Planning Board

Agenda

1. Call to Order
2. Roll Call
3. Approval of Meeting Minutes
4. 25-705 Planning Board meeting minutes - October 15, 2025
   consent report
5. Agenda Overview
6. **Consent Agenda**
7. 4A. Architectural Design Review Appointment Renewals Reappoint Elizabeth Durfee Hengen and Ron King as members of the Architectural Design Review Committee for 3-year terms, to expire on December 31, 2028
   consent report
8. Design Review Applications by Consent
9. 5A. Signarama of Concord, on behalf of Noble Spirit and Stephen and Sharon Wareing, requests architectural design review recommendations to replace an existing free-standing sign panel with a new 52.18-square-foot internally illuminated free standing sign panel (SP-0648-2025), and to replace an existing building wall sign with a new 20.75-square-foot non-illuminated building wall sign (SP-0649-2025) at 234 S Main St in the Urban Commercial (UC) District. (PL-ADR-2025-0131) (2025-118)
   consent report
10. 5B. Alex Stoyle, on behalf of Monitor Statesman, LLC, requests an architectural design review recommendation for exterior changes of a building at 10 Pleasant St Extension, in the Central Business Performance (CBP) District. (PL-ADR-2025-0133) (2025-121)
    consent report
11. Determination of Completeness Items by Consent
12. 6A. TFMoran and Unitil Energy Systems, Inc. request approval for a major site plan application, architectural design review, a conditional use permit for essential public utilities and appurtenances, a conditional use permit for a bluff buffer disturbance, and certain waivers from the Site Plan Regulations, including a waiver to allow the determination of completeness and public hearing in the same meeting, for the construction of a new substation, at Tax Map 494Z Lot 44, addressed as 1-7 McGuire Street, in the Industrial (IN) District. (2025-105) (PL-SPR-2025-0047).
    public hearing report
13. 6B. Northpoint Engineering, LLC, on behalf of Ciborowski Associates, LLC, requests approval for a major site plan application, a conditional use permit to allow a portion of a proposed mixed-use building to be constructed to a maximum height of 89feet-6inches from area average grade, a conditional use permit application to allow the partial obstruction of views of the State House Dome, and certain waivers from the Site Plan Regulations for the construction of a new 8-story, mixed use building at Tax Map 6443Z Lot 27, addressed as 56 North Main Street in the Central Business Performance (CBP) District. (2025-123) (PL-SPR-2025-0049) (PL-CUP-2025-0101) (PL-CUP-2025-0102)
    public hearing report
14. 6C. Northpoint Engineering LLC, on behalf of Phenix Hall, LLC, requests approval for a major site plan application and certain waivers from the Site Plan Regulations for the construction of a 6-story addition and other site improvements at Tax Map 6443Z Lot 28, addressed as 2 Phenix Ave in the Central Business Performance (CBP) District. (2025-125) (PL-SPR-2025-0050)
    public hearing report
15. Extensions by Consent
16. **End of Consent Agenda**
17. Public Hearings
18. Design Review Applications
19. 8A. In accordance with Section 28-9-4(f)(8) Request for Reconsideration of the Zoning Ordinance, New England Life Care, on behalf of TDL Investments LLC, requests reconsideration of the architectural design review decision made by the Planning Board at their September 17, 2025 meeting where the Board conditionally approved a new 14.3-square-foot internally illuminated wall sign (SP-0630-2025) and a 21. 25-square-foot internally illuminated panel replacement (SP-0631-2025) in an existing freestanding sign at 374 Loudon Rd in the Gateway Performance (GWP) District. (2025-098) (PL-ADR-2025-0117)
    public hearing report
20. Site Plan, Subdivision and Conditional Use Permit Applications
21. 9A. Alex Stoyle, on behalf of the City of Concord, requests an architectural design review approval for site improvements at Tax Map 7412Z Lot 14, addressed as 75 Storrs Street, in the Central Business Performance (CBP District. (2025-119) (Continued by owner until January 21, 2026)
    public hearing report
22. 9B. Richard D. Bartlett & Associates, LLC, on behalf of Patricia R. and Douglas W. Hicks, requests approval for a minor subdivision application and certain waivers from the Subdivision Regulations for a two-lot subdivision at Tax Map 28Z Lot 34, addressed as 131 Shaker Road, in the Open Space Residential (RO) District. (2025-120) (PL-MIS-2025-0045) Continued to January 21, 2026 at the request of the applicant.
    public hearing report
23. 9C. Smarmolemi Earth LLC requests approval for a minor subdivision application and certain waivers from the Subdivision Regulations for a three-lot subdivision, at Tax Map 11Z Lot 52, addressed as 138 Snow Pond Road, in the Open Space Residential (RO) District. (2025-092) (PL-MIS-2025-0043)
    public hearing report
24. 9D. Nobis Group, on behalf of St. Paul's School, requests approval for a major site plan application, architectural design review, and conditional use permit for disturbance to wetland buffers, and certain waivers from the Site Plan Regulations for the construction of a 17,600-square-foot building addition, relocated squash courts, and other site improvements, at Tax Map 724Z Lot 1/10/A, addressed as 80 Dunbarton Road and Tax Map 811Z Lot 1/A, addressed as 117 Dunbarton Road, in the Institutional (IS) and Open Space Residential (RO) District. (2025-114) (PL-SPM-2025-0026) (PL-CUP-2025-0099)
    public hearing report
25. 9E. Richard D. Bartlett & Associates, LLC, on behalf of the State of New Hampshire, 2Granite Place, LLC, and Foxfire Property Management LLC, request approval for a minor subdivision application for a lot line adjustment and resubdivision of Tax Map 583Z, Lots 63 and 64, addressed as 1 Granite Place, Tax Map 583Z Lot 63-1, and Tax Map 651Z, Lot 68, in the Institutional (IS), Single Family Residential (RS), and Open Space Residential (RO) Districts. (2025-124) (PL-MIS-2025-0046)
    public hearing report
26. 9F. Northpoint Engineering, LLC, on behalf of Ciborowski Associates, LLC and Phenix Hall, LLC, requests approval for a minor subdivision application for a lot line adjustment and the discontinuance of Phenix Ave at Tax Map 6443Z Lot 27, addressed as 56 North Main St and Tax Map 6443Z Lot 28, addressed as 2 Phenix Ave, in the Central Business Performance (CBP) District. (2025-122) (PL-MIS-2025-0047)
    public hearing report
27. Amendments
28. Other Items
29. Other Business
30. 10A. Public Workshop (6:30 p.m. to 7:00 p.m.) regarding the proposed Master Plan Request for Proposals, along with a report from the Deputy City Manager - Development.
    Information item
31. Any other business which may legally come before the Board.
32. Adjournment
33. Information
34. i. Architectural Design Review Committee meeting minutes - November 4, 2025
    Information item
35. ii. Report for November 19, 2025 - Minor Revisions to Approved Plans
    Information item
36. Next regular monthly meeting is Wednesday,
37. Note: To review meeting agendas please visit the City’s Website, www.concordnh.gov, or view the notice posted at City Hall. All City of Concord public meetings are accessible for persons with disabilities. Any person who feels that he or she may be unable to participate in a City of Concord public meeting due to a disability should, to the extent possible, call (603) 225-8515 at least 48 hours prior to the meeting so that a reasonable accommodation can be arranged. For meetings held in the City Council Chambers, any person who is unable to access the upper level of the Council Chambers to address the City Council or any other public body may use the podium and/or microphone located at the lower level of the Council Chambers. Other reasonable accommodations may be available upon request.