Planning Board

City of Rochester Planning Board Monday, July 6, 2026 City Hall Council Chambers 31 Wakefield Street, Rochester, NH 03867 (These minutes were approved on, 2026) Members Present Mark Collopy, Chair Robert May, Vice Chair Peter Bruckner Rick Healey Zebadiah McGill Allison Burridge Don Hamann James Hayden Alternate Members Present None Members Absent Zebadiah McGill Matthew Richardson Staff: Seth Creighton, Director of Planning & Development Tracy Gora, Senior Planner of Planning & Development (These are the legal minutes of the meeting and are in the format of an overview of the meeting. A recording of the meeting, as well as the meeting’s minutes, can be found on the City Website. Paper minutes may be copied at the Planning & Development Office for a fee.) I. Call to Order Chair, Mark Collopy, called the meeting to order at 6:30 p.m. II. Roll Call Planning Department Senior Planner, Tracy Gora, conducted a roll call. III. Seating of Alternates None. IV. Communications from the Chair Collopy shared two updates. He explained that moving forward the “general public hearing” agenda item will be reserved for Workshop meetings only, in accordance with Planning Board 2026 07 06 PB minutes draft Page 1 of 7 bylaws. Additionally, Kevin Willey stepped down as an alternate member, Collopy stated that they will be seeking 2 alternate members. V. Continued Applications A. 68 Hemingway Drive, Elm Grove Properties on behalf of 68 Hemingway, LLC (Greenman-Pedersen, Inc.) Site Plan to construct 2 multi-family residential buildings with 206 units total, amenities, and necessary site improvements. Case# 258-63-R2-25, SP-25-7. ACCEPTANCE/PUBLIC HEARING/FINAL DECISION* A motion was made by Hamann and seconded by Bruckner to reopen the public hearing. Motion carried unanimously. David Jordan of Greenman Pedersen presented changes made to the site plan including moving the building out of the wetland buffer, clearer delineation of phasing for this project, and removing parking from wetland buffers. Jordan shared that all parking spaces proposed are porous pavement. A rain garden was added between a retaining wall and driveway where parking spaces were removed to help with stormwater retention. Jordan explained that this has not been reviewed by staff and will go back to TRG. Jordan elaborated on the phasing for this project. Phase 1 involves construction of the “Woods” building (everything shown in red on plans) and reiterated that staff require the connecting road to be established prior to new units being occupied. Phase 2 is the infill building (shown in blue on plans), shared amenities, and maintenance building. Jordan stated they received wastewater review from Weston and Sampson which determined that the City’s wastewater system can accommodate this project. He explained that there are a few minor peer review stormwater comments that still need to be addressed. Creighton explained that this project is still working towards conforming with the City’s rules and regulations. He expanded upon the choice to amend plans to remove parking from the wetland buffer instead of going before the Zoning Board. Creighton stated that this is the first staff have viewed the plans, therefore are unable to provide comment on the parking or landscaping changes. He encouraged the board to discuss whether there is enough parking with the removal of the spots within the wetland buffer. Creighton highlighted the changes at the Gonic Road and Gear Road intersection. Staff determined this warrants another review from the applicant’s traffic engineer. Jordan stated DOT reviewed original traffic study for the Gonic and Gear Road intersection. Collopy acknowledges he brought forth concerns about adding a turning lane at this intersection but yields to professional recommendation. Bruckner asked about the number of parking spaces for residents and visitors. Jordan replied that there are approximately 1.7 spaces per unit. Collopy asked about the relocation of EV spaces, and Jordan stated that the exact location is yet to be determined. Brucker asserted that EV spaces should not be assigned spaces and suggested that there are time constraints for how long a vehicle can access the space. Aaron Ravenelle with Elm Grove explained that the type of chargers installed drastically impacts charging times. 2026 07 06 PB minutes draft Page 2 of 7 A motion was made by Bruckner and seconded by Hamann to continue this application to the August 3, 2026 meeting. Motion carried unanimously. B. 0 Farmington Road, AutoZone, LLC on behalf of EVR Realty, LLC (Nobis Group) Site plan to construct 7,300± square foot retail building with associated infrastructure. Case# 208-16-GRD-25, SP-25-33. ACCEPTANCE/PUBLIC HEARING/FINAL DECISION* A motion was made by Hamann and seconded by Healey to reopen the public hearing. Motion carried unanimously. Henry Aquino and John Ralphs of Nobis Group presented on behalf of this project. Aquino described their need for another conditional use permit, and that they are going to the Zoning Board to address setbacks. He detailed the need for a waiver for reduction in parking spaces, as they needed to remove spaces initially planned in the buffer. He spoke to the fact that they addressed concerns from the fire department about the firetruck turning radius. Gora described why the continuance was requested from last meeting, and the need for the Conditional Use Permit. The Granite Ridge district has increased setback requirements, resulting