Planning Board

Agenda

1. Call to Order
2. Roll Call
3. Approval of Meeting Minutes
4. 26-448 September 16, 2026 Planning Board Minutes
   public hearing report
5. Agenda Overview
6. **Consent Agenda**
7. Design Review Applications by Consent
8. 5A. Spectrum Signs & Graphics, on behalf of Concord Center, LLC, requests architectural design review approvals for 1 new, 40-square-foot non-illuminated monument sign (FS-S1 - SP-0867-2026), 3 new, 6.2-square-foot non-illuminated wayfinding signs (S-2 - SP0868-2026, S-2D - SP-0872-2026), and S-2F - SP-0874-2026), 2 new, 6-square-foot non-illuminated wayfinding signs (S-2 - SP-0870-2026 and S-2C - SP-0871-2026), and 1 new 24.1-square-foot non-illuminated wayfinding sign (S-2E - SP-0873-2026) at 124-130 Hall Street in the Industrial (IS) District. (PL-ADR-2026-0212) (2026-099) (Continued to the date certain of the November 18, 2026 Planning Board meeting, at the request applicant)
   public hearing report
9. 5B. Paulet Boghosian, on behalf of Who Doesn’t Want That and HC Veritas LLC, requests an architectural design review approval for a new 8-square-foot non-illuminated window sign (SP-0855-2026) at 31A South Main St in the Central Business Performance (CBP) District. (PL-ADR-2026-0209) (2026-095)
   consent report
10. 5C. Concord Comprehensive Treatment Center, on behalf of EWT 54 LLC, requests architectural design review approvals for a new 1.5-square-foot non-illuminated building wall sign (SP-0878-2026) and a new 10-square-foot non-illuminated freestanding sign (SP-0879-2026) at 89 North State Street in the Civic Performance (CVP) District. (PL-ADR-2026-0211) (2026-096)
    consent report
11. 5D. Advantage Signs, on behalf of Alera Group and 13-19 Chenell Drive Business, requests architectural design review approvals for two new, externally illuminated freestanding sign panels of 7.03-square-feet (SP-0864-2026) and 7.9-square-feet (SP-0865-2026), and 1 new 6-square-foot non-illuminated building wall sign (SP-0866-2026), all to replace existing signage, at 15 Chenell Drive in the Office Park Performance (OFP) District. (2026-105)
    consent report
12. 5E. Spectrum Signs & Graphics, on behalf of Concord Center, LLC, request an architectural design review approval for a new 12.5-square-foot non-illuminated freestanding tenant directory sign (SP-0875-2026) at 134 Hall Street in the Industrial (IS) District.
    consent report
13. 5F. Poyant Signs Inc, on behalf of Dunkin Donuts and GTY MA/NH Leasing Inc, requests architectural design review approvals for a new illuminated building canopy (BP-1804-2026), to replace an existing canopy, 1 new 19.59-square-foot internally illuminated building wall sign (SP-0856-2026) to replace an existing wall sign, and 1 new 19.24-square-foot internally illuminated tenant panel sign (SP-0857-2026) to replace an existing tenant panel in an existing freestanding sign at 333 Loudon Road in the Gateway Performance (GWP) District. (PL-ADR-2026-0208) (2026-093)
    consent report
14. Extension Requests by Consent
15. 6A. Northpoint Engineering, LLC, on behalf of Enterprise Mobility and Skuffy’s LLC, request a one-year extension, requested on September 8, 2026, to the October 15, 2026 conditionally approved minor site plan application for Tax Map 781Z Lot 31, addressed as 28 Manchester Street in the Gateway Performance (GWP) District. Extending the conditional approval expiration date from October 15, 2026 to October 15, 2027. (PL-EXT-2026-0032) (2025-104)
    consent report
16. **End of Consent Agenda**
17. Site Plan, Subdivision, Comprehensive Development Plans, and Conditional Use Permit Applications
18. 7A. Eastern Development, on behalf of Ryan Taber, requests minor subdivision approval for a 2-unit condominium conversion at Tax Map 494 Lot 3, addressed as 3 Palm Street in the Neighborhood Residential (RN) District. (2026-026) (PL-MIS-2026-0049) (Continued to the date certain of November 18, 2026, at the request of the applicant)
