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Record of Proceedings

Salem Planning Board Meeting - March 12, 2026

Planning Board — Thursday, March 12, 2026
BodySalem, New Hampshire
SessionPlanning Board
DateThursday, March 12, 2026
StatusFILED
Video Record
0:00 / 2:32:30

Transcript — VerbatimClick a line to jump · ⧉ to share it
0:01

Good evening.

0:02

I would like to call the March 12th, 2026 meeting of the planning board to order.

0:07

Please join me in the Pledge of Allegiance.

0:11

I pledge allegiance to the flag of the United States of America.

0:18

One nation undervisible with liberty and justice for all.

0:25

Hey everyone, my name is Joe Fioli serving as uh chairman tonight.

0:29

Um members sitting tonight on the planning board.

0:32

Um to my right, uh Jim Harvey.

0:35

Good evening, Salem.

0:36

Alternate Vic Vic Hellenic.

0:38

Good evening, Salem.

0:39

Damon Norcross.

0:40

Good evening.

0:41

And to my left, Town Council rep Jeff Hatch.

0:43

Hello, Salem.

0:44

Alternate Jeremy Gilbo.

0:46

Hello.

0:47

And Sean Lewis.

0:48

Hello.

0:50

And we have Jacob Lafontaine for the planning director for planning support staff tonight.

0:55

The agenda for tonight is full as follows.

0:57

We have two items of new old business.

1:00

First item of old business is a Tuscan Village Master Development Site Plan, a public hearing for North Jewel buildings, a one-story 7500 square foot retail building and a one single story 3800 square foot retail and restaurant building at 21 via Toscana.

1:16

That's continued from 1113 2025.

1:20

And second item of old business is the young land holdings LLC site plants, public hearings for 7200 square foot warehouse and office building with a conditional use permit for reduced prime wetland buffer and a reduced parking and reduced parking at 92 Lowell Road.

1:36

And that's continued from 1014 to 2025.

1:40

Four items of new business, uh Duncan site plans, public hearing for conditional use permit for digital screens along a drive-thru lane at 227 North Broadway.

1:51

Second item, Bouchard subdivision plan, public hearing for two-lot residential subdivision at 18 Shannon Road.

1:58

Three Newton subdivision plans, public hearing for two lot residential subdivision at 205 North Main Street.

2:05

And the fourth item, last item of new business is a Mosher subdivision plan.

2:10

That's a public hearing for a two-lot residential subdivision to create a new duplex lot at 453 North Main Street.

2:17

Any withdrawals?

2:20

Thanks.

2:20

We have one item of minutes from February 10th.

2:24

Mr.

2:25

Chair, I move to accept the minutes from the February 10th, 2026 planning board meeting as written.

2:30

Second.

2:32

Motion looks like any discussion on those uh February 10th meeting minutes.

2:35

Um favoring substantive.

2:42

Okay.

2:58

Butters, please.

2:59

The abutters are as follows.

3:00

If you're here, please indicate by saying so.

3:02

They are CHDOF 1 THC MF Salem, Tuscan 3000, Tuscan Village Block 3000, Tuscan 3000 Condo, Tuscan Village Block 1300, Tuscan Village Jewel Building, Tuscan Village Master Development, and that is all.

3:20

Uh Greenman Peterson is the engineer from that.

3:23

That's all thanks.

3:25

Uh through the updates.

3:26

Uh yes, Mr.

3:27

Chair.

3:28

So you last accepted or heard this plan.

3:30

It was accepted in November 2025.

3:33

Uh the proposal again is for two 7500 square foot uh sorry, one two-story 7500 square foot retail building and one single story 3800 square foot retail and restaurant, which has been identified as Cafe Nero on their elevations cafe.

3:51

Um since you last heard this application, the applicant has worked through third-party design review.

3:56

They've uh increased the sidewalk width to a minimum of six feet for our uh recommendation from our third party design.

