Salem Planning Board Meeting - March 24, 2026

The Salem Planning Board convened on March 24, 2026, at 7:00 PM to review three major site plan applications: a 142-child daycare at 142 Main Street (Walco Learning LLC), a 17-seat takeout restaurant at 125 South Broadway (HDR Holdings LLC/Wonder), and a 25,100 square foot pickleball facility at 179 Main Street (PR Sports Hooks LLC). The board also handled consent items, officer elections, and public matters including a discussion on unpaid development pledges.

Consent Calendar

• Minutes Approval: The board unanimously approved the minutes from the March 12, 2026 meeting as written (5-0-2, with two abstentions noted but not specified).
• Election of Officers: A motion was made and seconded to retain the current officers for the next year: Joe Fioli as Chairman, Sean Lewis as Vice Chair, and Damon Norcross as Secretary. The motion passed (6-1-0), with one board member (Damon Norcross) expressing opposition to serving as secretary but the vote carried.

Public Comments & Testimony

• Barry DeBorro (3 Wood Merrow Drive): Expressed strong support for the pickleball facility, stating he is a beginner pickleball player and that no spectators would attend games.
• David LeCroix (442 North Main Street): Spoke during public matters about the Tuscan Village development, noting that a $3 million pledge for public safety by the developer has only been one-third paid. He questioned whether the town is actively collecting the remaining $2 million and whether the pledge is a binding obligation. Planning Director Jacob LaForteen clarified the pledge is a voluntary donation, not a bill, and is not tied to any site plan condition. Mr. LeCroix also later commented on the pickleball facility, urging the board not to require costly asphalt removal for landscaping, as the historic building’s architecture should be showcased.

Discussion Items

Old Business: Walco Learning LLC Daycare (142 Main Street)

• Presentation: Planning Director LaForteen summarized changes since the February 10, 2026 acceptance: a photometric plan, stockade fence along southern parking to prevent snow plowing into wetlands, additional landscaping (1 maple, 4 ink berries), reduced lot coverage from 80.4% to 70.7%, re-established pedestrian connection to East Point Plaza, elimination of dead-end aisles, and conversion of two full-access curb cuts to one-way in/one-way out. The new traffic pattern mimics existing conditions. Applicant Ian Ainsley (Meiser Brem) noted a traffic management plan handout for parents and angled parking in the drop-off area.
• Board Discussion: Traffic consultant Steve Purnow had proposed three alternative sketches to reduce curb cuts (A, B, C) as traffic mitigation. The applicant rejected Sketch A (playground in front) citing safety concerns – board member Chuck Sabah stated he is "100% opposed" to a playground near the road due to runaway vehicle risk. The applicant considered Sketch B and C but preferred their own plan, which keeps the middle curb cut. East Point Plaza owner objected to converting their curb cut for two-way access. The board debated whether to require a post-occupancy traffic study (12 months post-occupancy or at 75% enrollment, which is expected in 18-24 months). A condition was added for a post-occupancy study and escrow account.
• Outcome: Conditional approval granted unanimously subject to 11 conditions (including traffic management plan compliance, special events approval by third-party traffic consultant, and post-occupancy study at 12 months or 75% enrollment).

New Business: HDR Holdings LLC/Wonder Restaurant (125 South Broadway)

• Presentation: David Jordan (Greenman Peterson) described a 4,000 SF quick-service restaurant with 17 seats (13 counter, 2 tables). 60% of orders are delivery, 40% pickup, only about 5% eat-in. Parking: zoning requires 248 spaces for all tenants; 182 exist. A conditional use permit is needed for reduced parking. Staff noted a change: two rear parking spaces will be removed for a new dumpster enclosure, reducing spaces from 184 to 182. No exterior changes except possible window treatment for back-of-house.
• Board Discussion: Staff recommended conditions for landscaping (replace dead trees), dumpster enclosure striping, and employee parking location (likely rear). Board inquired about dedicated pickup spaces – applicant agreed to designate spaces along Broadway. Façade windows: applicant will apply vinyl film or otherwise manage transparency to meet code. No changes to building exterior were proposed.
• Outcome: Unanimous approval of the conditional use permit (reducing required parking from 248 to 182 spaces) and site plan with 7 conditions, including paying a $1,280 traffic impact fee.

New Business: PR Sports Hooks LLC/Pickleball Facility (179 Main Street)

• Presentation: Doug McGuire (Dubai Group) presented a 25,100 SF pickleball club with 6 indoor and 6 outdoor courts, a sports training area, and a juice bar. 90 parking spaces exist; zoning would require 263 based on the closest use category (health club). Applicant argued actual demand: 12 courts x 4 players = 48 cars, plus 13 employees, total 75 spaces maximum. The outdoor courts are seasonal and will not be lit. The building is an historic car barn (built 1919) recently renovated. No changes to driveways or site distance. A variance for recreational use has been applied for; outdoor courts require additional ZBA approval.
• Board Discussion:
  • Hours: indoor 7 AM – 10 PM; outdoor 7 AM – 7 PM (summer only, no lighting).
  • Noise mitigation: applicant cited new softer court surface technology and 91+ feet of wooded buffer to nearest abutter.
  • Landscaping: Board member Chuck Sabah strongly urged adding plantings (not trees) along the front to buffer parking from Main Street, consistent with the master plan. Applicant expressed reluctance due to recently repaved lot. Other members suggested creative options like bollards or narrow plant beds.
  • Traffic: Staff had not yet received trip generation data from consultant Steve Purnow; board requested applicant provide data from the franchise (Pickle Rage) for future meeting.
  • Lighting: No new lighting for outdoor courts; existing site lighting noted but no photometric plan submitted.
  • The plan is not complete due to pending ZBA variance for outdoor courts, so the board could not act tonight.
• Outcome: Unanimous vote to continue the public hearing to a future meeting (date uncertain). Board also expects applicant to address landscaping and provide traffic data.

Key Outcomes

• Walco Learning LLC Daycare: Conditional approval granted (unanimous). Conditions include: prior to building permit – staff/third-party traffic approvals; prior to occupancy – public safety impact fee of $1,218.47, state child care license; post-occupancy traffic study (12 months or at 75% enrollment) with escrow; compliance with traffic management plan; all representations incorporated.
• HDR Holdings LLC/Wonder: Conditional use permit for reduced parking (248 required, 182 provided) and site plan approved (unanimous). Conditions include: prior to occupancy – staff approvals, $1,280 traffic impact fee, reinstall landscaping, stripe dumpster enclosure, note conditional use permit on plan, operate within parking capacity, and all representations incorporated.
• PR Sports Hooks LLC/Pickleball: Continued (unanimous) to allow applicant to obtain ZBA variance for outdoor courts, provide traffic data, address landscaping/buffer along frontage, clarify hours, and submit full site plan details.
• Public Matters: The board declined to grant temporary parking/storage for 92 Lowell Road (A Plus Paving) due to prior violations and lack of completed improvements. The board was comfortable with 445 South Broadway (firewood processing and wholesale) and 492 South Broadway (coffee walk-up) as retail uses. Discussion on Tuscan Village’s $3 million pledge was informational only; no action taken.