Public Meetings - Bedford, New Hampshire

The Bedford Town Council met on Wednesday, October 28, 2026. There was no public comment. The council recognized first responders, received the annual library update, heard the town manager's FY2027 budget presentation, made routine approvals, and then voted unanimously to enter non-public session at 8:30 p.m. Proclamation - The council presented a proclamation designating October 28, 2026, as National First Responders Day in Bedford. It recognized public works professionals, firefighters, police officers, EMTs, 911 operators, paramedics, and other emergency personnel. Library Annual Update - Library Director Miriam Johnson and Board of Trustees Chair Lee Joyce presented the library's annual update. - Circulation remains led by books; eAudio is the largest growth area at almost 10%. The library shares a consortium catalog of about 450,000 titles, processed about 36,000 holds and requests year to date, and handled about 1,600 interlibrary loan requests. - Adult and teen programming: 149 programs with almost 2,500 attendees, up 37% over last year and 210% over 2019. - Children's programming: 269 programs with 7,600 attendees, up about 4%. Summer reading had over 1,000 participants; winter reading had 135. - Monthly usage includes more than 10,000 visitors and about 1,500 Wi-Fi/computer users. Notary appointments grew from 16 per month in 2021 to 55 per month, and study room and meeting room use is up 31% over last year. - Other highlights included museum passes supported by about $7,500 per year from community organizations, a seed library with about 400 checkouts, a new foundation-funded 3D printer, new library-of-things items, a refreshed front garden, new children's seating, and the building's 30th birthday. Restroom renovation remains a future goal. FY2027 Budget Submission and Discussion - Town Manager Rick Sawyer presented the proposed FY2027 budget and recommended warrant articles. - The default-budget general fund operating appropriation is 1.8% over the FY2026 adopted budget, about $683,000. The manager's proposed general fund operating budget is 4.85% over adopted, about $1.8 million, and about 3% above the default budget. - Key budget drivers included road maintenance, significantly higher vehicle and equipment repair costs, diesel fuel proposed at 40% over 2025 actuals, gasoline at 25%, electricity at 10%, $430,000 for fire hydrants, $1,050,000 for trash shipping, nearly $600,000 in winter maintenance, a 33% workers' compensation increase of $90,000, and a health-insurance impact of more than $212,000 despite only a 0.9% premium increase. - The roads department requested $2.9 million in local road work; the manager proposed $2.4 million and recommended a $500,000 warrant article so voters could decide on the additional amount. - Staffing in the proposed budget includes 1.5 positions: a full-time working foreman in the sewer department, paid from sewer fees, and a part-time records clerk. The manager discussed but did not include requests for four firefighters, a traffic-focused police officer, a victim advocate, recreation assistance, and police vehicles. - Capital reserve deposits were proposed at nearly $4.7 million, equal to about 55 cents on the tax rate or $440 annually on an $800,000 home. The manager recommended separating sewer capital projects into their own vote. - The proposed budget uses $1 million of fund balance, which would lower the fund balance to about 11.9%, below the council's stated comfort level but within the 8%–17% policy range. - The new total town tax rate is $14.73, with a $3.38 municipal portion. The manager's proposed operating budget would reduce the municipal rate by 17 cents to $3.21; the default budget would reduce it by 32 cents to $3.06. If the proposed capital reserves, $500,000 road article, and additional police officer article were all approved, the municipal rate would be $3.84, a 46-cent increase, or about $368 per year on an $800,000 home. - Recommended warrant articles included the general fund operating budget; for the first time, a separate sewer enterprise fund vote; sewer capital projects; creation of a solar capital reserve for federal tax credits; additional road maintenance; an additional traffic-enforcement police officer; a possible Old Bedford Road sidewalk article; Nashville Road bridge authorization; and a potential DPW collective bargaining agreement article. - The manager also reported the solar field is producing well, with estimated annual net metering revenue of $125,000, renewable energy credits of $39,000, and an anticipated federal tax rebate of about $900,000. Town Manager's Report - Sawyer reported the new total tax rate of $14.73: municipal $3.38, school $10.41, and county $0.94. Tax bills were sent with payment due December 1. The total rate is down $1.76 from the 2025 rate of $16.49, and the municipal rate is down 49 cents. - He reminded residents about Red Ribbon Week, Bedford trick-or-treating on October 31 from 6 to 8 p.m., and the state general election on Tuesday, November 3, including polling-place traffic patterns at the high school. - Other reminders included the winter overnight parking ban starting November 1, upcoming library events, the citizen petition zoning amendment filing period from November 9 to December 9, Veterans Day closures, a PFAS public information meeting on November 16, and the Bedford Boomers model train show on November 21–22. Council Comments - Councillor Sullivan congratulated the Bedford Bulldogs Youth Cheer D8 squad on second place at the state championship and their upcoming regional competition. - Councillor Fehee reported that the Conservation Commission met to plan the coming year. - Councillor Bader reported that the Energy Commission discussed energy production and usage, and that all seven voting machines were successfully tested for the November election. - Councillor Sowell had no updates and encouraged residents to vote on Tuesday, November 3. - Councillor LeBec reported on a Highway Safety Committee discussion about speeding, and said the Facilities Committee will meet November 12 and December 10, with a subcommittee reviewing RFQs due November 5. Key Outcomes - The council appointed Kate Kelly as a regular member of the Conservation Commission, with a term expiring May 1, 2028, on a motion by Councillor Sowell, seconded by Councillor Fehee. The motion passed by voice vote, and the alternate vacancy will be advertised. - The council approved the proposed 2027 town council meeting dates on a motion by Councillor LeBec, seconded by Councillor Fehee. - The council approved the minutes of the October 14, 2026 public session on a motion by Councillor LeBec, seconded by Councillor Fehee, with one abstention. - The council voted unanimously to enter non-public session at 8:30 p.m. under RSA 91-A:3 II(d) to discuss the acquisition, sale, or lease of real or personal property. - No final budget vote was taken. The schedule includes budget workshops on November 4 and November 7, council review on November 18, final council action on December 9, a public hearing on January 13, 2027, deliberative session on February 1 with a February 3 snow date, and town election day on March 9, 2027.

