Salem, NH Planning Board Meeting - October 13, 2026

The Salem Planning Board met on October 13, 2026, with Chairman Joe Fioli presiding. Members present included Jim Harvey, alternate Vic Heledek, Bianca Carlson, Paul Pelletier, Chuck Saber, and Damon Norcross; Planning staff member Creighton Brewbaker was also present. The board took up two new-business items, heard public comment, and handled several public-matter items. Minutes from the September 22 meeting were tabled to the next meeting, and no withdrawals were reported.

Public Comments & Testimony

• Diane Paquette, 58 Pelham Road, spoke on the Donegan Farm proposal. She described flooding on Pelham Road since 1997, stated that the brook is the boss, and said the property could not support 30 homes or even the 18 approved in 2017. She asked the board to deny the current proposal, said the property's wells are no good, and suggested the water line could instead run through two abutters to Northeastern Drive rather than tearing up Pelham Road. She also raised traffic/speed concerns and said she had photos showing the property underwater.
• Zachary Petchow, 82 Pelham Road, expressed concern about stormwater routing, septic system impacts on his property, and noise from the adjacent industrial park.
• David Callian, 48 Pelham Road, said traffic speeds and the curve made backing out of his driveway dangerous.
• A resident of 60 Pelham Road said their area had flooded about 15 times in 28 years, that water from the May flood did not recede until November, and that they were concerned development would worsen flooding and traffic.
• Jeff Boyer, South Shore Road, speaking personally, said the additional density and town water connection were solving a financial problem, not a neighborhood problem. He called the green area very, very wet, questioned the water line disruption without sewer, and cited Canobie Lake at 215 feet with the intake at 220 feet.
• Bert Russell, 116 Pelham Road, asked how far the water line extension would go, whether abutters on the other side of Pelham Road would get water stubs, and argued that continued building leaves floodwater nowhere to go.
• During a second public-comment opportunity, Diane Paquette returned, said there is a large pond on the property, stated the property is being sold for $3.2 million with backup offers, and repeated that the brook and bridge control flooding on Pelham Road.

Discussion Items

1. Premier Property Group - Donegan Farm Site Plan (Conceptual Discussion)

• Carl Dubay of the Dubay Group presented for the landowner. The project is proposed at 68 and 70 Pelham Road under the senior housing overlay district. He said the site is about 34 acres, with roughly 19 acres in the Porcupine Brook watershed proposed for a conservation restriction. The earlier approval was for 18 homes about a decade ago; the new concept is 30 age-restricted, two-bedroom, detached single-family homes, generally 1,400 to 2,100 square feet, with 20-foot separations, slab-on-grade construction, no basements, a private road/cul-de-sac, and condominium ownership.
• Dubay said the state strongly encouraged extending town water down Pelham Road rather than using the existing permitted wells, and the water line would be roughly half a mile and would pass under the bridge/culvert using directional drilling. He said the higher density is needed to pay for the water line and that the project would rebuild the road, upgrade stormwater, redelineate wetlands, and obtain a new Alteration of Terrain permit.
• Staff comments from Creighton Brewbaker noted that a formal site plan would need a special use permit for the additional density, wetland/prime woodland buffer permits, design guideline review, sidewalk/pedestrian circulation review, and conditions related to the 10% affordable housing requirement or an alternative fee to the Salem Housing Authority. He also noted the senior housing overlay district permits up to 24 units by density; the applicant is seeking 30 through a special use permit.
• Board member Paul Pelletier said town water could create revenue, but he would expect road widening, a shoulder, sidewalk consideration, construction details for the culvert, and possibly use of existing wells for irrigation. Damon Norcross asked the applicant to explore a water connection from Northwestern Boulevard; the applicant agreed to revisit it. Bianca Carlson asked for historical plans/minutes, a phasing plan, more detail on fees, lot/setback information, and documentation on the two existing houses and wetland claims. Staff recommended conservation commission input and a DPW water availability statement.
• The two existing homes on the site have been built but have no certificates of occupancy, according to the applicant. The applicant said it would provide the requested information and would meet with abutters; the board encouraged abutters to engage directly with the applicant.
• The board did not take a vote; the item was a conceptual discussion only.

