Salem Planning Board Meeting - April 28, 2026

The Salem Planning Board, chaired by Damon Norcross, held a regular meeting on April 28, 2026. The board appointed a new alternate member, conducted a public hearing for a children's dance studio site plan, discussed a signage package for a multi-tenant commercial property, continued a subdivision application, and addressed several public matters including a food truck request, an encroachment issue, and impact fee reductions.

Consent Calendar

• Appointment of Alternate: The board unanimously approved Bob Gibbs as an alternate member for a two-year term.
• Acceptance of Plans as Complete: Both the Above the Bar site plan (children's dance studio) and the EIP Northeastern Boulevard sign plan were accepted as complete by unanimous votes.

Public Comments & Testimony

• No members of the public spoke during the public hearings for the Above the Bar site plan or the EIP sign plan.

Discussion Items

• Above the Bar Site Plan (Children's Dance Studio): Tara Aquilina, civil engineer at SFC Engineering, presented the proposal for a 4,125-square-foot children's dance studio at 50A Northwestern Drive, Unit 4. The use would operate Monday through Friday from 4 p.m. to 8 p.m., and Tuesday and Saturday from 9 a.m. to 11:30 a.m., serving a maximum of 36 students. The property has 174 parking spaces; the applicant's analysis showed total demand of 144 spaces, including the studio. Planning Director Jacob Lafontaine recommended conditions: remove parking spaces in front of loading bays, install ADA-compliant spaces (increase from 2 to 6), ensure adequate site lighting, and pay impact fees of $9,570 (road) and $1,196.25 (public safety). Board member Bianca Carlson raised concern about the impact fee classification (health/fitness club vs. studio) but accepted Lafontaine's explanation that the fee schedule is separate from zoning. The board discussed the need for site lighting for evening classes. The applicant agreed to the conditions.
• EIP Northeastern Boulevard Sign Plan: Joan Hannesy, representing the property owner at 9 Northeastern Boulevard, presented a package of wayfinding and wall signs for a large multi-tenant campus. The existing freestanding sign (26 feet tall, 120 square feet, non-conforming) was proposed to be enlarged by adding a second row of panels. Lafontaine noted that staff recommended against enlarging the pylon sign due to concerns about signage along I-93, consistent with the town's master plan. He also suggested retaining stone bases on directional signs to maintain site continuity. Board member Paul Pelletier supported the larger sign for safety reasons (legibility at a glance), while Bianca Carlson and Chairman Norcross opposed enlargement, citing guidelines. The applicant voluntarily withdrew the pylon sign request to come back with more detail. The board then voted on the remaining signage. Lafontaine recommended three conditions: 1) note conditional use permit for directional and wall signs, 2) retain stone bases, 3) incorporate all representations and plan notes. The board approved the conditional use permit unanimously.
• Clark Subdivision Plan: The preliminary hearing for a two-lot subdivision at 8 Atkinson Road was continued to May 12, 2026, as the applicant (Mr. Meisner) was not present. The board voted unanimously to continue.
• Public Matters – Spigot Lodge Food Truck: The Spigot Lodge at 107 Main Street requested approval to rent a portion of its parking lot for a food truck. The board agreed, with the condition that wayfinding signage be added to direct customers to enter from Main Street, not Broadway.
• Public Matters – 9 Hampshire Street Encroachment: The board discussed whether to issue a certificate of occupancy (CO) for the fourth of five units at 9 Hampshire Street, given a long-standing encroachment into a wetland area that was to be removed per a 2023 approval. Lafontaine reported that the applicant and the abutter had met but no resolution was reached. Board members expressed differing views. Paul Pelletier supported phased COs to avoid a hardship for the applicant, while Jim Harvey, Bianca Carlson, and Chuck Saba opposed any COs until the encroachment is resolved. Victor Hillinick noted no material change since the last meeting. The board decided not to take action but to allow the applicant to speak at the next publicly noticed meeting (May 12, 2026) on this matter.
• Public Matters – 326 North Broadway Walmart: Lafontaine informed the board of a minor exterior change (adding an egress door). No action needed.
• Public Matters – 380 Main Street Impact Fee Reduction: Lafontaine requested board approval to reduce impact fees by 60% for six affordable units in a 55-unit age-restricted development. The board unanimously approved the reduction, noting consistency with prior approvals.
• Public Matters – 384 Main Street Signage: The board discussed signage installed without a permit at 384 Main Street. The consensus was to require the applicant to remove the signs and apply for permits with designs that comply with design guidelines.
• ADU Seminar Announcement: Creighton Brewbaker announced an ADU seminar on May 27, 2026, at 5:30 p.m. at Town Hall, co-hosted with Merrimack Valley Savings Bank.
• Open Space Master Plan: Brewbaker reported that the open space master plan should be ready for the May 12, 2026 meeting.

Key Outcomes

• Above the Bar Site Plan: Granted conditional approval with 7 conditions (unanimous).
• EIP Sign Plan: Granted conditional use permit for directional and wall signs, excluding the pylon sign, with 3 conditions (unanimous).
• Clark Subdivision: Continued to May 12, 2026 (unanimous).
• Spigot Lodge Food Truck: Approved with wayfinding signage condition.
• 9 Hampshire Street Encroachment: No COs issued; board to hear applicant at May 12, 2026 meeting.
• 380 Main Street Impact Fee Reduction: Approved (unanimous).
• 384 Main Street Signage: Staff directed to work with applicant to remove and resubmit compliant signs.
• Next Meeting: Scheduled for May 12, 2026.