The Bedford Town Council met on October 14, 2026, to hold a conservation land public hearing, receive a development activity update, award an IT infrastructure bid, schedule budget workshops, and approve updates to its rules of procedure. Public comments, a town manager report, and council committee reports were also presented. No agenda or minutes were available with the transcript. Public Comments & Testimony - A resident asked how recent council-approved spending was funded, citing $200,000 for fire department equipment, $165,000 for a Route 3 vehicle detection system, $516,000 for police body cameras and Tasers, and $145,000 for legacy lights. He asked whether voters had approved the expenditures. Officials responded that the projects were funded through capital improvement funds, impact fees, and capital reserves, and that detailed staff reports were attached to each agenda. - Ed Comasky, 40 Maple Drive, asked about the conservation parcel at 555 Wallace Road, noting it sits near existing conservation land and asking how the trail access and trust land would work. Discussion Items - Conservation land purchase – 555 Wallace Road: Planning staff and the Conservation Commission requested authorization to spend up to $335,950 from the conservation fund to buy approximately 2.4 acres from the Marsha A. Marston Trust at Tax Map 3, Lot 2. An additional $30,000 would cover due diligence and closing, for an estimated total of $365,950. The conservation fund balance is $2.15 million, with $800,000 in committed expenses, leaving a projected $1.7 million after the purchase. The Conservation Commission voted unanimously on September 22 to recommend the purchase. Staff said the land was identified for conservation in 2009, is surrounded by protected land, and would include a 100-foot non-disturbance deed restriction on the remaining frontage of Lot 3-5, a trail lease with the town and Piscataqua Lands Conservancy, and preservation discussions regarding the Dunlap House. Funding comes from current-use land sale receipts, not general taxpayer funds; the property currently pays about $6,000 in taxes. A paperwork reference to New Boston Road was corrected to Wallace Road. - Development activity update: Planning Director Hebert presented an overview of projects across Bedford. Commercial activity is concentrated in the performance zone along the South River Road corridor. Highlights included the renovated former Rite Aid plaza at 1 South River Road with a new Jersey Mike's and Sola Salon; Market & Main phase two substantially complete with J. Crew as the most recent tenant; a new 3,840-square-foot car wash at the Narea gas station; a restaurant planned in the former IHOP building; the 32,000-square-foot Genesis dealership; a 9,000-square-foot veterinary clinic; a proposed 19,000-square-foot medical office building; a proposed 48-unit River Road Landing apartment project with five workforce affordable units; a conditionally approved 35-unit workforce housing development at 9 Sunset Lane with 14 one-bedroom, 14 two-bedroom, and seven three-bedroom units, with 85% affordable; an approved 150,000-square-foot warehouse/light manufacturing building at 308 South River Road; a cardiovascular center expansion in a renovated 16,000-square-foot building; a Yatco gas station and 5,790-square-foot convenience store under construction; a Flex Warehouse building; Millennium Running and Humble Warrior Yoga expansions; St. Anselm's track and field facility; two cottage court developments (30 units at Rumlet Hill and 21 at Bedford Heritage Reserve); Riddlebrook Acres, a 54-townhome 55+ independent living project; and Merrill Farm, a 15-lot subdivision with 24 acres of turtle habitat conservation. She reported about 406,000 square feet of new commercial space approved or under construction, with 97% in the performance zone, and 83 approved multifamily units not yet built, including 35 workforce housing units. Councillors discussed the merits of cottage courts, emergency service impacts of senior housing, and affordability constraints. Staff noted senior housing is independent living, assisted living is not a permitted use and would require a zoning change, and affordability set-asides are set by state law with rates tied to the Manchester HUD region. - IT bid award – Bid 2026-1002: The town opened bids for servers and two storage devices, advertised since September 14. Two vendors submitted bids, and staff recommended the low bid of $126,570 from VARESORS LLC, funded by a capital reserve with a balance over $174,000. IT Director Paul Connolly said initial quotes were about $250,000, the town's infrastructure is aging, some equipment dates to 2012 or 2018, and the town is three versions behind on some manufacturer-supported equipment. He recommended a roughly three-to-five-year server rotation and said the town lacks formal versioning/sunsetting policies but mitigates risk by zoning and firewalling older systems. - Bedford Women's Club Festival of Trees: Councillor LeVec brought a request from the Bedford Women's Club for the council to donate and decorate a tree at the Fifth Annual Festival of Trees and Holiday Market. The council reached consensus to participate voluntarily, with individual contributions of about $15–$20 each, and no taxpayer funds would be used. - Budget workshop scheduling: Town Manager Sawyer noted the budget presentation is scheduled for the October 28 meeting, and the council must finalize the budget on December 9. The council decided by consensus to hold split budget workshops rather than a single six-hour session, starting Wednesday, November 4 at 5:30 p.m. and continuing Saturday, November 7, with an additional session possible if needed. - Changes to council rules of procedure: Town Manager Sawyer presented revised rules incorporating Councillor Fehey's proposed changes: councilors should provide updates during the council comment/committee update portion of the agenda; council appointees to boards are members or alternates rather than liaisons, with alternates voting only in place of absent members; and a council member expecting to miss a meeting must also notify their alternate. Town Manager Report & Council Reports - Town Manager Sawyer reported the Bedford Safety Complex open house drew an estimated 700–1,000 people, praised police/fire/DPW staff, and promoted fire prevention week recommendations on safe charging. He noted Bedford is essentially out of drought conditions for the first time in 60 weeks, with only a small southeast area still abnormally dry. Upcoming events included the Bedford Boomers Model Train Show October 24–25, Red Ribbon Week October 23–31, National Drug Take Back Day October 24, Halloween October 31 from 6–8 p.m., the November 3 general election from 7 a.m.