Public Meetings - Claremont, New Hampshire

The Claremont Planning Board met on Monday, February 23, 2026, to review and approve a conditional use permit for a property at 108 Pleasant Street, converting a vacant commercial space to a residential unit, resulting in a three-unit multifamily dwelling. The board also approved minutes from the February 9, 2026 meeting. Consent Calendar - Minutes Approval: The board approved the minutes from the February 9, 2026 meeting with a correction on page 6 (changing "silk fencing" to "silt fencing"). Motion carried unanimously. Public Comments & Testimony - Yuri O'King, an abutter at the rear of the property, expressed support for the conversion but raised concerns about parking, traffic, and safety. She asked about the traffic flow (entering from Pleasant Street) and whether cars might cut through the adjacent vacant lot (42 Summer Street) owned by the applicant. She also inquired about future plans for that lot. The board clarified that the parking layout would remain unchanged (compliant with one space per unit), and any future development of the Summer Street lot would come before the board separately. O'King stated she had no objections to the conversion as long as safety is maintained. Discussion Items - Application PL 2026-0002 – Tipu Shazda, 108 Pleasant Street: Planning staff (Austin) presented the proposal. The subject property is a 0.37-acre parcel in the mixed-use district with a 5,881 sq ft building. The ground floor currently has an approved rear residential unit and a vacant commercial space. The applicant sought a conditional use permit to convert the remaining commercial space to a second street-level dwelling unit, resulting in a total of three residential units. The property already meets parking requirements (one space per unit), and no site plan approval is needed. Board members noted the straightforward nature of the request, as the property conditions had not changed substantially since a prior approval in September 2024. The applicant stated the commercial space was no longer viable and that the unit would house an employee. Key Outcomes - Vote on Application PL 2026-0002: The board unanimously approved the conditional use permit (motion by Akin Verdict, seconded by Jonathan Elson) subject to five conditions: (1) substantial conformance with application materials and public hearing testimony; (2) obtain all necessary permits; (3) no work until permits and compliance documents are approved; (4) failure to comply constitutes a zoning ordinance violation; (5) permit valid for two years. Motion passed with all members present voting aye. - Adjournment: The meeting was adjourned after other business.

The Claremont City Council met on Wednesday, February 11, 2026. The meeting included a presentation of the FY24 audit, a lengthy discussion about the Community Development Authority (CDA)’s financial issues, approval of annual policies, and a vote to disband the Policy Committee. A strategic planning workshop and a facility tour were proposed for upcoming budget work. Consent Calendar - Minutes Approved: The minutes of January 28, 2026, were approved as presented by a voice vote. - Appointment: Misty Hook was appointed to the Claremont Energy Advisory Committee (seat 1, term expiring March 31, 2027) by unanimous vote (8–0). Public Comments & Testimony - No members of the public spoke during Citizens Forum. Discussion Items FY24 Audit Presentation - Tammy Webb of Ashon Kuke presented the city’s audit for the year ended June 30, 2024. The city received an unmodified (“clean”) opinion for all reporting units. - Financial Highlights: Revenues exceeded the budget by approximately $177,000 (less than 1%). Total expenditures were $2.1 million (11%) below appropriations. The total budgetary fund balance was $8.6 million, with $7.7 million unassigned. - Internal Controls: A material weakness was reported. Issues included missing inventory counts for water and sewer, missing receipts for credit card purchases, payroll discrepancies (incorrect hourly rate, missing registers), and items shipped to an employee’s home. City Manager Bates stated all issues have been corrected, noting that the staff involved no longer work for the city. The FY25 audit is in progress and expected by early to mid-spring. - Councillor Kaloski clarified that the unassigned fund balance on the balance sheet (modified