Salem Planning Board Meeting – September 22, 2026

The Salem Planning Board met on September 22, 2026, beginning at approximately 7:00 PM. The agenda included one item of old business (Tuscan Village Master Development Site Plan – continued) and one item of new business (Gateway Auto Center conditional use permit for a freestanding sign). The board also approved three sets of minutes, reviewed several minor site plan amendments, and bid farewell to outgoing Planning Director Jacob Lafontaine.

Consent Calendar

• Minutes (three items):
  • August 11, 2026 regular meeting minutes – approved unanimously as written.
  • August 25, 2026 regular meeting minutes – approved unanimously as written.
  • September 10, 2026 meeting minutes – approved with one abstention (4-0-1).

Public Comments & Testimony

• Deborah Carrignan (9 Clifton Avenue) criticized the board for what she perceived as leniency toward Tuscan Village (elevation changes made without prior approval) while strictly scrutinizing the Gateway Auto Center sign. She stated, "Tuscan Village can do whatever they want, but refurbishing an existing sign is scrutinized more." She urged the board to require Tuscan to come back for approval of changes.
• Peter Cleakin (271 Shore Drive) asked about the process for submitting future comments after Jacob Lafontaine's departure and thanked him for his service.

Discussion Items

• Old Business – Tuscan Village Master Development Site Plan (Item continued from prior meeting): The applicant requested a continuance to the October 27, 2026 meeting. The board voted unanimously to continue.

• New Business – Gateway Auto Center Sign Conditional Use Permit:

  • Applicant: Steve D'Angicis, managing member of Salem Gateway Properties LLC, owner of 354 Main Street. They sought a conditional use permit to refurbish an existing 36-foot tall, 187.8 square foot freestanding sign (district allows 15 feet tall, 36 square feet). The sign has been on the property for over 40 years, but lost its nonconforming status when the prior dealership ceased operations (estimated 5–7 years ago).
  • Key points: No change in size, height, or location; new LED lighting with comparable output; dark blue cabinet with white lettering to meet design guidelines; New Hampshire DOT District 5 provided email confirming no objection as long as sign advertises only on-site businesses.
  • Board discussion: Several members (Mr. Norcross, Mr. Pelletier) expressed concerns about the significant deviation from code (187.5 sq ft vs allowed 32 sq ft; 36 ft vs allowed 15 ft). Mr. Norcross questioned whether the applicant had provided sufficient justification for the modification under CUP criteria. The applicant argued the multi-tenant auto center on 7 acres needed a larger sign to be visible and competitive. Mr. Pelletier noted the sign would be improved and matched the building. After deliberation, the board approved the permit.
  • Vote: Unanimous (5-0) to grant conditional use permit with five conditions: (1) sign at 187.5 sq ft and 36 ft tall; (2) sign pole repainted, light lettering on dark background; (3) any modification requires board review; (4) street address (354) added to sign; (5) all representations and plan notes incorporated.

• 15 Charlie Lane – Sign Approval: Planning department recommended approval of a conforming 15 sq ft non-illuminated wall sign for a previously approved site plan. Board had no objections.

• Salem Animal Rescue League – Additional Trailer: Request to place a new trailer for vet services on their campus near the former wastewater treatment plant. The matter will go to Town Council; board provided advisory recommendation of no objection.

• World Mission – Fence Replacement (287 Lawrence Road): Proposed replacement of chain-link fence with 6-ft stockade fence along north parking lot. Board acknowledged the change as an improvement consistent with design guidelines.

• North Jewel Buildings (Cafe Muro, Building 1040) – Elevation Changes: The constructed elevations differed from the approved site plan (changed from grates to murals). Jacob Lafontaine noted the change was discovered during construction and recommended sending revised elevations to design consultant ViewShed for review, with applicant to respond. Board agreed and expressed desire for better compliance in the future.

• 17 Northwestern Drive – Airgas CO2 Tank: Request to add an additional CO2 tank to the rear of the property, pending height compliance. Board had no issues.

Key Outcomes

• Gateway Auto Center conditional use permit approved (unanimous) with five conditions.
• Tuscan Village Master Development Site Plan continued to October 27, 2026.
• Minutes approved (three sets).
• 15 Charlie Lane sign approved by planning department with board concurrence.
• Salem Animal Rescue League trailer – board had no objection; matter forwarded to Town Council.
• World Mission fence replacement – acknowledged as an improvement.
• North Jewel elevations – to be reviewed by ViewShed; applicant to respond.
• Airgas CO2 tank – no objection pending height compliance.
• Adjournment – The meeting adjourned after a brief farewell to outgoing Planning Director Jacob Lafontaine, who served the town for seven years. No formal action taken on farewell.