–7 p.m. at Bedford High School, voter registration deadline October 28, and a DES PFAS public information meeting November 16 at 6 p.m. in Merrimack, broadcast on BCTV. - Councillor reports covered a Water & Sewer Committee meeting on October 1, conservation committee work, a BCTV board meeting October 29, the safety complex open house, Joppa Hill Educational Farm's fall fair, a Polls & Wires discussion of Millennium Running's pavement waiver, and the facility committee's RFQ for contract owners. Key Outcomes - Authorized the town manager to complete the purchase of the 2.4-acre Marston Trust parcel at 555 Wallace Road for up to $335,950, plus up to $30,000 for closing and due diligence, by voice vote with no opposition. - Awarded Bid 2026-1002 for IT servers and storage devices to VARESORS LLC for $126,570, by voice vote with no opposition. - Approved changes to the town council rules of procedure, by voice vote with no opposition. - Approved the minutes of the September 23, 2026 public session, by voice vote with no opposition. - Scheduled budget workshops for November 4 and November 7 by consensus, with an additional session possible. - Reached consensus to participate voluntarily in the Bedford Women's Club Festival of Trees without using taxpayer funds.

The Bedford Town Council met on September 23, 2026, to honor the town's oldest resident, review and approve transfer station fee updates, receive the draft 2027 Capital Improvement Plan, and approve non-union employee wage ranges. Discussions also included proposed clarifications to the council's code of conduct. The meeting opened with roll call, the Pledge of Allegiance, and a special proclamation. Proclamation – Boston Post Cane - The Council presented the Boston Post Cane to Georgette Hebert, born April 12, 1926, recognizing her as Bedford, New Hampshire's oldest resident. Ms. Hebert spoke warmly about her honor and shared memories. Council members offered congratulations. Public Hearing – Transfer Station Fee Schedule Updates - Public Works Director Brian Defosis and Environmental Coordinator Erica Douglas presented proposed rate changes for the transfer station. The proposal included: - Residential C&D (construction & demolition) and ABC (asphalt, brick, concrete) rates increasing by $5 per ton. - Commercial MSW, C&D, and ABC rates increasing by $15 per ton to $200 per ton. - Reasons cited: safety concerns (debris flying from unsorted containers), rising processing costs for ABC ($125,000 over the last decade), and the need to separate C&D materials. A new dumpster for C&D would improve safety. - A comparison with surrounding towns showed Bedford's proposed rates were in the mid-range; Nashua had lower rates due to its landfill. - Other updates: stopping acceptance of commercial truck off-road and heavy-duty tires (due to high disposal costs up to $260 per tire), expanding textile recycling bins through Parallax Impact (veteran-owned NH company providing free clothing to low-income families), and offering free screened compost to residents after testing. - Councillor Sullivan questioned why rates were not increased more to generate revenue, but the proposal aimed to cover costs, not profit. Town Manager Rick Sawyer noted the transfer station's budgeted revenue of $250,000 versus trucking costs of $1 million, so rates only offset tax impacts. - No public comments were offered. The public hearing was closed. Discussion Items Submission of Draft 2027 Capital Improvement Plan (CIP) - Assistant Town Manager Gene Walker presented the draft 10-year CIP totaling $83.7 million, with $9.73 million proposed for 2027. Key points: - $2.4 million is debt service for local roads and solar array bonds; $2.9 million is for local road maintenance from operating budget. - The CIP includes 24 projects and 41 equipment requests (65 total) valued at $4.01 million, excluding operating, enterprise, debt, and roadway items. - No new facility construction is included; a subcommittee is reviewing needs after the defeat of the South River Road fire substation article. - New equipment items: variable message board trailers ($25,000) and a sewer camera CCTV inspection system ($125,000 funded by sewer enterprise funds). - Inflation and long delivery times (24-40 months for emergency vehicles) require earlier funding commitments. - The plan remains flexible through the deliberative session (February 1, 2027, 6:30 PM). Councillors were encouraged to review and discuss with department liaisons. Approval of 2027 Non-Union Employee Compensation Wage Ranges - Human Resources Director Pam Hogan proposed a 2.45% increase in wage ranges for non-union employees, based on the CPI-W for the region (July-to-July average). This adjusts both minimums and maximums. One position was downgraded due to changed duties. - Hogan clarified that the vote only sets the ranges; individual merit increases and cost-of-living adjustments will be part of the budget process. Currently, all employees are within their ranges. The new ranges affect hiring and ensure current employees remain within bounds. - Councillor Levick asked about merit adjustments; Hogan explained they are separate and evaluated per employee. Councillor Sol requested a breakout of merit adjustments, which she said was previously promised but not received; staff will resend. - Motion by Councillor Bader, seconded by Councillor Sol, approved unanimously. Discussion of Changes to Town Council Code of Conduct and Rules of Procedure - Councillor Fehey proposed clarifications regarding: (1) liaison appointment expectations, (2) alternates for committee assignments, and (3) time commitment for election day duties. She noted new councillors often lack clarity. - Town Manager Sawyer offered to produce a track-changes edit of the document for future consideration. The council agreed to continue discussion at a later meeting. No action was taken. Key Outcomes - Transfer Station Rates and Rules – Approved as proposed, effective September 30, 2026. (Motion by Councillor Strand, second by Councillor Bader. Vote: unanimous ayes.) - 2027 Non-Union Wage Ranges – Approved to be effective January 1, 2027. (Motion by Councillor Bader, second by Councillor Sol. Vote: unanimous ayes.) - Minutes of September 9, 2026 Public Session – Approved. (Motion by Councillor Levick, second by Councillor Sowell. Vote: unanimous ayes.) - Next Steps: The CIP will be further discussed during budget workshops starting in November. The code of conduct revisions will be brought back with staff edits. Councillors will coordinate with the town moderator for the upcoming election.