accrual) differs from the budget-basis figure due to capital reserves and the 60-day tax collection rule. FY27 Budget Hearing Schedule - City Manager Bates proposed a Saturday budget hearing to reduce late nights. The draft schedule included a public hearing on June 24 with a contingency on June 17. - Councillors requested avoiding conflicts with school board meetings (first and third Wednesdays). Bates agreed to revise the dates (possibly Tuesdays) and bring back a revised proposal at the next meeting. - Councillor Kaloski suggested a facility tour for council members before budget discussions; Bates offered to organize one. Community Development Authority (CDA) Discussion - City Manager Bates reported concerns: misapplication of funds, a tenant approximately $8,000 in arrears, unauthorized transfers from a savings account, monthly operating deficits, and use of the city’s EIN number for grants, which creates liability and restricts the city from competing for the same grant funds. - The CDA board members (volunteers) were described as trying their best without full staff support. Councillors expressed reluctance to suspend members, instead favoring a joint meeting to address structural and financial issues. The mayor confirmed the CDA chair agreed to cancel the next two meetings. - A motion to suspend individual CDA members was withdrawn. Council agreed to have the city manager set up a joint meeting with the CDA board to discuss solutions. Department Goals & Objectives (Strategic Planning Workshop) - A deputy city manager from another New Hampshire city offered a free half-day facilitated workshop to help the council set goals for the upcoming FY27 budget. Council unanimously accepted the offer. A business day or Saturday morning was preferred, with advance notice. Water Sewer Study Rate Committee Report - The ad hoc committee (formed to review RFPs for a water rate study) selected RAF Tellus as the vendor, based on qualifications, community fit, and client references. The other finalist, NewGen, was not chosen due to concerns about deliverables. The decision was reported to council for information; no vote was required. Policy Committee Discussion - Councillor Irish advocated for reactivating a standing Policy Committee to systematically review city ordinances and codes. Other councillors expressed support for ad hoc committees instead, citing past inefficiencies and limited staff capacity. - A motion to disband the Policy Committee (which had no active members) initially failed (4–5). A subsequent motion to reconsider passed (5–4), and then the original motion to disband passed on a second roll call (5–4; vote breakdown: O’Hearn, Matto, Lamosh, Hemingway, Gerard in favor; Cogswell, Greenrose, Kaloski, Irish opposed). The Policy Committee is now disbanded. Council agreed to use ad hoc committees and full council discussions for future policy reviews. Policy Adoptions (Annual) - The following policies were adopted unanimously by roll call votes: - Identity Theft Prevention Program - Fund Balance Policy (as revised, per GASB 54) - Investment Policy Committee Reports - EPA Grant Committee (Councillor Cogswell): Weston & Samson presented a risk assessment approach for future use of the former landfill site; public comment period will follow. - Energy Advisory Committee (Councillor Greenrose): Next meeting Thursday, February 19, 6:00 p.m., with Freedom Energy Logistics presenting on community power. - Planning Board (Asst. Mayor Matto): Approved site plan for Aroma Joe’s (drive-thru and retail) on Winter/Washington Street; launched the master plan update process. - Arts Committee (Councillor Kaloski): Eagle restoration fundraiser launched; winter exhibit at Visitor Center through March; new Facebook page: “Claremont New Hampshire Arts Commission.” - Other Committees: CDA, Zoning, Policy, Airport – no meetings or new items. Key Outcomes - FY24 audit accepted; management letter items addressed. - Budget hearing schedule to be revised and brought back for approval. - CDA joint meeting to be scheduled; CDA meetings paused until then. - Free workshop for council goals and objectives accepted; date to be determined. - RAF Tellus awarded water rate study (administrative decision). - Annual policies (Identity Theft, Fund Balance, Investment) adopted unanimously. - Policy Committee disbanded (5–4 vote). - Facility tour for council members planned.

