Planning Board — May 12, 2026

The board was informed that PR Sports, LLC withdrew their application pending a ZBA variance regarding sound and outdoor courts. The Clark subdivision and Main Street 401 LC site plans also requested continuances.

The agenda was adjusted to reflect withdrawals and continuances.

PR Sports, LLC likely to be heard by the ZBA on June 2nd or in July; Main Street 401 LC continued to June 23, 2026.

The proposal involves converting a vacant retail space into a cigar shop (no lounge) and a car rental agency. A technical issue was discussed regarding a pavement setback that is 23.6 feet instead of the required 25 feet. The board discussed whether to treat this as a pre-existing non-conforming use. The board discussed various site conditions including the accommodation of vehicle sizes (no tractor-trailers), parking for display and rental vehicles, and maintaining landscaping. The board ultimately decided to rely on previously accepted as-built plans to avoid unnecessary 'red tape' for the applicant while requiring a correction to a 25-foot setback during future parking lot reconstruction.

The board reached a consensus to allow the setback to remain as a non-conforming use, with a note to correct it during future parking lot redevelopments. The board granted conditional approval for the change of use subject to eight specific conditions.

The applicant must comply with conditions including paying impact fees and providing a certified as-built site plan.

The applicant proposed removing a long-standing paved encroachment into a wetland buffer and restoring the area with specific plantings. Abutters raised concerns regarding historical drainage issues and flooding, while the board debated whether to withhold Certificates of Occupancy (CO) for existing units until remediation is complete. The developer argued that releasing one CO would provide capital for the work.

The board granted conditional approval for the new unit and a compromise on the existing units.

Applicant to perform wetland remediation and submit monitoring reports for three growing seasons.

The applicant requested permission for three banners and several flags to build awareness for the store's anticipated mid-July opening. The planning department confirmed the request is within reasonable sign ratios and emphasized that the permit is for one-time use only.

The request for temporary signage and the site plan were unanimously approved.

The proposal includes 22 townhouses with a boulevard entrance and a small recreation area. Abutters raised intense concerns regarding a lack of proper notification during the initial zoning process, potential traffic congestion on Main Street, the removal of mature trees, and the need for privacy fencing. The applicant proposed a six-foot fence and a commitment to keep the recreation area as grass only (no pickleball/basketball). The board debated whether individual trash service is feasible due to tight site constraints, suggesting a central dumpster instead. Significant debate occurred regarding the removal of mature trees due to necessary grade changes for height compliance, as well as concerns from neighbors regarding traffic density, drainage adequacy, and the loss of green space.

The plan was accepted as complete, but the meeting was continued to allow for further review. The board decided to continue the hearing to allow the applicant to address several concerns.

The application is pending a third-party engineering review and a traffic consultant's review. The applicant must explore a retaining wall to preserve trees, provide a detailed impact study (public safety, roads, schools, etc.), and the applicant's representative has committed to an in-person meeting with abutters.

The applicant proposed relocating a patio, removing certain sidewalks and ADA spaces, and infilling mulch beds to facilitate snow removal. The board expressed caution regarding the removal of sidewalks in the public right-of-way and the impact on pedestrian connectivity.

The board expressed general comfort with the proposal, provided changes are memorialized in an as-built plan, but noted that sidewalk removal requires consultation with Municipal Services.

The applicant, managing an event center under construction, requested to add tables for their previously approved food truck service.

The board approved the temporary setup on a food truck basis until the certificate of occupancy is issued.

The board reviewed unapproved signage and a discrepancy regarding the tree line, where mature vegetation was cleared despite the approved plan showing a proposed tree line. Members noted that the applicant cleared mature vegetation that was supposed to be retained per the site plan. The applicant claimed they could not plant new trees due to a septic leach field, but Board members observed there appears to be sufficient room for a new tree line.

The board noted the discrepancies, including the unpermitted signage and the loss of the tree line, for the record. The Board determined that the applicant must be required to implement a new tree line to remediate the loss of mature vegetation.

Staff will communicate the requirement for a new tree line to the property owner.

The applicant is seeking a CO for a portion of the units but has not yet striped the site due to recent site modifications. There was a question of whether the Board could accept a bond or letter of credit for such items.

The Board clarified that they are not comfortable issuing a CO before the site has been striped and that the plan must be adhered to.

The speaker acknowledged the New Hampshire Planning Association award, citing public participation and implementation as key factors. They also announced an Accessory Dwelling Unit (ADU) seminar scheduled for May 27th.

Formal acknowledgement of the award and announcement of the seminar.

ADU Seminar on May 27th at 5:00 PM.