in the need for a variance. The applicants have provided a draft safety plan for the 185-gallon tank, of which staff have completed a preliminary review. Gora details additional conditions of approval. Collopy suggested that the fire lane be labeled or have no parking signs, so it is kept clear. Bruckner sought clarification about the amount of pavement along the side of the building. Aquino stated this is for truck access to the loading area and garbage receptacles. Ralphs further explained there is an access easement for the residential building behind this property, which this paved area supports. Hayden sought clarification about approval processes, and why the Planning Board would approve a project that still needed a variance. Gora explained that due to a miscommunication about setbacks this is the order of operations. She stated that if the Zoning Board denied the variance, it would come back to Planning Board. Creighton added that the Zoning Ordinance has conflicting sections, but applicants are required to adhere to the stricter policies. A motion was made by Hamann and seconded by Healey to approve the Conditional Use Permit to allow drainage impacts to the wetland buffer. Motion carried unanimously. A motion was made by Hamann and seconded by Burridge to approve the Conditional Use Permit to allow storage, handling, and use of regulated substances in quantities exceeding 55 gallons per container or 600 pounds per container at any one time. Motion carried unanimously. A motion was made by Hamann and seconded by Bruckner to approve the Conditional Use Permit for development with more than 20% impervious of any lot or 5,000 square feet of land disturbance, whichever is greater, provided that an adequate stormwater management plan has been submitted. Motion carried unanimously. A motion was made by Hamann and seconded by Bruckner to approve the Waiver Request to allow 20 parking spaces where 22 are required. Motion carried unanimously. 2026 07 06 PB minutes draft Page 3 of 7 A motion was made by Hamann and seconded by Healey to approve the Site Plan application. The approval is consistent with the suggested conditions of approval provided by Staff, with any amendments made by the Board and noted in the minutes. Motion carried unanimously. VI. New Applications A. 283 and 287 Chestnut Hill Road, Wayne D. Torr (Stonewall Surveying) Minor Subdivision Application for a two-lot residential subdivision. Case# 206-41- A-26, SUBD-26-11. ACCEPTANCE/PUBLIC HEARING/FINAL DECISION* A motion was made by Bruckner and seconded by Hamann to accept this application as complete for review purposes. Motion carried unanimously. A motion was made by Hamann and seconded by Bruckner that this application is not a Development of Regional Impact. Motion carried unanimously. Ray Bisson of Stonewall Surveying explained that the property currently contains two residential homes. The intent of the application is to separate one of the homes from the larger parcel of land, creating 2.7-acre lot with 150 feet of frontage. Gora stated that staff have reviewed the draft easements for the driveway. She explained that one of the Conditions of Approval would be to clearly number each home for safety reasons. Burridge asked about the size and shape of the lot. Gora explained the discussion with staff and Bisson, and it was determined that this was the best option due to the regulations that the City has. A motion was made by Hamann and seconded by Healey to approve the Subdivision application. The approval is consistent with the suggested conditions of approval provided by Staff, with any amendments made by the Board and noted in the minutes. Motion carried unanimously. B. 34 Little Falls Bridge Road, Justin & Abigail Torr (Berry Surveying & Engineering) Site Plan Application for a campground with associated amenities, infrastructure and waiver requests. Case# 209-9-AG-26, SP-26-6. ACCEPTANCE/PUBLIC HEARING/FINAL DECISION* A motion was made by Hamann and seconded by Bruckner to accept this application as complete for review purposes. Motion carried unanimously. A motion was made by Hamann and seconded by Burridge that this application is not a Development of Regional Impact. Motion carried unanimously. Christopher Berry from Berry Surveying and Engineering stated this project has gone before the ZBA, and Planning for a design review. Berry detailed all the permits they have acquired and are waiting for. Shared the stormwater plan and the FEMA flood zone plan. Amenities include pool, playground, dog park, and camp store. Priscila Boudreau of 26 & 28 Little Falls Bridge Road brought forth concerns about traffic, the efficacy of the traffic study, increase of pedestrian use, and flooding. P. Boudreau requested 2026 07 06 PB minutes draft Page 4 of 7 road infrastructure improvements before further development was made. She sought clarification of the 50 ft buffer from her property. Richard Boudreau of 22 Little Falls Bridge Road had concerns about wetlands, referencing ground water in the area. He asked for road improvements, including widening and sidewalks. R. Boudreau stated fears about speeding on this road and increased traffic when current infrastructure cannot support it. He asked for the project to be reduced or eliminated. Tammy Roberge of 22 Little Falls Bridge Road, asked about the runoff of oil, etc., and the impact on ground water. Berry addressed the concerns of the abutters. He shared that Strafford Regional Planning provided