Chairman Joe Fiole called the August 12, 2025, meeting of the Salem Planning Board to order. The board addressed one item of old business—a site plan for a 7,200-square-foot warehouse and office building with a conditional use permit for a reduced prime wetland buffer at 92 Lowell Road—along with several public matters and proposed zoning amendments. The meeting included a public hearing, staff presentations, board deliberation, and a vote to continue the application. Consent Calendar - No consent calendar items were noted. Public Comments & Testimony - No members of the public spoke during the public hearing on the Young Land Holdings site plan. Discussion Items - Young Land Holdings LLC Site Plan (Old Business): The applicant, represented by Kurt Meiser (MySub Corp) and engineer Ian Ainsley (ISO Brem), seeks approval for a 7,200-square-foot warehouse and office building with a conditional use permit for a reduced prime wetland buffer. The site at 92 Lowell Road has a history of disturbance: in May 2022, approximately 11,000 square feet of prime wetland buffer was cleared without approval. The applicant reported that the clearing was a contractor error, mistaking the 100-foot buffer for a 40-foot wetland setback. The building is proposed to be located in the disturbed area. The board previously asked the applicant to explore alternative building locations. The applicant submitted a truck-turning plan for a low-bed truck, showing a 180-degree turn that conflicts with most of the 14 parking spaces, and a three-point turn that avoids parking. The board discussed whether the building could be moved forward 10 feet or to the front of the site, but the applicant demonstrated that such moves would conflict with the required turning radius. The town engineer (August 7, 2025 letter) recommended no improvements in the prime wetland buffer and removal of the gravel parking area, and noted the site layout is inadequate for the design vehicle. The Conservation Commission recommended approval of the conditional use permit (November 2024) with conditions, including red maple screening (later revised to eastern red cedars). The board also noted that unregistered vehicles and commercial vehicles had returned to the site after being removed in March 2025. The applicant argued that the Conservation Commission's approval and the Zoning Board of Adjustment's variance for commercial use support the plan. Board members expressed concerns about the feasibility of the layout, potential parking overflow onto Lowell Road, and the permanent loss of wetland buffer. A motion to approve the plan with 15 conditions (including a berm, enhanced screening, and no unloading on Lowell Road) was made by Sean Lewis and seconded, but failed on a tie vote (4-4? The transcript indicates a tie, and the motion failed). The board then voted to continue the application for an additional 65 days, allowing the applicant to obtain a review from the town's traffic engineer (Steve Purnow) and explore enhanced mitigation. The continuance was approved. - Public Matters: Two items were presented: - 45 South Broadway (Citizens Bank): A temporary trailer in the parking lot during interior renovations (approx. 2 months). No concerns raised. - 26 Ermer Road: A request to install a 24x18-foot pad for a cooler for meat storage (non-retail, distribution only). The site is zoned limited commercial; the board found it acceptable under site plan exemption thresholds. - Zoning Amendments Discussion: Planning Director Jacob LaForte outlined proposed amendments to be noticed for the August 26, 2025, meeting. Key changes include: - Accessory Dwelling Units (ADUs): Updated definitions to comply with HB 577, allowing detached ADUs by right, prohibiting short-term rentals. - Parking: Reduced residential parking requirement to one space per unit per state law. - Proximity Prohibitions: New restrictions on cigar bars and kennels based on distance from residential districts. The board requested adding a definition of "nightclub" to distinguish from cigar bars. - Conservation Commission Bylaws: Added requirement for performance escrow and three-year monitoring for wetland mitigations. The board discussed potential complications with state mandates allowing residential uses in commercial districts. Key Outcomes - Young Land Holdings Site Plan: The motion to approve with conditions failed (tie vote, motion not carried). The board voted to continue the application for an additional 65 days, with the applicant to obtain a traffic engineer review of the turning plan and potentially enhance mitigation. The continuance was approved. - Public Matters: Both items (Citizens Bank trailer and 26 Ermer Road cooler) were accepted with no opposition. - Zoning Amendments: The board agreed to move forward with the proposed amendments, with a revised definition of "nightclub" to be added. The amendments will be noticed for the August 26, 2025, meeting. - Other: The board promoted the new town website chatbot and noted that a depot master plan update will be presented on September 9, 2025. - Adjournment: The meeting was adjourned.
