Salem · issues
Civic issues
Topics getting the most attention in Salem public meetings, ranked by how frequently they come up.
Variance requests for residential construction in Salem
Two neighboring petitions tested how far the ZBA will stretch ADU rules — one for a setback encroachment, one for nearly doubling allowed floor space. The outcomes show a board willing to grant relief for family housing, but divided on where precedent ends.
2026 Zoning Amendments
Five zoning text changes — consolidating educational and religious uses, allowing personal services and mixed-use in commercial areas, and setting buffer distances for cigar bars and kennels — now head to the Town Council for final action.
Zoning amendments enacted by Town Council
The council passed five zoning amendments on September 28 with tweaks — dropping cigar bars from one amendment and tightening ground-floor use rules for mixed-use buildings. A board member noted the new language may contradict the Master Plan's intent for active frontage.
Recommended planting list and design guidelines
The commission is shaping a recommended planting list that will go into the Planning Board's design guidelines for new developments. Members want the not-recommended species (like ash trees vulnerable to emerald ash borer) moved to a separate tab explaining why, with a clean list coming back in November.
Recommended plantings list for development review
A new native-friendly plantings spreadsheet could become part of the Planning Board's design guidelines, steering developers toward salt-tolerant and native species. One resident even suggested requiring 50-60% of new-development plantings come from the list.
Variance for two-lot subdivision at 66 Hampstead Road
A 9.9-acre property in the Rural District can now be split into two house lots even though the new lot lacks the required 150 feet of road frontage, using a driveway easement to Ballard Lane instead. One new home will be built in a residential neighborhood.
State-Mandated Multi-Family Housing in Commercial Districts
New state law forces Salem to allow multi-family housing on commercially zoned land. The amendment adds infrastructure requirements, a 33% ground-floor commercial threshold, and blocks incompatible uses in industrial zones.
Multi-family/mixed-use zoning amendment (Res. 2026-19)
Salem is drafting zoning changes to allow mixed-use buildings — ground-floor commercial with up to four stories and 60 feet of height, modeled on Depot & Main. The public hearing is postponed until state legislation shakes out, so residents will get a chance to weigh in later.
Gateway Auto Center nonconforming sign permit
The owner of 354 Main Street wanted to refurbish a 36-foot, 187.5-square-foot sign that badly exceeds the district's 15-foot/32-square-foot limits. The board approved it 3-2 with conditions, deciding an improved existing landmark beats an abandoned rusty one.
Whole Foods signage at Tuscan Village
Whole Foods can put up three big temporary banners — coming soon, opening date, and now open — each capped at 30 days within a 90-day window, a one-time deal that can't be reused.
Electronic sign standards in commercial districts
The Keewaydin sign fight exposed a bigger question: Salem bans digital signs outright, yet keeps granting variances. The planner said he'd oppose a townwide amendment, and the board discussed whether sign decisions should shift to the Planning Board via conditional use permits.
Zoning Amendments for Multi-Family Housing
The board started a conversation about cleaning up Salem's zoning — fixing conflicting childcare/daycare categories, allowing spas and personal services by right, setting 750-foot buffers for cigar bars and kennels, and rethinking ADU and duplex rules ahead of a new state multifamily housing mandate.
Cigar bar and kennel proximity requirement
The Planning Board proposed a 750-foot buffer between kennels and cigar bars and residential districts, responding to noise and late-night complaints. Councilor Withrow split the item — kennels got the buffer, cigar bars came out.
Kennel Noise Buffer
The proposed amendment would require cigar bars operating after 10 p.m. and kennels to sit at least 750 linear feet from residential districts. Critics say the buffer is so wide there'd be almost nowhere on Broadway for these businesses to open, and the board wants a map of viable locations before moving forward.
Pickleball noise at 179 Main Street
The pickleball club's outdoor courts hinge on players using certified quiet paddles, which cut noise roughly in half. The town's noise ordinance isn't really built for this use, so enforcement would be complaint-based — code enforcement with a sound meter, violation notices, and ultimately possible site-plan revocation. Neighbors worry the rules won't be consistently followed.
Mixed-use development limits under new state law
A new state law forces towns to allow mixed-use in commercial districts, with local review limited to height, setbacks, frontage, infrastructure and ground-floor space — a significant shift in what Salem can control.
Building height rules (35 feet vs. stories)
The zoning currently reads '35 feet or 2.5 stories,' and developers keep hitting the story limit even under 35 feet. The board is debating whether to allow three stories in some districts and wants input from lake associations.
Residential solar siting rules and the 'when feasible' standard
Salem's solar ordinance prefers rear-yard placement 'when feasible,' but a shaded rear yard on this 8.5-acre lot would produce 51% less power. The debate shows how the town applies flexibility in its 2021 solar rules.
Garage setback encroachment waiver at 73 Haverhill Road
A homeowner built a garage foundation 6.3 feet inside the required side setback without first pulling a permit. The board weighed whether an honest mistake plus the cost of demolition justified letting it stay. The neighbor next door sent a letter saying it doesn't affect them.
Accessory dwelling units on Samoset Drive
Salem is seeing heavy interest in accessory dwelling units since state law changed, with septic capacity the biggest roadblock. The town is hosting a free ADU seminar May 27 with financing and permitting info, and zoning amendments are being drafted.
Rural two-acre zoning vs. housing need
Board members openly debated whether Salem's two-acre rural minimum is outdated given the housing shortage. Two subdivision variances tested how strictly the board applies the standard.
Truck traffic and neighborhood character on Atkinson Road
Neighbors raised concerns about dumpsters, dump trucks, and early-morning activity at 31 Atkinson Road, worried a new lot would intensify it. The owner said the trucks are his work commute.
Data center zoning
The board discussed whether Salem needs a data center definition, but most members figured the town lacks the land for a major facility and skipped acting on it.