2. Lincoln Investments LLC - Residential Lot Line Adjustment, 105/105A Lawrence Road (Preliminary Hearing)

• Ian Ainsley of Meiser Brem presented for Lincoln Investments LLC. The plan moves the boundary between two existing lots to place the two existing houses on one lot, convert one house to an accessory dwelling unit, and create a vacant lot for a proposed new single-family home. The zoning board had already granted variances for frontage and lot area. NHDES Shoreland approval was received; the new house would use water, sewer, and infiltration trenches.
• Staff recommended one-hearing review and conditional approval. The board voted unanimously to accept the plan as complete and then unanimously voted to hear the matter in one hearing and grant conditional approval, subject to staff conditions. The conditions include submitting staff approvals, setting/rebonding monuments, obtaining ADU approval and recording a deed addendum concurrent with the plan, removing or relocating the existing shed before a building permit, paying a $9,281 impact fee for the new single-family unit before occupancy, and incorporating all plan notes and applicant representations.

Public Matters / Other Business

• Goddard School at 142 Main Street: The applicant requested a minor site plan change to eliminate a previously required staircase/retaining-wall connection between the lower school lot and the upper East Point Plaza parking lot, citing safety, liability, lack of control over the adjacent landlord, snow clearing concerns, and wall disrepair. Board members said connectivity was an important condition of the original approval and recommended the applicant look for another solution and return to staff rather than removing it.
• Place to Grow at North Salem Village, 15 Irmer Road: Staff reported a proposed 16-by-24-foot playground expansion. The board had no concerns.
• Seven Meter Parkway: A propane tank at the rear of a site would be replaced with an 18-foot tank, two feet shorter than the existing one. The board was generally OK with it and asked staff to verify prior lighting and fence conditions are met.
• 264 North Broadway, Unit 204: A retail space would convert to a hair salon with nine part-time contractors, by appointment only, Tuesday through Saturday. Staff said parking appeared sufficient; no board objection was raised.
• 91 Lowell Road: Approval was sought for a permanent 8-by-40-foot storage container. The board did not object.
• 70 Tel First Circle: Staff reported a previously coordinated Salem Housing Authority garage addition; the board accepted the update.
• Tuscan Holiday Shops: Staff reported the annual holiday shops plan was approved under delegated authority; the board had no concerns.
• Tuscan Master Plan 3.0: The applicant requested a continuance from October 27 to November 10; the board voted unanimously to continue.
• View Shed review of Tuscan North Jewel murals: The board reviewed the consultant comments and was comfortable with the murals as proposed, aside from forwarding the comment about reducing or removing the cafe wording on the west elevation.
• The board agreed to cancel the October 27, 2026 planning board meeting due to a lack of new or old business.
• Zoning amendments: Staff reported that the Town Council passed the five zoning amendments on September 28 with minor changes, including removing cigar bars from the cigar bar/kennel amendment and changing ground-floor activation language so residential amenities cannot count toward the required office/retail floor area. The board discussed leaving the council-made changes in place and revisiting them when zoning is updated with the Master Plan.
• Water/infrastructure data: Board members requested a report on town water use, availability, rates, contingency sources, and related infrastructure capacity. One audience member noted Salem had been under a water conservation restriction since May. Staff said they would compile initial water information as quickly as possible; a full study required by the growth-management statute, if pursued, would likely need a consultant.

Key Outcomes

• First item: No formal action; board and public comments will inform a future formal site plan and special use permit application.
• Second item: Unanimous vote to accept the Lincoln Investments lot line adjustment plan as complete and grant conditional approval, including a $9,281 impact fee.
• Tuscan Master Plan 3.0 continued to November 10, 2026 by unanimous vote.
• The October 27, 2026 planning board meeting was canceled.
• Staff will prepare water/infrastructure information for the board and consider whether a consultant study is needed.