Meeting report · Planning Board
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Planning Board — March 26, 2026
The meeting was characterized by procedural friction regarding legal notifications and a direct expression of community frustration over denied public comment.
Public impact
Issues from this meeting with documented community impact.
01
J. Kelly and Associates Hotel Development
Conversion of a site from residential/dry cleaner to a four-story, 22-room hotel. Affected: Local residents, neighboring property owners, and the local business community.
zoning change
Decisions logged
Every recorded vote, with timestamps and dissents.
Motion to enter non-public session under RSA 91-A:3(2) for consultation with legal counsel.
Unanimous roll call vote.
Passed
Acceptance of the J. Kelly and Associates site plan application as a materially different application from the previous one.
Voice vote.
Passed
Table the J. Kelly and Associates application to the April 23, 2026, meeting to allow for proper re-notification of an abutter (the bank).
Voice vote following a period of deliberation.
Passed
Topics discussed
Click a topic to expand quotes and full context.
▶ 08:34 Approval of Minutes
The board reviewed and amended the meeting minutes from February 12, 2026, and February 26, 2026.
Speakers: Langdon Plumer, Marty Kennedy, Nancy Belanger, Gwen English
▶ 13:02 Site Plan Review: J. Kelly and Associates
Discussion regarding a proposed four-story, 22-room hotel and demolition of an existing dry cleaning building. The board discussed whether the application was materially different from a previous proposal.
Speakers: Langdon Plumer, Carol (Interim Town Planner), Josh Linder, Christian Smith
▶ 47:42 Master Plan Discussion
An update on the Complete Streets policy/guidelines and progress toward presenting it to the Select Board.
Speakers: Langdon Plumer, Dave (Staff)
▶ 50:57 Committee Appointments and Vacancies
Discussion regarding expiring board terms in April and the need for a Planning Board representative for the Housing Advisory Committee.
Speakers: Langdon Plumer, Nancy Belanger, Dean Hubard
Controversy & dissent
Where the board, the community, or the agenda diverged.
Potentially controversial issues
01
J. Kelly and Associates Site Plan Review
The proposal involves a significant change in land use (four-story hotel and demolition) and faced procedural challenges regarding legal notification of abutters. This affects local density, land use character, and procedural transparency.
Board position: The board accepted the application as materially different from the previous version but tabled the decision to correct a notification error.
medium concern
Split votes
Approval of February 12, 2026, meeting minutes
Passed with one abstention
Approval of February 26, 2026, meeting minutes
Passed with two abstentions
Community vs. board tension
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Action items
Who owes what, by when.
Update the bank's address in the records and issue new notice to the correct address.
Assigned: Staff/Dave · Due: Before April 23, 2026
Include the Complete Streets discussion on the April 9, 2026, agenda.
Assigned: Langdon Plumer / Board · Due: 2026-04-09
Consider potential re-appointment or decision regarding terms expiring on April 30, 2026.
Assigned: Board Members · Due: 2026-04-30
Notable statements
Identified four material differences in the new application: change in use (hotel vs residential), change in cafe access, improved on-site parking, and reduced shoreland impact. — Carol (Interim Town Planner) · Providing evidence to determine if the new application was legally distinct from the previous one. ▶ 31:01
Noted a potential notice defect because the bank abutter was sent notice at an incorrect address. — Josh Linder · Representing the applicant and requesting a continuance to ensure legal notice requirements were met. ▶ 38:07
Noted that she currently serves as both the Select Board representative and the Planning Board representative for the Housing Advisory Committee and expressed a desire for someone else to step up. — Nancy Belanger · Discussing the need for a dedicated Planning Board representative for the committee. ▶ 55:00
Member positions
6 issues · 1 explicit · 6 inferred
Langdon Plumer
Present
Chair
Approval of February 12, 2026, meeting minutes
YES
~
Approved minutes as amended
Approval of February 26, 2026, meeting minutes
YES
~
Approved minutes as amended
Motion to enter non-public session
YES
✓
Approved unanimous roll call vote
Acceptance of the J. Kelly and Associates site plan application
YES
~
Accepted application as materially different
Table the J. Kelly and Associates application
YES
~
Tabled to April 23, 2026
Marty Kennedy
Present
Member
Approval of February 12, 2026, meeting minutes
YES
~
Approved minutes as amended
Gwen English
Present
Member
Approval of February 12, 2026, meeting minutes
YES
~
Approved minutes as amended
Nancy Belanger
Present
Select Board Representative
Approval of February 12, 2026, meeting minutes
YES
~
Approved minutes as amended
Committee Appointments and Vacancies
✓
Expressed desire for another member to represent Planning Board on Housing Advisory Committee
Positions marked ~ are inferred from context and may not reflect the member's explicitly stated position.
Public comment
What residents said — verbatim, with timestamps.
1
Total speakers
1
Addressed
0
Partial
0
Not addressed
Unidentified speaker
Addressed
The speaker expressed frustration that no public comment was taken for the current agenda item due to a lack of notification for some parties. They noted they would return to the meeting on the 23rd.
Key concern
Lack of public comment opportunities and notification issues regarding the current agenda item.
Board responseThe board acknowledged the situation, expressed regret for the inconvenience, and suggested that the speaker can submit comments via email or speak with Dave offline if they cannot attend the next meeting.
The board acknowledged the frustration and provided alternative ways for the public to participate and be heard.
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Report composed by
grok-4.3, grok-4.20-0309-reasoning, gemma-4-26b · analyzed 2026-05-31.