4:05

They revised details, they've added a mid-block cross between the pocket park and building 1300, and have added decorated transformer screen and wood slats to build in 1040 to break up the facade, uh, which is the uh the retail building uh here.

4:22

And then they've also added street trees along Via Tuscana at the last meeting.

4:26

We talked a lot about their lack of street trees because they incorporated those on the South Jewel buildings that be Shake Shack and um Bobbles and Lace and whatever else is in that uh median strip there.

4:38

And they've now mimicked some of that here.

4:41

Uh we do have uh comments from our third-party design view shed that came in uh earlier this week in response to the revisions that were made, and I'm uh I think Mr.

4:53

Gross will be prepared to address these.

Discussion Breakdown — Share of Meeting
Zoning Regulations█████████████████████████████████████████████50%
Environmental Protection██████████11%
Engineering And Infrastructure████████9%
Water And Wastewater Management██████7%
Public Engagement██████7%
Procedural████4%
Technology and Innovation████4%
Transportation Safety████4%
Public Safety███3%
Summary of Proceedings

Salem Planning Board Meeting - March 12, 2026

The Salem Planning Board convened on March 12, 2026, with Chairman Joe Fioli presiding. The board addressed several old and new business items, including site plans, conditional use permits, and subdivisions. Public comments were heard on multiple items. The meeting lasted approximately two and a half hours.

Consent Calendar

  • Minutes from the February 10, 2026 meeting were approved unanimously.
  • The following plans were accepted as complete: Duncan site plan, Bouchard subdivision, Newton subdivision, Mosher subdivision.

Public Comments & Testimony

  • David LaCroix (442 North Main St.) spoke on the Mosher subdivision, expressing concerns about water runoff and a collapsing culvert under North Main Street. He also commented on the Young Land Holdings site, noting the applicant's efforts to address prior concerns.
  • Anita Woodhead (1 and 3 Armour Road) expressed concerns about water flooding and the proximity of the proposed duplex to the busy intersection of Irma Road and Route 11.
  • Jim Kennedy (11 Main St., owner of 36 Hooker Farm Road) asked about the impact of the Bouchard subdivision on his property.
  • Mrs. Barnes (26 Shannon Road) raised concerns about water drainage from the Bouchard site onto her property.
  • Paul David O'Brien (Sullivan Ridge Condominiums, Dunkin' Donuts employee) supported the Duncan digital sign, stating it would speed up drive-thru service and reduce traffic on Route 28.
  • Jeff Pelletier (former planning board member, resident) spoke in favor of the Duncan sign and also requested a curb cut removal at the rail trail to improve handicap access.

Discussion Items

Old Business: Tuscan Village North Jewel Buildings (Site Plan & Conditional Use Permits)

  • Proposal: Two retail/restaurant buildings (7,500 sq ft and 3,800 sq ft) at 21 Via Toscana. Continued from November 13, 2025.
  • Staff Update (Jacob Lafontaine): The applicant revised plans to address third-party design review comments: increased sidewalk width to 6 ft, added mid-block crosswalk, decorative transformer screen, wood slats on building 1040, and street trees.
  • Applicant (Mark Gross, Tuscan Village Development): Explained that blank walls on the rear of building 1030 are due to security needs for a jewelry store. Added architectural features to break up facades. Addressed roof mechanical screening and landscaping constraints due to utilities.
  • Board Discussion: Members noted that rooftop mechanical screening should be from public view and internal roadways, not from upper residential units. The board agreed to condition approval with 11 conditions, including enhanced facades to meet design guidelines, facade lighting design approval, and traffic consultant sign-off.
  • Vote: Unanimous approval of site plan and conditional use permits for lot coverage (93.4% vs 70% allowed) and parking reduction (16 spaces vs 85 required).