The Claremont Planning Board convened on February 9, 2026, at 5:00 PM to approve previous minutes, elect officers, consider a site plan application for a commercial redevelopment at 45 Washington Street, and initiate the master plan update process. The board unanimously approved the site plan with conditions and voted to create a Master Plan Steering Committee. Consent Calendar - Minutes Approval: The board unanimously approved the minutes from the December 22, 2025 meeting. - Annual Election of Officers: Richard Worleg was nominated and unanimously elected Chair. Bruce Klenda was nominated and unanimously elected Vice Chair. Discussion Items - Site Plan Application PL 2026-0001: Brennan Development Company, LLC applied for site plan approval to redevelop 45 Washington Street (Tax Map 108, Lot 124) in the CB2 zone. The project involves demolishing an existing 2,880 sq ft auto service building and constructing an 893 sq ft drive-thru coffee shop (Aroma Joe’s) and a 3,200 sq ft retail building. The 0.923-acre lot is accessed via an easement through an adjacent property. Staff planner Austin presented a detailed review, noting the property’s suitability, traffic circulation, pedestrian safety, landscaping, stormwater management, and fire access. The applicant, John Noonan of Fieldstone Land Consultants, walked through the plans, addressing vehicle stacking (12 cars in drive-thru), bypass lane, lighting (dark-sky compliant fixtures), and utility connections. Board members raised questions about: the 20-inch water main depth and repair history, maximum vehicle height in the drive-thru (no canopy, open to pickup trucks and box trucks), three existing monitoring wells (environmental review completed), the retaining wall along the skate park access (ranging from 6 to 12 feet high) requiring a safety guardrail, and parking counts (16 spaces proposed vs. 13 required). The board discussed adding a guardrail and whether to require hours of operation on the plan; it was decided to require a letter of proposed hours to the planning department rather than a plan note. The applicant agreed to move a multi-tenant sign 5 feet from the lot line. After public hearing with no comments, the board moved to approve subject to conditions. - Master Plan Kickoff: The board discussed initiating a comprehensive update to the city’s Master Plan. Planner Austin requested a vote to create a Master Plan Steering Committee, authorize staff to draft rules of procedure, designate himself as staff liaison, and allow the steering committee to form chapter subcommittees. Board members debated whether the planning board or steering committee should decide the plan’s chapter topics. Several members advocated for adding new chapters, including arts/culture/creative industries (supported by the city’s Arts Committee), a city center chapter, waterway access (highlighting the Sugar and Connecticut Rivers), and an education/workforce development chapter. The board agreed that the planning board itself will finalize the list of chapters at a future meeting, rather than delegating that decision to the steering committee. The motion to create the steering committee was approved unanimously. Key Outcomes - Site Plan Approval: The board approved site plan PL 2026-0001 for 45 Washington Street with the following conditions: development must conform to the submitted plans and testimony; the sign must be set back at least 5 feet from the lot line; a safety guardrail shall be added on the property line along the retaining wall as discussed; two Mylar copies of the final plan must be recorded at the Sullivan County Registry of Deeds within six months; no development may begin until recording; and the approval is valid for two years. The motion passed unanimously. - Master Plan Steering Committee: The board voted to create a Master Plan Steering Committee and authorized staff to draft rules of procedure, serve as staff support, and allow the steering committee to form chapter subcommittees. The board will determine the final chapter topics at a later meeting.

