Planning Board — May 13, 2026
The meeting featured high-stakes discussions on public safety, heavy community engagement regarding traffic, and blunt admissions from board members regarding the potential 'nightmare' of the proposed development.
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At the May 13 Planning Board meeting, the scale of future development in Londonderry was laid bare, and the concerns raised by both officials and residents are significant. The discussion centered largely on a massive proposed Planned Unit Development (PUD) at 109 Auburn Road, which would add approximately 1,028 residential units and 99,000 square feet of commercial/industrial space to our community.
While the Board is moving forward with oversight—including ordering a developer-funded town-wide traffic study—the conversation revealed serious doubts about our town's readiness. Board members expressed blunt concerns regarding traffic safety and congestion, with one member even describing the potential impact as a "nightmare."
Most critically, public safety was a major theme. Discussion turned to fire and EMS response times, noting that the proposed site's distance from existing stations could lead to delays that exceed national standards. The Fire Chief highlighted how station proximity directly affects community insurance (ISO) ratings. As this massive project moves from a "conceptual plan" toward reality, the question remains: Can Londonderry’s infrastructure and emergency services support this level of density without compromising resident safety?
Public impact
Addition of ~1,028 residential units and 99,000 sq ft of commercial space, significantly impacting traffic, school capacity, and emergency services.
Topics discussed
The board noted there were no minutes to approve and discussed appointments. It was noted that Steve Bickford has resigned from the board.
Governor's Hill Corporation presented a conceptual plan for a large-scale Planned Unit Development (PUD) at 109 Auburn Road, featuring approximately 1,028 residential units and 99,000 square feet of commercial/industrial space.
The developer and board discussed traffic concerns, modeling, the scope of the Traffic Impact Analysis (TIA), and potential mitigation for congestion on Auburn Road and nearby intersections. It was decided that the town's review engineer, Stantec, will conduct a town-wide traffic study paid for by the developer.
Discussion on the plan to fill the existing 'sandpit' area and how the topography will be utilized to create barriers between industrial and residential zones.
A comparison between a Planned Unit Development (PUD) and a traditional subdivision was presented, highlighting higher net revenue and greater housing diversity under the PUD model.
Board members expressed significant concerns regarding fire and EMS response times to the proposed site, noting that the nearest station is in Derry and current response times may exceed national standards. Discussion also covered the impact on fire and medical response times, the distance from existing stations, and the need for immediate rescue capabilities.
A public hearing regarding a site plan for 40 residential units, focusing on driveway width, fire department access, police department concerns regarding single-point ingress/egress, and related waivers and permits.
The board discussed the width of a 28-foot driveway and the potential need for pavement striping to prevent illegal parking and reinforce fire lanes, noting that current regulations require a 24-foot travel lane.
The board reviewed and voted on multiple items regarding a residential development project, including waivers, wetland buffer impacts, and conditional use permits.
A board member requested a more efficient way to access digital documents (such as via OneDrive) prior to meetings to allow for better research.
The board acknowledged that Kelly Kering will be leaving her position to become a City Planner in Concord.
Controversy & dissent
Potentially controversial issues
Proposed 1,028-unit PUD at 109 Auburn Road
Emergency Service Response Times
Community vs. board tension
Public comment
Decisions logged
Action items
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grok-4.3, gemma-4-26b, grok-4.20-0309-reasoning · analyzed 2026-06-02.
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