Old Business: Young Land Holdings LLC – Warehouse and Office at 92 Lowell Road (Conditional Use Permits)

  • Proposal: 7,200 sq ft warehouse/office with conditional use permits for reduced prime wetland buffer (3,836 sq ft) and reduced parking (11 spaces vs 13 required). Continued from October 14, 2025.
  • Staff Update: The building was relocated 30-40 ft forward, reducing wetland buffer impact from ~11,000 sq ft to 3,836 sq ft. Wetland boundary confirmed by RCCD. The applicant no longer plans to use low-bed trucks on site. Conservation Commission recommended approval with conditions.
  • Applicant (Ian Ainsley, ISA Brem): Explained the building was moved forward as far as possible given side setbacks. The paving company will park low-bed trailers elsewhere. The design vehicle will be SU-40 type box trucks.
  • Board Discussion: Concerns about emergency vehicle access, potential for unauthorized parking in rear gravel area, and need for a truck turn plan. The board added conditions: no low-bed trucks, specify design vehicle, no parking behind building, and enhanced screening for residential abutter.
  • Vote: Unanimous approval with 17 conditions, including wetland mitigation, conservation commission recommendations, and impact fees ($3,847.50 road impact fee, $2,065.50 public safety impact fee).

New Business: Duncan Site Plan – Digital Sign at 227 North Broadway (Conditional Use Permit)

  • Proposal: Replace existing menu board with a digital screen at Dunkin' Donuts drive-thru.
  • Applicant (Jen Roboshow, Point Signs): The digital board will be smaller (20 sq ft vs 50-60 sq ft), not visible from the street, and will improve order accuracy and speed.
  • Staff Recommendation: Condition that the sign have a dark background with light letters (perforated vinyl overlay) to match previous approval at 15 South Broadway.
  • Board Discussion: Public comments supported the sign for traffic flow. The board agreed to the condition.
  • Vote: Unanimous approval with three conditions.

New Business: Bouchard Subdivision – Two-Lot Residential at 18 Shannon Road

  • Proposal: Subdivide 8 acres into a 5.5-acre lot with existing duplex and a 2.57-acre vacant lot for a new single-family home.
  • Staff Update: No wetland impacts proposed. However, a prior violation (2020) for tree clearing in the prime wetland buffer was noted. Condition to revegetate the disturbed area.
  • Applicant (Kurt Meisner, MeisnerBram): The clearing was done by homeowners for pool sunlight; they stopped when notified.
  • Board Discussion: Abutter concerns about water drainage. The applicant explained infiltration trenches will be used. The board granted a waiver for building envelope shape.
  • Vote: Unanimous approval with eight conditions, including wetland mitigation plan, buffer plantings, and 50-foot wooded buffer strip.

New Business: Newton Subdivision – Two-Lot Residential at 205 North Main Street

  • Proposal: Subdivide into a 1-acre lot (vacant, with variance from ZBA for undersized lot) and a remaining lot with existing home/barn. Both on municipal water and septic.
  • Staff Update: No wetlands or floodplain. Requested waiver for irregular lot shape.
  • Applicant (Kurt Meisner): The irregular shape is due to lot configuration; the new lot is nearly rectangular with a cutout.
  • Board Discussion: Minor discussion about lot line alignment, but board was satisfied.
  • Vote: Unanimous approval with five conditions, including waiver for irregular lot shape and 50-foot buffer strip.

New Business: Mosher Subdivision – Two-Lot Residential at 453 North Main Street (to create duplex lot)

  • Proposal: Subdivide 8.5 acres into a 5-acre lot for a new duplex and a 3.77-acre lot with existing single-family home.
  • Staff Update: Wetland on site (isolated, non-jurisdictional). Need for waivers: building envelope shape and disturbance of 50-foot no-cut buffer for house location. Senior engineer recommended relocating house north of the wetland to avoid the buffer.
  • Applicant (Kurt Meisner): The house location is tentative; final design will be determined during septic design. Agreed to condition to relocate north if feasible.
  • Public Comments: Concerns about water runoff and flooding from abutters (Anita Woodhead, David LaCroix). The board noted the need to inspect culvert on North Main Street.
  • Board Discussion: The board decided to condition the relocation of the dwelling north of the isolated wetland unless infeasible, and to have DPW inspect drainage issues.
  • Vote: Unanimous approval with seven conditions, including relocation condition, street tree planting, and wetland buffer marking.