The Claremont City Council met on January 28, 2026, at 5:00 PM. The meeting included approval of minutes from January 6 and January 14, community announcements, a detailed presentation from the Upper Valley Aquatic Center (UVAC) on using the community center pool, passage of two resolutions (water system sustainability grant and cemetery repair fund transfer), committee reports, and future agenda items. Consent Calendar - Approval of Minutes: The council unanimously approved the minutes from the January 6, 2026 meeting (motion by Councilor Kaloski, seconded by Assistant Mayor Matto) and the January 14, 2026 meeting (motion by Assistant Mayor Matto, seconded by Councilor Greenrose). Both votes were by voice vote with no opposition noted. Public Comments & Testimony - Citizen Forum: No members of the public spoke during the citizen forum. - Public Hearing – Resolution 2026-28 (Water System Grant): No one spoke. The hearing was closed. - Public Hearing – Resolution 2026-29 (Cemetery Repair Transfer): No one spoke. The hearing was closed. Discussion Items - UVAC Pool Use Presentation: Representatives from the Upper Valley Aquatic Center (Executive Director Joe Major, Swim School Director Sam [last name not given], Swim Team Coach Ian Quinn via Zoom, and others) presented a proposal to use the pool at the Claremont Savings Bank Community Center for swim lessons and a competitive swim team. Key points: - Trial Period: A three-week trial for preschool and youth swim lessons, morning (9-10 AM) and afternoon (3:30-5 PM), expected 80 swimmers. A learning period to gauge community needs. - Swim Team: A conservative first-year estimate of 35 swimmers, requiring about 4 lanes of pool space for afternoon practices. Lane rental revenue to the city: approximately $9,000-$10,000 annually, with annual increases of $2/hour per lane. Long-term potential for larger teams and hosting swim meets (250-300 swimmers per meet), which could generate additional local economic impact (hotels, restaurants). - Financial Projections: UVAC projected swim lesson revenue of $34,000, swim lesson expenses of $39,000, and swim team expenses of $91,000, leading to a net operating income of -$13,000 in the first year. UVAC emphasized this negative figure demonstrates their commitment to a long-term partnership. - Community Access: UVAC stated they would keep lanes open for existing members and hire local instructors. Scholarships are available for both lessons and swim team (up to 50% of cost). Coach Quinn highlighted the facility's diving board as an asset for Stevens High School, noting it is one of only two diving boards in the Upper Valley (along with Dartmouth). - Next Steps: The presentation was informational; the council will receive further analysis from Director Martin at a future meeting. Councilor Cogswell requested details on potential parking impacts and the city's associated costs (e.g., facility wear). - Resolution 2026-28 – Water System Sustainability Grant: Director Gleason presented a $30,000 strategic planning grant from the NH Department of Environmental Services for a water treatment plant facility study. The city would provide a 50% match of $15,000 from the department's operating budget. The grant requires council approval. - Resolution 2026-29 – Cemetery Repair Transfer: Director Sparks presented a request to transfer $3,675 from the cemetery capital reserve to cover additional costs for pillar and gate repairs at Broad Street Cemetery (originally budgeted $5,000). The transfer has zero tax impact. Key Outcomes - Resolution 2026-28 (Water System Grant): Passed unanimously (8-0) by roll call vote with all councilors present voting "Yes." - Resolution 2026-29 (Cemetery Repair Transfer): Passed unanimously (8-0) by roll call vote with all councilors present voting "Yes." - Directives and Future Agenda Items: Council requested the following for future meetings or follow-up: - Forward a resident's stop sign request to the administration. - Schedule a council goals-setting meeting (Councilor Hemingway). - Provide an update on sports/team fees at the community center. - Address a citizen's complaint about incomplete assessment updates for completed construction projects. - Locate the missing wheelchair transport chair from the vestibule. - Investigate possible membership renewal lags at the community center. - Address a long-standing issue with access to a locked filing cabinet containing personnel files (Councilor Kaloski). - For the UVAC proposal, include analysis of parking impacts and city costs. - Committee Reports: Various committees reported updates, including CCTV (budget strong, investing excess funds), Conservation (goals set, review of 492 Washington Street wetlands), Energy (presentation from Frontier Energy Logistics at Feb 19 meeting), Arts (meeting changed to second Tuesday at 5 PM at visitor center), CDA (greenhouse project land swap, roof completed at 56 Opera House Square, tenant compliance issues), Water/Sewer Rate study (narrowed bids to two, meeting Jan 30), Procurement (organizing), and Airport (weather system bid opening Jan 30, fuel sales, pump repairs).