The Bedford Zoning Board of Adjustment (ZBA) met on Tuesday, September 15, 2026, to consider two variance applications and a request for rehearing. Board members present were Chairman Neil Casally, Vice Chairman Alex Kellerman, regular members Joe Fahy and Elizabeth Kershaw, and alternates Kelly Gleason (seated as a voting member for this meeting) and Evan McCombs, with land use and development planner Colleen Olson. The board approved the August 18, 2026, meeting minutes, granted both variance requests before it, and voted to grant a rehearing of a previously denied garage variance, setting the rehearing for the October 2026 meeting. Consent Calendar - Approval of August 18, 2026 Minutes: Moved and approved as presented. Discussion Items Item 1 — Third Garage Stall Variance - The applicant sought a variance to add a third garage stall plus a mud room attached to the existing two-stall garage. - The applicant stated the home was positioned off two roads that were later connected—but not initially connected—when the home was constructed, and argued that denial would create unnecessary hardship and that no fair and substantial relationship existed between the ordinance's general purpose and its specific application to the property. - The applicant argued strict enforcement was not needed to preserve the ordinance's intent, noting the addition would still maintain approximately 20 feet of setback and remain 25 feet from the property line, and called the ordinance's spirit "absurd" in this context. - Abutters submitted letters of support, including a direct abutter at 102 Colonel Daniels, and the applicant reported neighborhood comments such as "we want to do the same thing" or "we wish we could do the same thing." - The board found all five variance criteria satisfied and approved the request. Item 2 — 14 Mountain Road Pool Variance - The applicant requested a variance from the 20-foot setback for an above-ground pool that was placed partially within the setback. - The applicant testified the property line runs at irregular bearings, was never marked or apparent on the land, and that land behind the setback is HOA common field owned by Bedford Three Corners Association—not residential—so strict enforcement would compel removal of a lawful amenity without protecting any resident's privacy. - The applicant noted the pool sits on gravel/stone with half-paver supports and no cement pad, that a prior deck and hot tub occupied the area, and that the lot is relatively small for Bedford, making it difficult to place the pool elsewhere on the property. - Board deliberation raised concerns that the pool was installed without first going through the permitting process (one member noted that if a permit had been sought, the setback discrepancy would have been found before the pool was placed) and that applicant cost alone is not a sufficient hardship unless supported by other factors. - Other members noted pools are reasonable uses, the lot constraints were real, and discussion about whether boundary markers were visible was "superfluous" and disregarded. - The board voted to grant the variance, with one member stating they were "a little ambivalent" but accepting the outcome. Item 3 — Kyle Lito Rehearing Request - Kyle Lito requested rehearing of the board's August 18, 2026, decision denying a variance from Article 3, Section 275-22A and Table 1 of the zoning ordinance to permit a 16×30-foot (480 sq ft) detached garage. - Board members discussed whether the prior decision involved inconsistent commentary from board members or a misapplication of the definition of "unnecessary hardship" as it pertained to the property, and whether new information—including topography and property-usage percentages contained in a follow-up email to the planning department—warranted rehearing. - One member cautioned that the thoroughness of the prior presentation is not a valid ground for rehearing, warning against "two bites of the apple" and diluting the first hearing, while another noted the rehearing could clarify ambiguity in the deliberative record. - The board voted to grant the rehearing to clear up the record, entertain additional information from the applicant, and hold a rehearing on the entire application, with abutter and public notice to follow. Key Outcomes - Approved: Third garage stall variance—all five criteria satisfied. - Approved: 14 Mountain Road pool setback variance, with one member expressing ambivalence. - Approved: Motion for rehearing of Kyle Lito's denied garage variance; full rehearing scheduled for the October 2026 meeting, with notice to follow.

