OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Salem Planning Board Meeting: July 14, 2026 – Pickleball, Zoning Amendments, and New Business

Planning Board — Tuesday, July 14, 2026
BodySalem, New Hampshire
SessionPlanning Board
DateTuesday, July 14, 2026
StatusFILED
Video Record
0:00 / 3:45:47

Transcript — Verbatim
0:01

Good evening, ladies and gentlemen.

0:03

Welcome to the July 14th meeting of the Salem, New Hampshire Municipal Planning Board.

0:09

Before we get into today's business or introduce our members, if you would please rise and join me in the Pledge of Allegiance.

0:16

I Pledge Allegiance of America.

0:23

One nation, under God, invisible with liberty and justice for all.

0:33

My name is Sean Lewis.

0:35

I will serve as your acting chair for this meeting.

0:39

Introducing the members to my far right.

0:42

Oh my god, Jeremy, I'm gonna screw up your name.

0:45

Gibboth.

0:45

That's what I thought.

0:46

Jeremy Gibbo.

0:47

Good evening, Salem.

0:48

Jim Harvey.

0:48

Good evening, Salem.

0:49

Bianca Carlson.

0:50

Evening, Salem.

0:51

To my far left, Jeff Hatch.

0:53

Good evening, Salem.

0:54

Chuck Sabah.

0:55

Good evening, Salem.

0:56

And Secretary Damon Norcross.

0:58

Good evening.

0:59

For those of you who have read ahead and have our agenda in front of you, we have five zoning amendments for which we will hold a very brief public hearing before we continue this until the July 28th meeting.

1:13

And for those of you who are deeply interested in seeing the entire meeting live and participating in a brief workshop at the end of the meeting, we will discuss these amendments further.

1:23

So without objection, I will now open the public hearing on amendments one through five for the revised permitted use table to consolidate educational uses, revised permitted use table to consolidate religious uses, allow personal service uses in the business office districts, allow mixed use development in commercial districts, and establish proximity between kennels and cigar bars to residential district amendments.

1:49

If anybody would like to come and provide input to the board, we welcome it.

2:01

Chris Soharlem, 18 Kanti Drive.

2:04

Um good evening, uh uh member of the board.

2:07

Thank you for giving the public opportunity to comment on the proposed amendments to the zoning ordinance.

2:13

I want to speak specifically on amendment number five concerning uh cigar bars and kennels.

2:20

This item first appeared uh in the agenda August 2025.

2:27

At that time, the title was restrict kennels and cigar bars slash night clubs near residential districts.

2:36

That item was later removed from the agenda, and when it comes back, any reference of night clubs was no longer there.

2:46

Um so that narrower version is what's in place since then until now.

2:52

Because that language appeared to have been removed without any apparent public discussion, would appreciate some clarification about how and why that change was made.

3:03

As you recall, uh, in previous meetings about um the contentious proposed cigar bar, um a lot of the issues was not about the cigars use itself, but more but also about late-night entertainments, music, noise, traffic, and impact on nearby residential neighborhoods.

3:25

So I respectfully ask the planning board and also staff to uh revise amendment five and put the nightclub component back in so that it would ref better reflect the concerns that the community have and also the intent that uh of this amendment in the first place that has come up repeatedly in prior meetings.

3:49

Um I think I I watched some of the um previous meetings, and there's also um during um the the um at the end of the meetings there's that conversation about how nightclub is not currently defined in the zoning ordinance.

4:04

Um this is the right time since this is the time uh we are adding um definitions on cigar bar, mixed use development.

4:13

So it's this seems to be the right time to add a clear definition of nightclubs as well.

4:18

I'm sure staff can uh recommend the appropriate language, but if helpful, I'm happy to share some of the um there's eight communities around New England that already has uh the term night club defined, so that can also be uh a starting point.

4:35

But again, thank you again for the opportunity to comment.

4:40

Um I hope the final amendment, particularly this number five, reflects the full public record, close potential loopholes for any special interests, and can serve the broader public interests as intended.

4:54

I really appreciate uh hearing us.

4:56

Thank you.

4:57

Thank you.

4:57

Thank you, sir.

4:58

Appreciate it.

4:59

Mr.

4:59

Hatch.

5:00

Hatch Mr.

