Salem Planning Board Meeting - May 12, 2026

The Salem Planning Board convened on May 12, 2026, at 7:00 PM (approximate) to address multiple agenda items including old business, new business, public hearings, and administrative matters. Key actions included approval of a conditional certificate of occupancy for a single-family rental unit at the Willows Park site, unanimous approval of a temporary signage conditional use permit for the Tuscan Village Whole Foods, and a continuance for the 22-unit Salemi townhouse development after extensive public comment and board requests for further studies.

Consent Calendar

• Minutes of the April 14, 2026, meeting were approved (6-1-0).
• Minutes of the April 28, 2026, meeting were approved (6-0-1, with one abstention).

Public Comments & Testimony

• Willows Park (9 Hampshire Street): Abutters expressed concerns about drainage, runoff, and the timeline for removal of an encroachment into the wetland buffer. The applicant committed to removing the paved encroachment, restoring the wetland buffer, and hiring a contractor within the next two weeks.
• Salemi Site Plan (177 Main Street): Multiple abutters spoke against the density of the 22-unit townhouse proposal. Charlie Applestein (12 Martin Ave.) detailed a notification failure during the ZBA process, argued that the scale is too large for the property, and requested a 6-foot fence, a no-cut buffer for trees, a grass-only recreation area, and notification before tree removal. Kenton Hanson (20 Martin Ave.) echoed concerns about privacy, fencing, and lighting. Peter Mullen (Park Ave.) worried about increased cut-through traffic and the inadequacy of turning radius for emergency vehicles. Corey Garabedian (179 Main Street LLC) requested that the commercial abutter's rights be protected and that significant buffers be installed.

Discussion Items

• Willows Park Site Plan: The applicant presented a revised plan showing removal of an existing paved encroachment into the wetland buffer, with restoration per a wetland scientist's recommendations. The board discussed sequencing of certificates of occupancy (COs) for the two remaining units. After debate, a motion passed 6-2 to grant one CO immediately and withhold the second until the wetland remediation work is completed. The site plan was conditionally approved with eight conditions, including a 3-year post-construction wetland monitoring period.
• Tuscan Village Block 1300 Whole Foods Temporary Signage: The applicant requested a conditional use permit for three banners (total 90 days) and three flags (56 days) to promote the store opening. The planning department noted the sign ratio was 0.83 square feet, consistent with prior approvals. The board unanimously approved the permit subject to four conditions, including a one-time use restriction.
• Quick Stop Properties LLC (282 North Broadway): The applicant proposed converting a former diner into a cigar retail shop (no lounge), a car rental agency with two service bays, and continued auto detailing. The board discussed a non-conforming setback of 23.6 feet (required 25 feet). The board accepted the setback as pre-existing non-conforming, with a condition that it be corrected at the next parking lot reconstruction. The plan was conditionally approved with eight conditions, including a $5,150.80 road impact fee and $63.20 public safety impact fee.
• Salemi Site Plan (177 Main Street): The applicant presented a 22-unit townhouse development on a split-zoned parcel (Business Office and Residential). The proposal includes 48 parking spaces, individual garages, a grass recreation area, and a bioretention stormwater system. The board discussed traffic, tree removal, fencing, lighting, and unit count. The planning department recommended continuance pending a third-party traffic review, a height survey, and an impact study. The board voted to continue the hearing to allow for these studies and to explore a retaining wall instead of fill to preserve mature trees. The applicant pledged to flag property lines, notify abutters before tree removal, and install a 6-foot fence along the Martin Ave. boundary.

Key Outcomes

• Willows Park: Motion to grant one conditional certificate of occupancy (CO) and hold the second until wetland remediation is complete passed 6-2. The site plan was approved 6-2 with eight conditions.
• Tuscan Village Whole Foods: Conditional use permit for temporary signage approved unanimously with four conditions.
• Quick Stop Properties: Change of use site plan approved unanimously with eight conditions, including a non-conforming setback determination and future correction.
• Salemi Site Plan: Continued to a future meeting. The board requested a full impact study (traffic, schools, public safety, water/sewer), a third-party landscape review, and exploration of a retaining wall to preserve trees.
• Other Items: A site plan exemption for 1 Northeastern Drive was approved (with sidewalk retained). A temporary food truck at 357 South Broadway (Jocelyn's/Sevmar) was extended until occupancy. The board directed the applicant at 15 Trolley Lane to address striping, landscaping, and signage issues before final CO.

Recognition

• Planning Director Jacob Lafontaine announced that the town's master plan update received the "Plan of the Year" award from the New Hampshire Planners Association, citing public participation and implementation.

Announcements

• An ADU seminar is scheduled for May 27, 2026, at 5:00 PM in the same room.
• The meeting adjourned at approximately 10:45 PM.