Key Outcomes

  • Tuscan Village North Jewel Buildings: Approved with 11 conditions and two conditional use permits.
  • Young Land Holdings: Approved with 17 conditions and two conditional use permits.
  • Duncan Digital Sign: Approved with 3 conditions.
  • Bouchard Subdivision: Approved with 8 conditions and a waiver.
  • Newton Subdivision: Approved with 5 conditions and a waiver.
  • Mosher Subdivision: Approved with 7 conditions and two waivers.
  • Public Matters: Discussed relocation of office trailer at 89 Lowell Road, classification of dance studio as permitted use, and compliance issues at 287 Lawrence Road (stripping and dumpster enclosure). Also approved minor elevation changes at 380 Main Street.
  • CIP Committee: Sean Lewis was reappointed as planning board representative to the Capital Improvements Program Committee.
  • Transportation: New Miva bus service starting April 6, 2026, connecting Lawrence, MA to Salem via Route 28, stopping at Tuscan Village and other locations.
  • Ordinance Updates: Board discussed proposed amendments including prohibiting cigar bars and nightclubs, restricting hours of operation, and other zoning text amendments to be brought forward.

Meeting Transcript

Good evening. I would like to call the March 12th, 2026 meeting of the planning board to order. Please join me in the Pledge of Allegiance. I pledge allegiance to the flag of the United States of America. One nation undervisible with liberty and justice for all. Hey everyone, my name is Joe Fioli serving as uh chairman tonight. Um members sitting tonight on the planning board. Um to my right, uh Jim Harvey. Good evening, Salem. Alternate Vic Vic Hellenic. Good evening, Salem. Damon Norcross. Good evening. And to my left, Town Council rep Jeff Hatch. Hello, Salem. Alternate Jeremy Gilbo. Hello. And Sean Lewis. Hello. And we have Jacob Lafontaine for the planning director for planning support staff tonight. The agenda for tonight is full as follows. We have two items of new old business. First item of old business is a Tuscan Village Master Development Site Plan, a public hearing for North Jewel buildings, a one-story 7500 square foot retail building and a one single story 3800 square foot retail and restaurant building at 21 via Toscana. That's continued from 1113 2025. And second item of old business is the young land holdings LLC site plants, public hearings for 7200 square foot warehouse and office building with a conditional use permit for reduced prime wetland buffer and a reduced parking and reduced parking at 92 Lowell Road. And that's continued from 1014 to 2025. Four items of new business, uh Duncan site plans, public hearing for conditional use permit for digital screens along a drive-thru lane at 227 North Broadway. Second item, Bouchard subdivision plan, public hearing for two-lot residential subdivision at 18 Shannon Road. Three Newton subdivision plans, public hearing for two lot residential subdivision at 205 North Main Street. And the fourth item, last item of new business is a Mosher subdivision plan. That's a public hearing for a two-lot residential subdivision to create a new duplex lot at 453 North Main Street. Any withdrawals? Thanks. We have one item of minutes from February 10th. Mr. Chair, I move to accept the minutes from the February 10th, 2026 planning board meeting as written. Second. Motion looks like any discussion on those uh February 10th meeting minutes. Um favoring substantive. Okay. Butters, please. The abutters are as follows. If you're here, please indicate by saying so. They are CHDOF 1 THC MF Salem, Tuscan 3000, Tuscan Village Block 3000, Tuscan 3000 Condo, Tuscan Village Block 1300, Tuscan Village Jewel Building, Tuscan Village Master Development, and that is all. Uh Greenman Peterson is the engineer from that. That's all thanks. Uh through the updates. Uh yes, Mr. Chair. So you last accepted or heard this plan.

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