The Claremont City Council met on Wednesday, January 14, 2026, at 5:00 PM. The meeting included agenda changes, approval of minutes, reports from the mayor and city manager, appointments to boards and committees, public hearings on resolutions for sewer fund balance and capital reserve use, discussions on a right-of-way request, a collaboration with the Upper Valley Aquatic Center, licensing board ordinance changes, a CDBG planning study update, and a recruitment tool proposal. Several items were voted on, and consensus was reached on moving forward with key initiatives. Consent Calendar - Minutes of December 10, 2025 – Approved unanimously (Councilors Irish and Cogswell abstained). - Minutes of December 17, 2025 – Approved unanimously (Councilors Irish and Cogswell abstained). Public Comments & Testimony - No members of the public spoke during Citizens Forum or during public hearings on resolutions 2026-26 and 2026-27. - During the right-of-way discussion, a representative of the property owner (Mr. Ward via Zoom) expressed support for granting a 50-foot right-of-way across city property to access a landlocked parcel, stating it would increase tax base and potential for solar farm or industrial use. Several councilors expressed concerns about historical context, impact on adjacent city/Claremont Development Authority land, and priorities. The council agreed to allow the applicant to return with a detailed presentation, but no city funds would be expended. - During the CDBG public hearing, Ms. Graham presented the feasibility study for 227 Broad Street (four affordable housing units for domestic violence survivors). No public comments were made. Discussion Items - City Manager’s Report: - Eversource/PSNH tax abatement settlement order issued; refund estimated at $100,000 (including interest), substantially lower than anticipated. Appeal period 60–90 days. - 17 Water Street – awaiting final legal costs to report net profit. - Vacancy for Director of Planning and Development announced. - City Manager will be on pre-planned vacation for the next meeting; Chief Chamberlain will represent. - Councilor Comments: - Councilor Kaloski thanked staff for completing the cemetery pillars and gate plaque project. - Raised concern about cracked pavement and settling storm drain in the municipal parking lot across from city hall; asked about maintenance plan. - Appointments to Boards and Committees: - Climate Development Authority: Reappointed Martha Mackey (seat 4), David Finerty (seat 5), and appointed Felicia Breich Dalke (seat 6) – all unanimously approved. - Licensing Board: Reappointed Ian Carswell (seat 3) – unanimously approved. - Police Commission: Bernard Duby Sr. appointed (8-1 over Chris Chaban). - Council Liaison Appointments: - Tolls Home: Councilor O’Hearn (unanimous). - Arts Commission: Councilor Kaloski (unanimous; conditional on meeting date not conflicting). - CCTV: Councilor Cogswell (unanimous). - Resolution 2026-26 – Use of Sewer Department Fund Balance: Authorized $57,576.46 from unrestricted fund balance to pay for transmission repair on a 2005 Volvo loader at the wastewater treatment plant. Passed 8-1 (Councilor Kaloski opposed). - Non-Public Sessions: Motion to enter non-public under RSA 91-A:3 II (c) (reputation) and (a) (personnel) passed 9-0. After returning to public, council suspended rules to add a recruitment discussion item at the end of the meeting (passed 8-1). - Resolution 2026-27 – Use of Capital Reserve for City Hall Clock Tower Repairs: Authorized $14,610 from the city facility repair capital reserve fund and a budget transfer of $13,300 from the regular pay line to cover repairs to the clock tower at 58 Opera Square. Passed 9-0. - Upper Valley Aquatic Center (UVAC) Collaboration: Parks and Recreation Director Jessica Martin presented a proposal to rent lap lanes at the Claremont Savings Bank Community Center to UVAC for swim lessons, swim team, and meets, projected to generate $40,000–$50,000 annually. Council expressed strong support; formal agreement and fee schedule adjustment to be presented at the January 28 meeting. - Licensing Board Ordinance Change (Claremont Speedway): Police Chief Wilmot explained that the current ordinance does not give the licensing board authority to regulate race schedules, operating hours, or number of events. Recommended modifying Chapter 8 of the city code to align with RSA 3141A, allowing the board to set conditions (e.g., season, hours, events) and