OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Salem Planning Board Meeting – May 26, 2026

Planning Board — Tuesday, May 26, 2026
BodySalem, New Hampshire
SessionPlanning Board
DateTuesday, May 26, 2026
StatusFILED
Video Record
0:00 / 1:05:21

Transcript — Verbatim
0:00

I would like to call the May 26th, 2026 meeting of the Planning Board to order.

0:04

Please stand for the Pledge of Allegiance.

0:12

And to the Republic for which it stands.

0:17

Liberty and Justice Raw.

0:21

My name is Joe Fioli serving as chairman tonight.

0:26

To my right and Jim Harvey.

0:27

Good evening, Salem.

0:28

Erica Carlson.

0:29

Good evening, Salem.

0:30

To my left town council rep Paul Pelletier.

0:33

Good evening.

0:34

And Damon Norcross.

0:35

Good evening.

0:36

And from the planning department, we have Jacob Lafontaine and Craig Brewbaker.

0:41

And the agenda for tonight is as follows.

0:48

We have two items of new business, Clark Subdivision Plans Preliminary Hearing for two lot subdivision eight Atkinson Road.

0:55

And 57 Salem Street LLC subdivision plan.

1:00

That's a preliminary preliminary hearing for a two-lot residential subdivision at three Bernice Ave.

1:06

Any withdrawals tonight?

1:07

Mr.

1:08

Chair, the first item of new business for Clark Subdivision is requested to be continued to your June 9th.

1:14

Okay, thank you.

1:17

Um we'll have you'll have to wait until uh it's the the if the applicant speaks.

1:22

We're going just through the agenda right now.

1:25

Um were we?

1:30

Oh, we have one minute, one item of uh minutes tonight from the May 12th meeting.

1:39

Mr.

1:39

Chair, I approve uh moved or we approve the minutes.

1:42

Second.

1:43

Gonna motion a second to accept uh meet uh approve the meeting of the May 12th meeting minutes.

1:51

Any discussion?

1:52

All in favor.

1:54

That's unanimous five zero.

1:56

We have a five member board tonight.

1:59

Um first item of new business.

2:03

Um that's I guess the second item on the agenda since the first is with uh withdrawn.

2:10

So 57 Salem Street LLC subdivision print plan that's a preliminary hearing for a two-lot residential subdivision at three Bernice Ave.

2:20

Is the plan complete?

2:21

Yes, the plan is complete.

2:23

Ms.

2:24

Chair, I move to accept the plan as complete.

2:26

Second.

2:28

All those in favor, it's unanimous abutters, please.

2:32

The abutters are as follows.

2:33

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

2:36

Cipriano, Tarasi, 57 Salem Street, LLC, Sam Bataro, Kuroco, Roderick, Peters, Whitcomb, and that is all.

2:49

Uh thank you.

2:50

Go to the applicant for the plan.

2:52

Mr.

2:52

Chair, if I may.

2:53

Oh, sorry.

2:54

Point of order.

2:56

Thank you.

2:57

If you guys would like to move your chairs up so you can hear better.

3:00

Okay.

3:01

If you can't hear us, feel free to move good, you know, right up there.

3:06

And I just wanted are you here to hear this petition uh this okay.

3:10

I want to make sure you weren't here for Clark.

3:13

Uh thank you, Mr.

3:15

Chair.

Discussion Breakdown — Share of Meeting
Zoning Regulations█████████████████████████████████████████████57%
Affordable Housing███████9%
Parks and Recreation███████9%
Procedural██████7%
Engineering And Infrastructure██████7%
Technology and Innovation███4%
Active Transportation██3%
Arts And Culture██2%
Public Safety██2%
Summary of Proceedings

Salem Planning Board Meeting – May 26, 2026

The Salem Planning Board met on May 26, 2026, at 7:00 PM (estimated) with Chairman Joe Fioli presiding. Board members present: Jim Harvey, Erica Carlson, Paul Pelletier, and Damon Norcross. Planning staff Jacob Lafontaine and Craig Brewbaker also attended. The board addressed several items including subdivision approvals, public matter requests, and a workshop on zoning amendments.

Consent Calendar

  • Minutes of May 12, 2026 – Approved unanimously (5-0).
  • Clark Subdivision Preliminary Hearing – Requested continuation to June 9, 2026; granted.
  • 57 Salem Street LLC Subdivision – Two-lot residential subdivision at 3 Bernice Ave. Plan deemed complete, public hearing held, conditional approval granted unanimously (5-0) subject to three conditions: staff sign-offs, monument bonding, and incorporation of all applicant representations.

Public Comments & Testimony

  • No members of the public spoke on any agenda item.