The Bedford Town Council met on September 9, 2026, with Chair Phil Griazzo presiding. The council honored the Public Works Department's APWA re-accreditation and national award, awarded the Earl Legacy Park lighting contract, accepted Indian Rock Road, approved the 2 Hall Street lot restoration, heard the 2026 revaluation update, and acted on minutes and reports. Public Comments & Testimony - No one spoke during the formal public comment period. - Later, resident Russo of Hilltop Drive asked about money left after the Legacy Park lighting award. Town Manager Rick Sawyer replied that the recreation impact fee account had about $220,000 before the vote, so with up to $160,138 authorized about $60,000 would remain; the field improvements capital reserve had about $237,000, with $28,102 to be used, leaving about $200,000. Russo also said he had not seen a warrant for Legacy Park lighting; staff noted the topic had come up previously, including with Little League fields. Staff said voters had authorized the council to spend from those accounts. DPW Reaccreditation and APWA Award - Rich Benevento of the American Public Works Association recognized Bedford's re-accreditation. APWA has more than 34,000 members, 62 chapters, and 96 branches. Evaluators reviewed 144 practices and found 100 percent full compliance. Two new model practices were added: communication with governing boards through proactive monthly reports and the detailed snow-route plan. Bedford also received the APWA Industry Award for Asset Management at the Houston convention. Bedford remains the first and only accredited public works agency in New Hampshire. - Councilor Bader praised the DPW garage tour and said he was impressed by the team's enthusiasm and dedication. Award of Bid 05-2026: Earl Legacy Park Lighting - Public Works Director Brian DeFosis said Systems Electrical Inc. won the competitive bid; there were two bidders and four firms attended the mandatory pre-bid meeting. The base contract was $147,440, funded by $119,338 in recreation impact fees for tennis/pickleball court lighting and $28,102 from the field improvements capital reserve for LED retrofits of two basketball court poles. Up to $40,800 in additional impact fees could be needed for spread footings. - Councilor Sowell, the Parks and Recreation liaison, said she had not heard of the request and asked whether the funding method circumvented a failed vote. DeFosis replied that the lighting has been in the recreation master plan since 2018, and the town has funded master-plan projects piecemeal through capital reserves and impact fees after a larger $4.1 million bond request failed. Councilors Strand and Sullivan said the failed omnibus bond did not necessarily show opposition to this individual project. - The council voted to award the bid to Systems Electrical Inc. and to authorize up to $160,138 in recreation impact fees, with town manager change-order authority for footings up to $40,800. Acceptance of Indian Rock Road - DeFosis presented DPW's recommendation to accept Indian Rock Road as a class V public way. It is about 4,722 linear feet, or 0.894 miles, connects Pulpit Road at both ends, and follows the August 12, 2026 public hearing. As-built plans and mylars for the Preserve and Governor's View segments, signed developer deeds, and a crack-sealing deposit were received; Hoyle Tanner confirmed that the bridge registration work is acceptable. The stormwater maintenance contribution of $169,396.18 was received in December 2025 under Chapter 236. The town will assume responsibility for the roadway, drainage, and related easements. - Councilor Sowell asked about expected road life; DeFosis said the goal is 30 years with proper maintenance and he expects this road to meet that despite the centerline joint defect. Councilor Bader noted the town had received property taxes during the development period. The council voted to accept the entire road with all related easements/right-of-way dedications and the stormwater fee. Restoration of Involuntarily Merged Lots at 2 Hall Street - The item had been tabled on August 12, 2026. Town Manager Sawyer said the planning director and he met with the Gench family and believed their concerns were satisfied. The council approved additional language stating that the two parcels will have all zoning rights as grandfathered nonconforming lots and that the configuration is as proposed by staff and the town attorney, not by the property owner. - Staff said the owner's originally requested configuration was not legally available because a building crosses the property line. Councilor Levesque asked whether the language changed future rights; staff said it documents existing rights only, and future owners could seek another configuration through the Zoning Board of Adjustment without guaranteed approval. The council voted to approve partial restoration so Tax Map Lot 43-48 contains historic parcels 198-200 and the newly restored lot contains historic parcels 194-197. 2026 Revaluation Update - Town Assessor Doug Irvine presented the 2026 revaluation results. Gross total municipal valuation is about $7.7 billion, up 20.5 percent from about $6.4 billion in 2023 and up about $1.2 billion from 2025. The median single-family assessed home value is $807,500, up 18 percent from $678,400 before the revaluation. Commercial value rose 12 percent, residential rose 18 percent, or about 6 percent a year compared with 15 percent a year in the prior cycle. Professional offices rose 23 percent, apartments 19 percent, and restaurants 16 percent; among residential styles, century/antique homes rose 30 percent, and condos and colonials each rose 17 percent. A test using 25 qualified July sales showed a median ratio of 1.00, meaning assessments line up with sale prices. - Irvine said 195 informal hearings were held: 120 by phone and 75 in person, a little over 2 percent of properties. He cited a 2022 New Hampshire Board of Tax and Land Appeals case and Zillow's own disclaimer to explain that Zillow estimates are not recognized as appraisals. In regional comparisons, Bedford's 2024-2026 median sale price was $750,000, second to Hollis at $790,000, with the most sales among the top towns. Bedford's median sale price rose from $449,000 in 2017 to $817,500 in 2025. Irvine cautioned residents not to multiply their 2026 assessments by last year's tax rate, because the new rate will be lower but has not yet been set. Town Manager Report - Town Manager Sawyer reported on the September primary election: 4,877 ballots cast, 32 percent turnout, and 128 same-day registrants. This was the last September primary because state law moves it to June in two years. He also announced Captain Suetis's promotion, said Engine Two is now in service, and noted a new ambulance is awaiting equipment inspection. Drought conditions have improved to abnormally dry locally, but 93 percent of the state is in some drought category. Upcoming events include a senior health and wellness event on September 25 and the Safety Complex Open House on October 1. Councilor Comments - Councilor Bader reported that the Energy Commission heard from the Community Power Coalition of New Hampshire; rates may be lower than Eversource, but further work is needed and any launch would require a public meeting. Councilors praised election staff and new voting machines, recognized Suicide Awareness Month, gave Conservation Committee updates, and noted that the Historic Committee passed regulations and guidelines. The next Planning Board meeting is Monday. Key Outcomes - Awarded bid 05-2026 for Earl Legacy Park lighting to Systems Electrical Inc. for $147,440, with recreation impact fees authorized up to $160,138 and town manager change-order authority for spread footings up to $40,800. - Accepted Indian Rock Road as a town class V road with associated easements/rights-of-way and the stormwater contribution. - Approved partial restoration of involuntarily merged lots at 2 Hall Street, with grandfathered nonconforming lot rights confirmed. - Approved the public and non-public session minutes of August 12, 2026, and unsealed non-public minutes as recommended by staff.