5:00

Chair if we don't mind just because I'll forget by the time we get to the workshop do you have any idea why that was taken off did we just was it a legal matter was it just dropped off because we deserve the someone thought it deserved that its own definition and its own no I mean we you would probably recall is what we were the board was trying to accomplish was you had a couple cigar bars that kind came in and there were ancillary uh impacts that are associated with that that uh in two instances there were directly a butt in residential properties so that's what kind of what we were trying to address.

5:34

I think what Mr.

5:35

Sue Harlem was referring to was um in the in the summary uh we had nightclubs slash sorry cigar bars slash nightclubs and he is correct that was initially proposed in a slate of amendments last year but I think the board wanted to further refine it so the distinction between this one and that was that it says at that operate after 10 p.m.

6:00

So you could be a cigar lounge you could be a nightclub I guess uh and you could operate before 10 p.m.

6:06

The model of these uses were that they would open at like 9 p.m to 1 a.m and they'd have these big peak in factors everyone would leave and come at the same time if the board's inclined to uh kind of have that also include nightclubs that would capture uh a broader uh category of uses um depending on how we define it you know for instance something that comes to mind would be like a you know Loretta's last call might have come you know might have been defined under uh nightclub use and in that instance they would have required a variance uh so you could do that but I guess I would just use that as kind of a case study because you have residential abutters on Pleasant Street in that instance um it really depends on how we define it but if the board is inclined to do that we could add it'd be very easy to add a nightclub definition and then the uh amendment would just have to be modified to say uh cigar bars uh kennels and nightclubs cannot be within 750 square feet 700 linear feet Mr.

7:06

Saban yeah I do recall this and I recall asking the question nightclub for example in this state would have to serve food correct you can't just have a bar or a lounge that's not serving food.

7:20

It depends on how we define it I guess if we were to rely on the state went through that whole piece of it which I think kind of like skimmed the intent of the New Hampshire law.

7:32

I mean that's what I believe um because you could never have just a bar in New Hampshire without serving food.

Discussion Breakdown — Share of Meeting
Zoning Regulations███████████████████████████████31%
Engineering And Infrastructure████████████████████20%
Public Engagement██████████████14%
Parks and Recreation████████████12%
Transportation Safety████████8%
Procedural█████5%
Environmental Protection████4%
Public Safety███3%
Technology and Innovation█1%
Summary of Proceedings

Salem Planning Board Meeting: July 14, 2026 – Pickleball, Zoning Amendments, and New Business

The Salem Municipal Planning Board met on July 14, 2026, at 7:00 PM. The meeting covered zoning amendments for the permitted use table, a major site plan for a pickleball facility at 179 Main Street, and several new business items. The board voted to approve the pickleball project with conditions, continued other applications, and discussed adding a nightclub definition to the zoning code.

Consent Calendar

  • Unanimously approved minutes from May 26, 2026, June 9, 2026, and June 23, 2026, regular meetings as written.

Public Comments & Testimony

  • Chris Soharlem, 18 Kanti Drive: Spoke on Amendment 5 (kennels and cigar bars near residential districts). Asked why “nightclubs” was removed from the title after first appearing in August 2025. Stated the amendment should reflect public concerns about late-night entertainment, music, noise, and traffic. Requested that nightclubs be added back and clearly defined, noting eight New England communities already have such definitions. Urged the board to “close potential loopholes” and serve broader public interests.
  • Chris Swiniarski, attorney for 193 Main Street: Not categorically opposed to the pickleball project but raised four concerns: (1) the variance remains subject to rehearing/appeal; (2) sound studies rely on unpopular, unenforceable quiet paddles; (3) existing light pollution (showing photos of light bleed); (4) significant parking deficit (87 spaces vs. 265 required) and lack of a traffic study. Called the quiet-paddle promise “naive and unrealistic.”
  • Steven Tarquinio, Methuen, MA: Described a two-year nightmare with pickleball noise in Methuen. Claimed the sound study was not independent (the reviewer is a USA Pickleball-certified referee and ambassador). Cited Kittery, ME findings that courts should not be within 500 feet of residences even with mitigation, and APA guidance of 350 feet. Provided a letter from Methuen city counselors recommending court closure.
  • Ken Butterworth, future sublessee at 179 Main Street: Plans to lease 3,000 sq. ft. for a soccer training facility (2–3 people at a time). Expressed confidence the quiet-paddle policy would be enforced because on-site users have a vested interest.
  • Cheryl Morrell, 191 Main Street: Concerned about existing lights from the Garibedian building shining into her home and neighboring apartments. Worried additional lighting and noise from pickleball would be “horrendous.”
  • Perry, 193 Main Street: Requested the board examine drainage impacts from the project, noting a drainage ditch from Centerville Street that runs through multiple properties.