    public hearing report
19. 7B. Wilcox & Barton, Inc, on behalf of St. Paul’s School, requests major site plan application approval for the construction of a new 2,208-square-foot building, for the use as a mail and drop off center, serving the St. Paul’s School campus, along with associated site improvements at Tax Map 723Z Lot 13-1, addressed as 7 Rectory Road in the Institutional (IS) District. As part of the major site plan application, the applicant also requests conditional use permit approval pursuant to Section 28-4-3(d) Conditional Use Permits Required for Certain Disturbance of Wetland Buffers to allow for approximately 754-square-feet of wetland buffer impact for tree clearing and certain temporary and permanent buffer impacts associated with the proposed stormwater management system.(PL-SPR-2026-0067) (PL-CUP-2026-0129) (2026-091) (Applicant has requested to continue to the date certain of November 18, 2026)
    public hearing report
20. 7C. Sousa Signs, LLC, on behalf of BKP Invest I, LLC, requests conditional use permit application approval pursuant to Section 28-6-7(i) of the Zoning Ordinance, to allow for building wall signs to be located above the sills of the first level of windows above the first story, or placed more than 25-feet above grade, at Tax Map 781Z Lot 29, addressed as 30 Manchester Street in the Gateway Performance (GWP) District. (PL-CUP-2026-0132) (2026-102) Sousa Signs, on behalf of The Common Man Roadside and BKP Invest 1 LLC, requests architectural design review approvals for 1 new 87.3-square-foot internally illuminated freestanding sign (SP-0828-2026), 1 new 85.4-square-foot internally illuminated building wall sign (SP-0829-2026), 1 new 37.1-square-foot internally illuminated building wall sign (SP-0830-2026), 2 new, 100.7-square-foot internally illuminated building wall signs (SP-0836-2026 & SP-0838-2026), 2 new, 42.9-square-foot internally illuminated building wall signs (SP-0837-2026 & SP-0839-2026), 3 new, 40-square-foot internally illuminated building wall signs (SP-0833-2026, SP-0834-2026, & SP-0835-2026), 1 new, 6.8-square-foot non-illuminated building wall sign, (SP-0832-2026), 1 new, 10.8-square-foot non-illuminated building wall sign (SP-0831-2026), and 3 new, 29.25-square-foot internally illuminated canopy signs (SP-0840-2026, SP-0841-2026, & SP-0842-2026) at 30 Manchester Street in the Gateway Performance (GWP District. (PL-ADR-2026-0199) (2026-079)
    public hearing report
21. 7D. Terry Odell, on behalf of Odell Family Trust 2016, requests conditional use permit application approval, pursuant to Section 28-7-8(b) Separation of Driveways in Residential Districts and Section 28-7-11(f) Driveway Separation Alternatives, to allow a second driveway on a lot with less than 40-feet separation between other existing driveways on an adjacent lot and less than 250-feet of lot frontage at Tax Map 201P Lot 46, addressed as 27 Hobart Street in the Single Family Residential (RS) District. (PL-CUP-2026-0124) (2026-085)
    public hearing report
22. 7E. Richard D. Bartlett & Associates, a division of Nobis Group, on behalf of Dragoon Family Trust, requests conditional use permit application approval, pursuant to Section 28-7-8(b) Separation of Driveways in Residential Districts and Section 28-7-11(f) Driveway Separation Alternatives, to allow a second driveway on a lot with less than 40-feet separation between other existing driveways on the same and adjacent lots and less than 250-feet of lot frontage at Tax Map 7324Z Lot 2 addressed as 109-109.5 Warren Street in the Neighborhood Residential (RN) District. (PL-CUP-2026-0128) (2026-090)
    public hearing report