The Bedford Zoning Board of Adjustment held a regular meeting on August 18, 2026, at 4:00 PM UTC. The board reviewed three variance applications: a car storage home occupation, a garage addition, and a detached garage. One application was approved with conditions, one was approved with conditions after revision, and one was denied. Consent Calendar - Minutes Approval: The board unanimously approved the meeting minutes of April 21, 2026, and July 21, 2026, with no changes. Public Comments & Testimony - Eric Lumbert (106 Jenkins Road): No public comments were made. - Matthew and Melissa Sorrett (60 Old Bedford Road): Neighbors Lisa Brent (58 Old Bedford Road) and Bill Brent (58 Old Bedford Road) expressed strong support for the garage addition. Lisa Brent stated she had lived there since 1965 and that the garage would provide more privacy and not detract from property values. Bill Brent noted that the lot sizes from the 1960s are small and that the applicant had improved the property over 20 years. - Kyle Litlow (105 McAllister Road): No public comments were made. Discussion Items - Item 1 – Eric Lumbert: Car Storage Home Occupation Variance - Proposal: Variance from Article 3, Section 275-21 F1A2 to permit a greater than 650 sq ft car storage home occupation (up to 918 sq ft attached and detached structures) at 106 Jenkins Road. The applicant planned to store 6–8 vehicles seasonally (October–May) for neighbors and friends, with contracts, insurance, and 24-hour surveillance. - Board Discussion: Members clarified whether storage would be seasonal or year-round. The applicant indicated willingness to limit the detached structure to seasonal use (October–May) and to accept conditions including a maximum of 8 vehicles, indoor storage only, and a requirement that vehicles be removed only once per season. Concerns were raised about traffic and parking, but the board noted the existing structures and setback from the road. - Decision: The board granted the variance by a vote of 4-1 (one opposed). Conditions included: (1) maximum of 8 vehicles stored at any one time, (2) all vehicles stored indoors only. - Item 2 – Matthew and Melissa Sorrett: Garage Addition Variances (Two Requests) - Proposal: Two variances from Article 3, Section 275-22A and Table 1 to permit an 840 sq ft attached garage addition: (a) 7 feet from side property line (15 required), and (b) 11.9 feet from rear property line (15 required) at 60 Old Bedford Road. The applicant revised plans from a previous meeting to reduce depth from 48.5 to 42 feet. - Board Discussion: The applicant explained the tandem parking layout and need for depth to accommodate two full-size vehicles. Neighbors voiced approval. The board discussed the unique narrow lot (0.17 acres) and noted that the structure matched the house style. For the side setback, the board found no hardship issues. For the rear setback, some members questioned the depth but accepted the screened location and neighbor support. - Decision: The side variance was approved unanimously (5-0). The rear variance was approved 4-1 (one opposed). Conditions included a 42-foot foundation with a 10-inch overhang on either side (as shown in plans). - Item 3 – Kyle Litlow: Detached Garage Variance - Proposal: Variance from Article 3, Section 275-22A and Table 1 to permit a 16 ft × 30 ft (480 sq ft) detached garage 8 feet from the property line (25 required) at 105 McAllister Road. - Board Discussion: The applicant cited need for storage of lawn equipment and occasional parking for visiting in-laws, and to avoid noise under the master bedroom. The concrete pad was already installed. Board members questioned whether the need justified the encroachment (the entire structure except 10% was within the setback) and noted alternative locations on the 4-acre property. The board concluded the variance was a "want" not a "need," and that the hardship was self-created. - Decision: The board denied the variance by a vote of 4-1 (one opposed). The motion stated that the request did not satisfy all five criteria, particularly the unnecessary hardship and spirit of the ordinance. Key Outcomes - Approved: Eric Lumbert’s car storage home occupation variance (4-1) with conditions (max 8 vehicles, indoor storage only). - Approved: Matthew and Melissa Sorrett’s side setback variance (5-0) and rear setback variance (4-1) with condition on overhang dimensions. - Denied: Kyle Litlow’s detached garage variance (4-1). - The board adjourned after completing all agenda items.