Discussion Items

  • Zoning Amendments 1–5: Acting Chair Sean Lewis opened a public hearing on five amendments: (1) consolidate educational uses, (2) consolidate religious uses, (3) allow personal service uses in business/office districts, (4) allow mixed-use development in commercial districts, (5) establish proximity requirements for kennels and cigar bars to residential districts. The hearing was continued to July 28.

  • Amendment 5 – Nightclub Definition: Staff clarified that “nightclubs” were originally included but removed for further refinement. Board members discussed potential definitions, concerns about capturing establishments like Loretta’s Last Call, and whether hours-of-operation restrictions would effectively preclude nightclubs. Acting Chair directed staff to draft nightclub language for consideration.

  • PR Sports Hooks at LLC – 179 Main Street (Pickleball Facility):

    • Staff Summary (Jacob LaFontaine): The project includes 25,100 sq. ft. with 6 indoor and 6 outdoor pickleball courts. The ZBA granted a variance for outdoor courts on July 7, 2026, after a third-party sound study by PSM (Pickleball Sound Mitigation LLC). Four scenarios were analyzed: (A) no mitigation – exceeds 55 dB; (B) 10-ft. barrier – still exceeds at some locations; (C) 12-ft. barrier with reflecting barrier between courts – achieves compliance; (D) exclusive use of USA Pickleball (USAP) quiet certified paddles – achieves 55 dB at residential properties. PSM noted option D is “difficult but possible” and depends on consistent enforcement. The applicant is proposing option D with a written policy.
    • Applicant (Doug McGuire, Dubai Group): Confirmed the quiet paddle policy, which requires outdoor court users to check in and use USAP quiet paddles (provided free if needed). Stated these paddles are tournament-certified and reduce sound by 50%. Offered to limit traffic to the western access point for pickleball patrons.
    • Board Discussion: Members debated sound enforcement (self-policing), parking (87 spaces vs. 265 required, CUP requested), landscaping (islands and street trees added, but extended saw-cut planting beds requested), and the adequacy of a traffic study (staff stated a study would not yield actionable improvements).

  • 21 Keywheaton Drive – Change of Use to Adult Education:

    • Staff (Jacob LaFontaine): The change from office/industrial to post-secondary education is allowed by right. 113 parking spaces provided vs. 100 required. No building changes proposed. A pedestrian connection to the east was discussed but not required.
    • Applicant (Dan Flores, SFC Engineering): Noted no site impacts; 160 students and 20 staff expected.

  • Sing Realty LLC – 9 Manor Parkway (Contractor Building):

    • Applicant (Nicole Duquette, McClare Engineering): Proposes a 22,736 sq. ft., 14-unit contractor bay building with 50 parking spaces. Requires a CUP for wetland buffer impacts (1,173 sq. ft. of disturbance). The conservation commission recommended approval. A retaining wall up to 10 ft. tall will be needed due to grade changes.
    • Staff: Noted pending third-party review (RCCD), fire truck turning plan needs review, and architecture should be enhanced using Trolley Lane projects as examples. Hours of operation were discussed; no fixed hours proposed.

  • Bluebird Salem LLC – Self-Storage Facility:

    • Applicant (Bridget Sousa, Peach Nordstrom Associates): Redesign from previous approval (expired). Proposed one 155,457 sq. ft. building and two 4,050 sq. ft. traditional storage buildings. Seeks CUP for 24 parking spaces (36 required). Extensive landscaping along I-93, including evergreens (blue spruce, junipers).
    • Staff: Noted the site will be essentially clear-cut along I-93. 64 trees were proposed in 2022; now 49. The building height may exceed limits and need a variance. Board members emphasized preserving existing vegetation, adding white birch, and ensuring a robust landscape plan.