23. 7F. Gallagher Callahan & Gartrell, PC, on behalf of Caroline C. McAuliffe Trust, requests conditional use permit application approval, pursuant to Section 28-7-8(b) Separation of Driveways in Residential Districts and Section 28-7-11(f) Driveway Separation Alternatives, to allow a second driveway on a lot with less than 40-feet separation between other existing driveways on the same and adjacent lots and less than 250-feet of lot frontage, at Tax Map 6531Z Lot 14, addressed as 21 Valley Street in the Single Family Residential (RS) District. PL-CUP-2026-0131 (2026-101)
    public hearing report
24. 7G. Gallagher, Callahan, & Gartrell, PC, Jones and Beach Engineering, Inc, and Onyx Partners, Ltd, on behalf of Onyx SteepleGate Concord, LLC, Onyx Regal Concord, LLC, and Onyx TD Concord, LLC, requests comprehensive development plan approval for the consolidation of condominium and resubdivision into separate lots and ownership, and a proposed mixed-use redevelopment to include certain on and offsite improvements, a fueling station, and approximately 600 residential unit apartments, approximately 329,200-square-feet of commercial/retail, and approximately 5,040 square-feet of restaurant use at Tax Maps: 611Z Lot 40 addressed as 270 Loudon Rd; 611Z Lot 39 addressed as 282 Loudon Rd; 61Z Lot 9 addressed as 277 Sheep Davis Rd 270; and, 611Z Lot 41 addressed as 260 Loudon Road, all within the Gateway Performance (GWP) District. (2026-041) (PL-CDP-2026-0002)
    public hearing report
25. 7H. Gallagher Callahan & Gartrell PC and Jones & Beach Engineers, Inc, on behalf of Onyx Partners, Ltd and Onyx Steeplegate Concord, LLC, requests major site plan application approval for the construction of a 4-story, 133,600-gross-square-foot, 110-unit multifamily building and associated site improvements at Tax Map 611Z Lot 40, addressed as 270 Loudon Road in the Gateway Performance (GWP) District. As part of the major site plan application the applicant also requests conditional use permit approval pursuant to Section 28-4-3(d) Conditional Use Permits Required for Certain Disturbance of Wetland Buffers, to allow for the temporary impact of approximately 1,900-square-feet of wetland buffer to facilitate the grading and construction of the new structure. Lastly, as part of the major site plan application, the applicant requests conditional use permit approval pursuant to Section 28-7-13(a) Table of Off-Street Loading Requirements, to reduce and/or modify the configuration of the required off-street loading spaces. (PL-SPR-2026-0068) (PL-CUP-2026-0130) (PL-CUP-2026-0133) (2026-092)
    public hearing report
26. 7I. TFMoran Inc, on behalf of 94 Manchester St, LLC, requests approval for a major site plan application for a new 4-story, 14,768-square-foot footprint building and other site improvements at Tax Map 781Z Lots 12, 12-1, 12-2 and 12-3, addressed as 94-98 Manchester Street in the Highway Commercial (HC) and Office Park Performance (OCP) Districts. (2026-005) (PL-SPR-2026-0057)
    public hearing report
27. 7J. Wilcox & Barton Inc, on behalf of Two Wheeler Holdings, LLC, requests major site plan and architectural design review approvals for the conversion of an existing 30,310-square-foot building along with a 2,470-square-foot addition for a car dealership, 70,270-square-feet of additional pavement for driveways, parking, and vehicle storage, and other associated site improvements at Tax Map 782Z Lot 44, addressed as 110 Manchester Street in the Highway Commercial (CH) and Office Park Performance (OFP) Districts. As part of the major site plan application, the applicant also requests conditional use permit approval pursuant to Section 28-7-10(b) Parking Lot Interior Landscaping Required, to allow the distance between a parking space and a landscaped area to exceed 120-feet for vehicular display. (2026-044) (PL-SPR-2026-0061) (PL-CUP-2026-0127)