The Bedford Town Council met on August 12, 2026, to address a range of items including public comments, recognition of the police department's accreditation, several public hearings, a financial report, and a lot restoration request. The meeting also included the town manager's report with updates on revaluation, community events, and drought conditions. Public Comments & Testimony - Mark Snyder, a member of the Joppa Hill Educational Farm board of directors, provided an update on the farm's summer activities. He reported that barnyard discovery and story time attracted at least 20 families daily, 20 people attended gardening classes, and 350 individuals participated in the camp program, with 17 scholarships provided by the Agnes Lindsay Foundation. He presented the council with flowers grown on the farm. Recognition of Police Department Accreditation - Chief DeWitty and Deputy Chief Moyham announced that the Bedford Police Department achieved accreditation through the Commission on Accreditation for Law Enforcement Agencies (CALEA) after eight years of work. The certification was formally approved on July 24, 2026, at the summer CALEA conference in Omaha, Nebraska. The chief thanked the accreditation manager Claire Doyle, her assistant Monique Polakis, and all department staff for their efforts. Public Hearings - Highway Safety Grant: The council opened a public hearing to accept a New Hampshire Department of Safety grant totaling $18,145 for highway traffic enforcement, including impaired driving, speed, and distracted driving enforcement, plus replacement of four radar units with 75% state reimbursement. No public comments were made. The council voted unanimously to accept the grant and authorize the town manager and police chief to execute documentation. - Indian Rock Road Acceptance: Director of Public Works Brian DeFosis presented the recommendation to accept Indian Rock Road (4,722 linear feet, 0.894 miles) as a Class 5 public way, constructed as part of the Governor's View and Preserve at West Bedford developments. The road has 39 lots, 95% built out, with a bridge rated NBIS 8 (very good condition). A $2,000 pavement crack sealing contribution was provided by the developer for minor defects. The stormwater maintenance contribution of $169,396.18 was received in December 2025. Two items remain: receipt of warranty deed and final as-built plans. Councillors asked about the bridge inspection, pavement lifespan (30 years expected), and accountability measures. DPW recommended tabling final acceptance to September 9, 2026. The council voted to table the action. - Technical Rescue Equipment Donation: Deputy Chief introduced Tom Green, President of the Bedford Firefighters Association, which donated technical rescue equipment (rope rescue hardware) to replace outdated gear. The association funds such equipment through fundraising. No public comments. The council voted unanimously to accept the donation. - CPR Training Equipment Donation: Deputy Chief and Tom Green presented a donation of CPR mannequins from the Bedford Lions Club ($1,985.95). The equipment will be used for department and community training. No public comments. The council voted unanimously to accept the donation. Presentation of Annual Comprehensive Financial Report - Finance Director Matt Manino presented the 2025 Annual Comprehensive Financial Report (ACFR). Key highlights: the town received a Moody's AAA bond rating, the only municipality in New Hampshire with this top rating. Net position increased to $105 million, with 84% ($89 million) in net investment in capital assets. Unassigned fund balance at year-end 2025 was 13.67% of appropriations, within the policy range of 8–17%. The general fund fund balance increased by $3.4 million to $30.8 million, driven by increases in capital reserves and current use revenues. The town plans to use $1.25 million from unassigned fund balance for the 2026 budget to offset the tax rate. Councillors asked about audit procedures, asset valuation, and fund balance sustainability. The town manager expressed comfort with the current fund balance level. Discussion Items - Request to Restore Involuntarily Merged Lots at 2 Hall Street: Planning Director Becky Hebert presented a request from property owner Ramazan Gench to restore seven lots (lots 194–200) that were administratively merged for tax purposes. Staff recommended a partial restoration of lots 194–197 as one parcel and 198–200 as another, due to a building straddling the line between lots 196 and 197—an overt action that legally merged those lots under state law. The applicant requested full restoration of all seven lots as originally deeded. The applicant argued that the deeds still show separate parcels and that no voluntary merger occurred. Councillors discussed the legal precedent and the applicant's options (subdivision or lot line adjustment with variances). After a brief recess, the applicant requested additional time to decide. The council voted to table the matter to the September 9, 2026 meeting. Key Outcomes - Approved acceptance of the NH Highway Safety Grant ($18,145). - Tabled acceptance of Indian Rock Road to September 9, 2026, pending final documentation. - Approved acceptance of technical rescue equipment donation from Bedford Firefighters Association. - Approved acceptance of CPR training equipment donation from Bedford Lions Club. - Tabled action on the lot restoration request at 2 Hall Street to September 9, 2026. - Approved minutes of the July 15, 2026 meeting (with two abstentions). - The council entered non-public session under RSA 91-A:3, II(d) for consideration of acquisition of real or personal property.

The Bedford Zoning Board of Adjustment convened on July 21, 2026, to hear three variance applications and conduct officer elections. The board approved a porch variance for the Neal property, discussed a garage variance for the Surette property which was withdrawn for revision, and approved a wetland setback variance for a mobile PET/CT trailer at 318 South River Road. The meeting began with introductions and a thank-you to resigned members. Public Comments & Testimony - For the Neal variance (8 Rockbound Road): No public comments were offered. The board noted seven letters of support from neighbors and a letter from the Three Corners HOA stating the porch would not violate HOA bylaws. - For the Surette variance (60 Old Bedford Road): One letter of support was submitted from abutting neighbor Jeff Force, who expressed no concerns about the proposed garage. - For the Grant North variance (318 South River Road): No members of the public spoke; the application was presented solely by the applicant team. Discussion Items 1. Michael and Leah Neal – Porch Variance (8 Rockbound Road) The applicants requested a variance from Article 5, Section 275-34G(3)(A) to permit a 36‑foot‑wide by 8‑foot‑deep farmer’s porch 23 feet from the front property line (30 feet required). Leah Neal testified that of the 74 homes in Bedford Three Corners, 22 already have similar porches, including one recently built next door. The porch would not enclose living space and would match existing architecture. The board found that the variance satisfied all five criteria: it would not alter the character of the neighborhood, would not threaten public safety, preserved the spirit of the ordinance (preventing overcrowding), did substantial justice by providing outdoor space without harming neighbors, and literal enforcement would create unnecessary hardship due to the house’s angled lot placement. The encroachment is minimal (3–7 feet). 