Salem Planning Board Meeting - July 28, 2026

The Salem Municipal Planning Board convened on July 28, 2026, at 4:00 PM to discuss zoning amendments, approve a conditional use permit for a second wall sign, and hold a conceptual discussion on the Tuscan Village Master Development Site Plan. The meeting also addressed public matters including a temporary event and facade improvements.

Review of Minutes

• The board voted unanimously (6-0-1, with Paul Pellateer abstaining) to accept the minutes of the July 14, 2026 regular meeting as written.

Public Comments & Testimony

• Warren Morrison (Paddock Circle) expressed concern that the Tuscan Village project is approaching a tipping point with too many rental units, lack of green space, and reduced medical office. He questioned why workforce housing units (72) exceed the 10% requirement (39 units) and suggested this may indicate future rental development. He urged the board to consider long-term vision over incremental tax revenues.
• Larry Belair (15 Autoson Drive, Unit 605) supported the developer's adjustments due to market changes (COVID, office glut, life science vacancy). He asked for clarification on the cost savings from fewer employees (2,144 fewer employees) and requested simpler visual comparisons (e.g., bar graphs) for future presentations. He also noted the town manager's report on revenues is informative but not widely distributed.

Discussion Items

Zoning Amendments (Public Hearing for Five Amendments)

The board opened and closed the public hearing with no public testimony. A motion to continue the discussion to August 11, 2026 passed unanimously.

New Business: Wonder Site Plan - Conditional Use Permit for Second Wall Sign at 125 South Broadway

• The applicant (Carolyn Parker, representing Wonder restaurants) requested a second wall sign where one is permitted, noting the previous tenant (Top Fitness) had two signs but those were abandoned for over 180 days. The proposed signs are 49.36 sq ft each, totaling under the allowed 100 sq ft based on linear frontage.
• Staff (Jacob Lafontaine) recommended conditional approval with three conditions: each sign ≤50 sq ft, dark background with light letters (design guideline), and all representations incorporated. The board added a fourth condition referencing the July 1, 2026 applicant letter.
• The board voted unanimously (6-0) to grant conditional approval under Section 490-702H.

Old Business: Tuscan Village Master Development Site Plan (Conceptual Discussion - Revised Master Plan 3.0)

• Staff summarized the 2023 master plan approval and the proposed changes: 392 market-rate apartments (up from 133 condos), 72 workforce housing units (up from 50), 120-key hotel (down from 150), medical/general office, drive-through bank and restaurant, and reduced retail. Total gross floor area: 3.1 million sq ft (down from 1.2M sq ft life science in the 2021 plan).
• Water usage: Projected at ~241,000 GPD for the 2021 plan; current projection is lower than 2023 but under staff review. Actual usage data from existing buildings will be added to future projections.
• Traffic: Trip generation is within capacity of existing improvements; NHDOT found the proposal acceptable.
• Fiscal Impact: Applicant’s analysis shows $3.7M in impact fees (vs. $1.3M for life science), $800K net positive municipal revenue, and $2.7M net positive school revenue. RKG is reviewing the methodology.
• Recreation: Rec Park opened July 24, 2026; Overlook Park (new) and linear park amenities are committed.
• The applicant (Mark Gross) noted the pivot from life science due to 28% vacancy in metro Boston and emphasized higher tax revenues and impact fees from the new mix.
• Board members expressed disappointment over the loss of owner-occupied condos (replaced with rentals), questioned workforce housing placement, and asked about student generation, water usage, rail trail timing, and recreation details. Public comment echoed these concerns.
• The board voted unanimously to continue the conceptual discussion to a future meeting.

Public Matters

• Select Demo (40 Lowell Road): One-time employee appreciation event on July 31, 2026 (1-3 PM) with tent, ice cream, and food trucks. The board had no concerns, noting a prior sewer backup issue with abutters may not be resolved but is separate.
• Taco Bell/Long John Silver (facade improvements): The applicant seeks to rebrand to Taco Bell only, updating materials and adding murals. The board approved the site plan exemption for facade changes but noted that murals and potential signage (two signs for one business) will require a separate conditional use permit.

Key Outcomes

• Zoning amendments continued to August 11, 2026 (unanimous).
• Minutes of July 14, 2026 approved (6-0-1).
• Wonder Site Plan conditional approval granted (6-0) for a second wall sign subject to four conditions.
• Tuscan Village Master Plan continued to a future date (unanimous) pending outside reviews (fiscal impact, traffic, design).
• Select Demo event acknowledged with no formal action.
• Taco Bell facade improvements approved as site plan exemption; signage and murals will require future review.
• Staff noted compliance progress: Morningside Court wetland violation remedied; 15 Trolley Lane signage removed.
• The board adjourned unanimously.