    public hearing report
28. 7K. Nobis Group, on behalf of The Stabile Group, Bow Mills United Methodist Church, Inc, and D. McLeod Inc, requests approval for a major subdivision application for a new 24-lot subdivision of an existing 10.7-acre parcel known as Tax Map 8814Z Lot 4, including the construction of an approximately 900-foot municipal roadway, proposed as a continuation of Mooreland Avenue, which will connect to an approximately 800-foot municipal extension of Heather Lane, and associated municipal and non-municipal infrastructure. The project also includes a lot line adjustment with the abutting property known as Tax Map 8814Z Lot 3, addressed as 271 South Street, in the Single Family Residential (RS) District. (2026-059) (PL-MAS-2026-0013)
    public hearing report
29. 7L. Northpoint Engineering, LLC, on behalf of Granite Municipal Manufacturing & Sales, LLC, requests major site plan and architectural design review approvals for the construction of a new 8,160-square-foot building for the use as a micro-data center, office, garage, and single residential caretaker unit, and associated site improvements at Tax Map 40Z Lot 6, addressed as 52 Locke Road in the Industrial (IN) and Open Space Residential (RO) Districts. As part of the major site plan application, the applicant also requests conditional use permit approval pursuant to Section 28-4-3(d) Conditional Use Permits Required for Certain Disturbance of Wetland Buffers to allow for the restoration of approximately 54,780-square-feet of previous temporary wetland buffer impact for tree clearing and certain temporary and permanent buffer impacts associated with the proposed stormwater management system. (PL-SPR-2026-0066) (PL-CUP-2026-0126) (2026-087)
    public hearing report
30. 7M. Richard D. Bartlett & Associates, a Division of Nobis Group, on behalf of 125 NSS LLC, 10 Bradley Street LLC, Fred L. & Mertie L. Potter Revolcable Trust 2017, and 20 Franklin Street Concord LLC, requests minor subdivision application approval for a lot line adjustment between Tax Map 6523 Lot 86, addressed as 20 Franklin St, Tax Map 6522Z Lot 1, addressed as 125 North State St, Tax Map 6523Z Lot 85, addressed as 22 Franklin St, and Tax Map 6522Z Lot 9, addressed as 10 Bradley Street, in the Neighborhood Residential (RN) District. PL-MIS-2026-0061 (2026-100)
    public hearing report
31. 7N. Richard D. Bartlett & Associates, a Division of Nobis Group, on behalf of Paul Basil Makris Revocable Trust 2006 and Thessaly Holdings, LLC, requests minor subdivision application approval for a lot line adjustment to annex 1,411-square-feet from Tax Map 7321Z Lot 23, addressed as 110 School Street to Tax Map 7321Z Lot 24, addressed as 106 School Street, both within the Single Family Residential (RS) District. (PL-MIS-2026-0059) (2026-097)
    public hearing report
32. 7O. Hoyle Tanner & Associates Inc, on behalf of Cynthia and David Caron, requests minor subdivision application approval for a lot line adjustment to annex approximately 0.4-acres from Tax Map 183P Lot 24, addressed as 110 Peaceful Lane to Tax Map 183P Lot 23, addressed as 114 Peaceful Lane, both within the Open Space Residential (RO) District. PL-MIS-2026-0060 (2026-098)
    public hearing report
33. Other Business
34. Any other business which may legally come before the Board.
35. Adjournment
36. Information
37. 26-449 Architectural Design Review Committee Meeting Minutes - October 6, 2026
    Information item
38. 26-450 Report for October 21, 2026 - Minor Revisions to Approved Plans
    Information item
39. Next regular monthly meeting is Wednesday, November 18, 2026. A Special Master Plan Workshop Meeting will be held on Monday November 2, 2026 at 6pm
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