian Ainsley (Meiser Brem), Carrie & Jeff Welton (owners/operators), Joshua Klein (Stonefield Engineering). Proposal: Convert former Rite Aid (11,000 sq ft) into a Goddard School daycare for 142 children (ages 6 weeks–6 years) with 30 staff. Includes 4,000 sq ft outdoor play area, modified curb cuts, 56 parking spaces (same as existing). ZBA granted a use variance (daycare not permitted in Commercial Industrial C zone). Planning staff comments: Raised significant concerns about proposed driveway configuration (converting one-way aisles to full access creates conflict points and dead-end aisles). Traffic consultant Steve Purnow’s draft memo stated the current driveway and circulation layout should be reconsidered. Staff also noted need for pedestrian connection to East Point Plaza, photometric lighting plan, and landscaping improvements. Board discussion: Members expressed varied views on traffic, parking, drop-off capacity (8 spaces plus 2 handicapped), pedestrian safety, and potential events. Board member Hatch suggested one-way circulation and reconnecting walkways. Board member Sabah was concerned about traffic generation. Daycare operator explained staggered drop-off/pick-up (7–9:30 AM, 3–6 PM) and typical duration (3–5 minutes). Outcome: Board voted unanimously to approve the traffic study scope (counts at three site drives on Tuesday–Thursday, 7–9 AM, 12–1 PM, 4–6 PM; ITE land use codes 565 and 880; analysis of driveway configuration, conflict points, dead-end aisles, emergency access, NH DOT consultation). The main site plan application was continued unanimously pending completion of the traffic study and further review.

Public Matters & Administrative Items

  • Alternate Appointments: Jeremy Gilbo and Jesse Jean were each appointed as planning board alternates for three-year terms (unanimous).
  • Scam Alert: Planning staff warned about fraudulent emails impersonating the town, requesting wire transfers or electronic payments. All official communications come from @SalemNH.gov; the town does not accept online payments for applications.
  • Tuscan Village Pop-Up Events: Request to use vacant corner shop space for temporary indoor events until May 31, 2026. Board agreed, with no alcohol or live entertainment.
  • O'Reilly Auto Parts Facade (524 S. Broadway): Facade improvements for Pep Boys and O'Reilly – no concerns, looks improved.
  • Martial Arts Studio (224 N. Broadway): 740 sq ft space; parking demand calculation net increase of one space. Board agreed not to require additional parking or a conditional use permit given history and small size.
  • Hanover Apartments Parking Study: Study showed one space per occupied unit (205 spaces used vs. 326 available). Board accepted as satisfying the condition of approval.
  • Rec Park Color Scheme Change: Approved; climbing feature and landing altered for safety – no concerns.
  • Zoning Amendments Discussion:
    • Permitted Use Table: Staff proposed consolidating multiple daycare/childcare use categories to reduce confusion.
    • Personal Service Uses: Board open to allowing spas, etc. in Business Office district on Main Street.
    • Cigar Bars & Kennels: Proposed 750-foot proximity prohibition from residential districts. Board members thought 750 ft insufficient; further discussion needed.
    • ADU Square Footage: Board did not support increasing the 950 sq ft limit, noting ZBA variances are common; suggested re-examining duplex regulations instead.
    • HB 631 (Multi-Family in Commercial Zones): Effective July 2026; staff will workshop approach.

Key Outcomes

  • Approved: Conditional use permit for Tuscan Village Whole Foods monument signs (unanimous).
  • Approved: Traffic study scope for Wellco Learning daycare (unanimous).
  • Continued: Wellco Learning site plan application (unanimous).
  • Appointed: Jeremy Gilbo and Jesse Jean as alternates (unanimous).
  • Accepted: Hanover Apartments parking study.
  • Discussion noted: Multiple zoning amendment ideas to be further developed.
  • Next Meeting: No meeting on February 24, 2026; next regular meeting is March 12, 2026 (Thursday due to Town Meeting).

Meeting Transcript

Good evening. I'd like to call the February 10th, 2026 Planning Board to order. Please stand for the Pledge of Allegiance. For which it stands under God, individual liberty and justice for all. My name is Joe Fioli serving as chairman tonight, uh members of the planning board sitting tonight to my right, Damon Norcross. Go to Team USA. Good evening, Salem. Mick De Hellenic. Good evening, Salem. And to my left, Town Council Rep Jeff Hatch. Good evening. Chuck Sabah. Good evening, Salem. Jim Harvey. Good evening. And with us for the planning department is Jacob Lafontaine. The agenda for tonight is as follows. We have two items of new business. The first item is the Tuscan Village Block 1300 site plan that's a sign for Whole Foods. It's a public hearing for a conditional use permit for a second monument sign for building 1300. And the second item of new business is a Wellco Learning LLC site plan. That's a public hearing for an 11,000 square foot daycare facility with 142 students at 142 Main Street. Okay, we have uh one item of uh minutes from January 13th. Mr. Chair, I move to accept the minutes of the January 13th, 2026 planning board minutes as written. Second. Motion and second to approve the January 13, 2026 meeting minutes. Any discussion? All in favor abstain. 601. Go to the first item of uh new business. That's the Tuscan Village Block 1300 uh Whole Food Site Plan. Um plan complete. Yes, the plan is complete. Is Chair I move to accept the plan as complete? Second. Motion a second to accept the plan. All in favor. That's unanimous. So butters, please. The butters are as follows. If you're here, please indicate by saying so there, Tuscan Village Master Development, OMJ Realty, Tuscan Village Block 1200, Tuscan South Village, Tuscan Village School Building, Tuskin Block 2000. Thank you, sir. Tuscan TV Block 2000 Master Association. Rockenham 620, Inc., State of New Hampshire DOT, Tuscan Village Master Development LLC, and that is all. Thank you. To the applicant to present the plan, please. Thank you, Mr. Chairman, members of the board for the record. My name is Mark Rose, and with Tuscan Village Development representing the Tuscan Village Building 1300 block and the South Village Tuscan site.

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