Key Outcomes

  • Zoning Amendments 1–5: Public hearing continued to July 28, 2026. Staff directed to draft a nightclub definition for consideration.
  • PR Sports Hooks at LLC – 179 Main Street: Approved (6-1, with Chuck Saba opposed and Jeff Hatch abstaining). Conditions include:
    • Use of USAP quiet certified paddles exclusively on outdoor courts.
    • Sound from outdoor courts shall not exceed 55 dB at any dwelling.
    • Outdoor courts operational no more than 6 months per year.
    • Prorated impact fees: $3,681.16 (public safety) and $18,590.86 (traffic) for outdoor courts, plus $230.86 (traffic) and $27.16 (public safety) for indoor use.
    • Landscaping details to be brought back under public matters.
    • Post-occupancy parking study within 6–9 months.
    • All representations made by the applicant are incorporated.
  • 21 Keywheaton Drive – Change of Use: Approved unanimously, subject to 8 conditions including impact fees ($22,709 public safety, $104,393.50 traffic) and signage review.
  • Sing Realty LLC – 9 Manor Parkway: Continued to allow resolution of staff comments, third-party review, and traffic study determination.
  • Bluebird Salem LLC – Self-Storage: Continued to allow third-party review, fire department comments, and landscape plan enhancement.
  • Rockingham Grand Casino Signage and Mural: Approved as presented; no formal vote required.
  • BJ’s Propane Enclosure: Staff presented updated design (block wall matching building); no board action required.
  • Salem Sarl’s 5K Run/Walk: Noted for October 31, 2026 (8 a.m.–12 p.m.) at Field of Dreams.

Meeting Transcript

Good evening, ladies and gentlemen. Welcome to the July 14th meeting of the Salem, New Hampshire Municipal Planning Board. Before we get into today's business or introduce our members, if you would please rise and join me in the Pledge of Allegiance. I Pledge Allegiance of America. One nation, under God, invisible with liberty and justice for all. My name is Sean Lewis. I will serve as your acting chair for this meeting. Introducing the members to my far right. Oh my god, Jeremy, I'm gonna screw up your name. Gibboth. That's what I thought. Jeremy Gibbo. Good evening, Salem. Jim Harvey. Good evening, Salem. Bianca Carlson. Evening, Salem. To my far left, Jeff Hatch. Good evening, Salem. Chuck Sabah. Good evening, Salem. And Secretary Damon Norcross. Good evening. For those of you who have read ahead and have our agenda in front of you, we have five zoning amendments for which we will hold a very brief public hearing before we continue this until the July 28th meeting. And for those of you who are deeply interested in seeing the entire meeting live and participating in a brief workshop at the end of the meeting, we will discuss these amendments further. So without objection, I will now open the public hearing on amendments one through five for the revised permitted use table to consolidate educational uses, revised permitted use table to consolidate religious uses, allow personal service uses in the business office districts, allow mixed use development in commercial districts, and establish proximity between kennels and cigar bars to residential district amendments. If anybody would like to come and provide input to the board, we welcome it. Chris Soharlem, 18 Kanti Drive. Um good evening, uh uh member of the board. Thank you for giving the public opportunity to comment on the proposed amendments to the zoning ordinance. I want to speak specifically on amendment number five concerning uh cigar bars and kennels. This item first appeared uh in the agenda August 2025. At that time, the title was restrict kennels and cigar bars slash night clubs near residential districts. That item was later removed from the agenda, and when it comes back, any reference of night clubs was no longer there. Um so that narrower version is what's in place since then until now. Because that language appeared to have been removed without any apparent public discussion, would appreciate some clarification about how and why that change was made. As you recall, uh, in previous meetings about um the contentious proposed cigar bar, um a lot of the issues was not about the cigars use itself, but more but also about late-night entertainments, music, noise, traffic, and impact on nearby residential neighborhoods. So I respectfully ask the planning board and also staff to uh revise amendment five and put the nightclub component back in so that it would ref better reflect the concerns that the community have and also the intent that uh of this amendment in the first place that has come up repeatedly in prior meetings. Um I think I I watched some of the um previous meetings, and there's also um during um the the um at the end of the meetings there's that conversation about how nightclub is not currently defined in the zoning ordinance. Um this is the right time since this is the time uh we are adding um definitions on cigar bar, mixed use development. So it's this seems to be the right time to add a clear definition of nightclubs as well. I'm sure staff can uh recommend the appropriate language, but if helpful, I'm happy to share some of the um there's eight communities around New England that already has uh the term night club defined, so that can also be uh a starting point. But again, thank you again for the opportunity to comment. Um I hope the final amendment, particularly this number five, reflects the full public record, close potential loopholes for any special interests, and can serve the broader public interests as intended. I really appreciate uh hearing us. Thank you. Thank you. Thank you, sir. Appreciate it. Mr.

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