updated traffic counts that have been seasonally adjusted. He acknowledged the challenges that this road currently possesses and that this project would increase traffic no more than a subdivision. He described the infiltration system which treats stormwater runoff. The applicants have taken the flood zones into consideration with the layout and materials used. Currently there is a 50 ft buffer from the campsite itself, which is a stone pad and abutting properties. Creighton explained that a campground is only allowed through a special exception from the Zoning Board and shared the required design criteria. He stated that the Planning Board can make more strict conditions of approval than the ZBA required. Creighton believed the applicants have met state standards, though it falls to the City to enforce the standards as the state does not inspect. He shared that staff spoke extensively about the second egress, amenities, and sites being removed from buffer areas. Collopy asked if there was a consulting group that helped design the engineering. Berry confirmed that they did work with a consulting group. They sought this support as a campground is different from traditional residential or commercial properties. Collopy asked about the secondary access to see If it can be used as an exit during peak times leaving. Berry talked about this being left open as a possibility to help relieve traffic during peak times or times like bike week. Healey asked about the number of restrooms. Berry detailed the locations of the 2 bathhouses available. Collopy spoke from experience, stating while campers may have toilet and shower facilities, many people still access the bathhouses and restrooms for convenience. Collopy asked about signage for the campground. Berry described that the sign as downlit, located by the entrance, slightly off the roadway. A motion was made by Hamann and seconded by Bruckner to approve the Site Plan application. The approval is consistent with the suggested conditions of approval provided by Staff, with any amendments made by the Board and noted in the minutes. Motion carried unanimously. C. 168 Brock Street, Matthew & Michelle Wirth, (Allen & Major Associates, Inc.) Residential Site Plan Application to create a multi-family development with associated parking and infrastructure, Conditional Use Permit for wetland 2026 07 06 PB minutes draft Page 5 of 7  buffer impacts and a waiver request. Case# 131-60-1-R2-26, SP-26-8. ACCEPTANCE/PUBLIC HEARING/FINAL DECISION* A motion was made by Hamann and seconded by May to accept this application as complete for review purposes. Motion carried unanimously. A motion was made by Hamann and seconded by Healey that this application is not a Development of Regional Impact. Motion carried unanimously. Michael Malynowski with Allen & Major Associates presented this project to the Board. He briefly described the lot - approximately 7 acres, with development contained to the roadside, 2 buildings with 2 units each, with a total of 10 parking spaces, utilizing City water and Sewer. Gora stated that there is a Conditional Use Permit for the wetland buffer, which Conservation Commission supports. Additionally, the Waiver Request is supported by staff. Creighton clarified that only the Planning Board can set conditions of approval, so the suggestions made by the Conservation Commission would need to be approved by the Board. Referencing the stonewall, and concerns about the wall failing or wetland impacts. Hayden added that it would make sense for a structural engineer to look at the design. Malynowski said this is more of a landscaping wall than a retaining wall. Bruckner asked about the wall width. Malynowski replied it is between 5 and 6 feet, most of which will be buried under the gravel accessway. A motion was made by Bruckner and seconded by Hamann to approve the wetland buffer reduction for grading in accordance with Article 12.9.B.2. of the Zoning Ordinance. Motion carried unanimously. A motion was made by Hamann and seconded by Bruckner to approve the waiver request from Article III, Section 10.E.3 of the Site Plan Regulations to reduce the drive aisle width from 24 to 22 feet. May asked if there is a reason for doing this, is it beneficial in some way. Malynowski replied that it was to limit the amount of pavement on the site and allows them to add more landscaping alternatively. Motion carried unanimously. A motion was made by Hamann and seconded by Bruckner to approve the Site Plan application. The approval is consistent with the suggested conditions of approval provided by Staff, with any amendments made by the Board and noted in the minutes. Motion carried unanimously. D. 6 Norway Plains Road, Robert Craven (Round Pond Soil Surveying) Amendment to Approved Subdivision for a Conditional Use Permit to allow proposed residential structure in wetland buffer. Case# 222-59-1-HC-26, SUBD-26-13. REQUEST FOR CONTINUANCE TO THE AUGUST 3, 2026 MEETING. 2026 07 06 PB minutes draft Page 6 of 7 A motion was made by Hamann and seconded by Burridge to continue this application to the August 3, 2026 meeting as requested by the applicant. Motion carried unanimously. VII. Other Business A. Planning Update None. B. Other None. VIII. Adjournment A motion was made by Hamann and seconded by Bruckner to adjourn the meeting at 9:04 pm. Motion carried unanimously. Respectfully submitted, Chelsea Berge Administrative Assistant II Planning & Development 2026 07 06 PB minutes draft Page 7 of 7