2. Matthew and Melissa Surette – Garage Variance (60 Old Bedford Road) The applicants sought two variances from Article 3, Section 275-22A to construct a 970‑square‑foot (20×48 feet) attached garage: one for a 7‑foot side setback (15 required) and one for a 5‑foot rear setback (15 required). Matt Surette explained the garage would house two cars in tandem and include a woodworking shop. The lot is only 0.17 acres, smaller than the typical 0.25–0.5‑acre lots in the neighborhood. Board members expressed concerns that the garage (almost 970 sq ft) would be nearly the same footprint as the 988‑sq‑ft house, appearing commercial in scale, and could cause overcrowding. They noted that a 48‑foot length seemed excessive and that the garage could be redesigned to reduce the rear setback encroachment. After deliberation, the board offered the applicant the option to withdraw and return with revised plans. The applicant chose to withdraw the application. 3. Grant North Realty Partners LLC – Wetland Setback Variance (318 South River Road) The applicant requested a variance from Article 4, Section 275-28A to allow a 550‑sq‑ft mobile PET/CT imaging trailer and a 244‑sq‑ft covered walkway within the wetland buffer. The trailer would sit on an existing paved driveway adjacent to the building, with no grading or disturbance to the wetland itself. The site, formerly a mortgage office, would be converted into an ambulatory surgical center. Jason Hill, engineer, and Dr. James Flynn testified that due to Medicare regulations, imaging patients cannot pass through the surgical center, forcing the trailer to connect directly to the lobby via the shortest path. Alternative locations would require significant structural changes or longer travel distances. The conservation commission had recommended a pollinator garden, native plantings, and erosion controls, which the applicant agreed to implement (except for permeable pavers due to high water table and weight requirements). The board found that the variance met all criteria: it would not alter the commercial character, did not threaten public safety or the wetland (which has limited ecological value), and demonstrated unnecessary hardship as the trailer could not be placed elsewhere without operational or regulatory conflicts. The board voted to approve with conditions including the pollinator garden, erosion controls, and native plantings. Key Outcomes - Neal Variance (8 Rockbound Road): Approved 5‑0. Motion by Board Member with findings that all five criteria were satisfied. The variance permits a 36×8‑foot farmer’s porch 23 feet from the front property line. - Surette Variance (60 Old Bedford Road): Withdrawn by the applicant after board discussion. The applicant will revise the garage plans and reapply. - Grant North Variance (318 South River Road): Approved 5‑0. The variance permits the PET/CT trailer and walkway within the wetland buffer, subject to conditions: installation of a pollinator garden, erosion controls at the wetland perimeter, and use of native plantings where feasible. - Election of Officers: Neil was elected Chair (4‑0, with one abstention) and Alex Kellerman was elected Vice Chair (4‑0, with one abstention). - Minutes Approval: The minutes from April 21, 2026, were tabled to the next meeting due to lack of board members present at that meeting. - Postponement: The application of Eric Lumbert was continued to August 18, 2026, as the applicant was not present.

The Bedford Town Council met on July 15, 2026, to discuss property tax assessment methodologies, a grant deferment for photovoltaic and electric vehicle charging infrastructure, the disposition of 275th anniversary banners, and NHMA legislative policies. The meeting featured a detailed presentation by Assessor Doug Irvine addressing the perceived imbalance between commercial and residential tax burdens, followed by decisions on several action items. Public Comments & Testimony - No residents spoke during the public comment period. Discussion Items - Assessor's Update on 2026 Reevaluation (Assessor Doug Irvine): The presentation covered the methodology of mass appraisal, property class breakdowns, and the 2023 revaluation effects. Key points: - Bedford has approximately 8,370 total parcels. Residential property accounts for nearly $5.2 billion of the total $6.5 billion valuation (80% of value), while commercial property is $0.75 billion (12.06%). Combined commercial and industrial is 16.25% ($1+ billion). - The 2023 revaluation resulted in an average 30% increase in residential values, while commercial values increased less than the 19% threshold, leading to a tax shift. The 2026 revaluation is projected to see 15-18% overall increase, with residential up 15-17%. - The town cannot establish separate tax rates for commercial and residential property under New Hampshire law. - Commercial assessment uses income, cost, and sales comparison approaches; residential relies primarily on sales comparison. Limited commercial sales data and confidentiality issues (e.g., Lexus dealership) complicate valuations. - The Market & Main development contributes $25.4 million (3.2% of commercial class, 0.4% of total town valuation) and impacts the total tax rate by about 7 cents. - Assessor Irvine noted that while commercial rents have increased, vacancy rates and other factors affect property values, and commercial valuations have risen overall (55% from 2013-2023) but at a slower pace than residential (80% over same period). - Congressional Directed Spending Grant for Photovoltaic Storage & EV Charging (Assistant Town Manager Gene Walker): The town was awarded a $250,000 grant requiring a 50% match ($250,000) and detailed design estimates, which were not feasible within the six-week deadline. The council approved a motion to request a one-year deferment to allow time to develop the project, assess town electric vehicle needs, and consider funding options. - Disposition of Bedford 275th Celebration Banners (Gene Walker): The town had 20 banners, but only 18 were recovered. The council voted to keep one for display at town offices, donate one to the Bedford Historical Society, and sell the remaining 16 banners on a first-come, first-served basis at $50 each, with proceeds going to unanticipated revenue. - NHMA Legislative Policies (Town Manager Rick Sawyer): The council supported the proposed slate of NHMA legislative policies and appointed Assistant Town Manager Gene Walker as the town's delegate to the September 11, 2026 policy conference. Key Outcomes - Vote on CDS Grant Deferment: Motion to authorize the town manager to request a one-year deferment of the FY26 CDS grant for photovoltaic storage and EV charging (passed unanimously). - Vote on Banner Sale: Motion to authorize sale of 16 banners at $50 each on a first-come basis (passed unanimously). - Vote on NHMA Policies: Motion to support the slate of NHMA legislative policies and appoint Gene Walker as delegate (passed unanimously). - Approval of Minutes: Minutes from June 10, 2026 (interview and public session) and June 24, 2026 (public session) were approved unanimously. - Town Manager Report: Announcements included seeking nominations for Bedford's oldest resident (Boston Post Cane), construction on Liberty Hill Road, ongoing drought conditions, upcoming events (trails race July 30, Household Hazardous Waste Day August 1, triathlon August 2, National Night Out August 4, primary election September 8). - Councilor Comments: Councillor Sowell reported on facility committee discussions; Councillor LeBec outlined the first facilities committee meeting on July 30; Councillor Grahezo (Planning Board chair) noted a 15-lot subdivision discussion ongoing and approval of a 35-unit workforce apartment on Sunset Lane.