Discussion Items

  • Tuscan North Jewel Building 1030 Facade Modification – Applicant proposed a smaller, less monolithic building with altered materials. Staff noted non-compliance with 60% facade transparency requirement due to a blank expanse on the northern end. Board agreed to require a window (glazed or applied) and to seek design consultant review.
  • Salem Housing Authority Site Plan Extension (44 Millville Street) – Original approval June 28, 2022. Authority sought a 12-month extension after failing to secure low-income housing tax credits but obtaining $3 million in congressional spending. Discussion on impact fees: staff recommended vesting at 2022 rates per RSA and ordinance. Board granted extension until June 28, 2027, unanimously.
  • Canaby Lake Park – Visa Family Spinning Coaster Ride – Request for site plan exemption for a new themed ride (Red Fox Run) in the interior of the park. Staff noted no additional traffic or noise, similar to prior exemptions (Nebula Z). Board approved exemption.
  • ABA Centers of America One-Day Event at Camp Wywood – Proposed June 27, 2026, 9 a.m. – 6 p.m. setup, 11 a.m. – 4 p.m. event, with about 250 attendees, vendors, DJ, face painting. Parking on-site. Board had no concerns.
  • Field of Dreams Singer-Songwriter Series – FYI only; series of weekend events from May 30 to August 29, consistent with existing entertainment permits.
  • Tuscan Rec Park Modification – Proposed replacing log play (stumps) with boulders less than 12 inches high to avoid a 6-foot fall zone, with sand added. Board approved.
  • Zoning Amendments Workshop – Staff presented several proposed changes:
    • Consolidating daycare definitions (childcare, nursery, group daycare) and expanding daycare facility permissions to CIC district.
    • Adding service uses (salons, tattoo studios, etc.) to business office districts.
    • Defining cigar bars with a prohibition on operating between 11 p.m. and 1 a.m. (closing by 11 p.m.) to address residential impacts.
    • Keeping ADU size at 950 sq ft (state minimum) rather than increasing.
    • No definition for data centers needed due to lack of suitable land.
    • Implementing HB 631 (multifamily in mixed-use buildings) by conditional use permit, with density discussion: 2 units/acre in business office district, and initially 12 units/acre in limited community shopping village district (likely too high; staff will refine). Board directed staff to bring refined proposal to June 9 meeting.
  • Rail Trail Update – Tuscan's rail trail segment from Main Street to Rockingham Park Boulevard is in design; construction expected late 2027/2028. Brunello Road crossing not included in current scope. Board expressed concern about delays and emphasized tying Rec Park completion to occupancy certificates.

Key Outcomes

  • Minutes approved.
  • 57 Salem Street LLC subdivision conditionally approved.
  • Salem Housing Authority site plan extension granted (unanimous).
  • Tuscan North Jewel building modification approved subject to window and design review.
  • Canaby Lake Park coaster ride exemption granted.
  • Tuscan Rec Park change approved.
  • Zoning amendment workshop continued to June 9, 2026; public hearing scheduled for June 23, 2026.
  • ADU seminar announced for May 27, 2026, 5:30 p.m. in the same room.

Meeting Transcript

I would like to call the May 26th, 2026 meeting of the Planning Board to order. Please stand for the Pledge of Allegiance. And to the Republic for which it stands. Liberty and Justice Raw. My name is Joe Fioli serving as chairman tonight. To my right and Jim Harvey. Good evening, Salem. Erica Carlson. Good evening, Salem. To my left town council rep Paul Pelletier. Good evening. And Damon Norcross. Good evening. And from the planning department, we have Jacob Lafontaine and Craig Brewbaker. And the agenda for tonight is as follows. We have two items of new business, Clark Subdivision Plans Preliminary Hearing for two lot subdivision eight Atkinson Road. And 57 Salem Street LLC subdivision plan. That's a preliminary preliminary hearing for a two-lot residential subdivision at three Bernice Ave. Any withdrawals tonight? Mr. Chair, the first item of new business for Clark Subdivision is requested to be continued to your June 9th. Okay, thank you. Um we'll have you'll have to wait until uh it's the the if the applicant speaks. We're going just through the agenda right now. Um were we? Oh, we have one minute, one item of uh minutes tonight from the May 12th meeting. Mr. Chair, I approve uh moved or we approve the minutes. Second. Gonna motion a second to accept uh meet uh approve the meeting of the May 12th meeting minutes. Any discussion? All in favor. That's unanimous five zero. We have a five member board tonight. Um first item of new business. Um that's I guess the second item on the agenda since the first is with uh withdrawn. So 57 Salem Street LLC subdivision print plan that's a preliminary hearing for a two-lot residential subdivision at three Bernice Ave. Is the plan complete? Yes, the plan is complete. Ms. Chair, I move to accept the plan as complete. Second. All those in favor, it's unanimous abutters, please. The abutters are as follows. If you're here, please indicate by saying so there. Cipriano, Tarasi, 57 Salem Street, LLC, Sam Bataro, Kuroco, Roderick, Peters, Whitcomb, and that is all. Uh thank you. Go to the applicant for the plan. Mr. Chair, if I may.

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