impose sanctions. Council consensus to move forward with ordinance change; first reading expected at next meeting. - CDBG Turning Points Planning Study Update: Ms. Graham presented a feasibility study for four ADA-accessible housing units at 227 Broad Street for survivors of domestic violence. Stick-build cost was prohibitive; modular option estimated at $1.8 million. Study concluded; no further action requested. - Recruitment Tool (LinkedIn): HR Director Tibodeau reported successful use of LinkedIn over a six-month trial (three hires at $2,000 each, 35,000 impressions). Proposed one-year subscription at $21,000 or three-year at $20,000/year. Council consensus to proceed with one-year plan, subject to procurement policy (three quotes) and council approval of a budget transfer at a later meeting. Key Outcomes - Votes: - Minutes approved (Dec 10 and Dec 17) with abstentions. - All appointments approved (unanimous except Police Commission 8-1). - Resolution 2026-26 passed 8-1. - Resolution 2026-27 passed 9-0. - Motion to enter non-public passed 9-0. - Motion to add recruitment item to agenda passed 8-1. - Decisions: - Right-of-way request for Grissom Lane – applicant to return with detailed presentation; no city funds to be used. - UVAC collaboration – staff directed to develop formal agreement for January 28 meeting. - Licensing board ordinance – chief directed to draft amendments for first reading. - LinkedIn recruitment – city manager authorized to obtain three quotes and proceed; council will approve budget transfer later. - Next Steps: - City Manager to report on Eversource refund after appeal period. - Policy committee (ad hoc for procurement policy review) formally established with Councilors O’Hearn, Greenrose, and Cogswell plus city staff; template for future committees to be developed. - Future agenda items: downtown image/banners, repair of square lights. - Next regular meeting scheduled for January 28, 2026 (City Manager absent; Chief Chamberlain to represent).

This meeting began with the swearing-in of newly elected and returning council members. After the oaths, the council moved to new business, including the formation of a procurement policy review committee, review of water/sewer rate study proposals, a mayoral address, and appointments to various boards and committees. All votes were unanimous. Discussion Items - Procurement Policy Review Committee: City Manager Bates proposed forming an ad hoc committee to update the procurement policy with no more than three council members. The committee will include council members, the city manager, and key staff, meeting during working hours and open to the public. The goal is to produce a revised policy for adoption by the end of April 2026, effective July 1, 2026. Councilors Irish, Cogswell, and Greenrose volunteered to serve. The council approved the formation and appointed them. - Water/Sewer Rate Study Proposals: Bates requested two council members to work with staff to review four proposals for a five-year water/sewer rate study. Meetings will be during working hours, open to the public but without comment. No formal vote is required as the proposals were procured via RFP. Councilors Cogswell and Hemingway volunteered to participate. Mayor's Address Mayor Gerard delivered a letter congratulating new and returning councilors, emphasizing integrity, transparency, and collaboration. He highlighted the importance of listening to citizens and staff and reaffirmed the city's focus on infrastructure improvements. He also congratulated Miss Bates on her permanent appointment as city manager in December 2025. Appointments to Boards and Committees The council made the following appointments, all by voice vote: - Airport Advisory Committee: Mayor Gerard (continued) - Claremont Community Television Board: Deferred to next meeting. - Planning Board: Assistant Mayor Matto (full seat), Councilor Kaloski (alternate seat) - Conservation Commission: Councilor Cogswell - Historic District Commission: Councilor Greenrose - Policy Committee: Deferred pending discussion. - EPA Multiyear Grant Stearing Committee: Councilor Cogswell (moved from private citizen to council seat) - Claremont Arts History and Cultural Resources: Deferred pending meeting day decision. - Francis J. Tolls Home Board of Trustees (ex-officio): Deferred. - Energy Advisory Committee: Councilor Greenrose Key Outcomes - The Procurement Policy Review Committee was formed with Councilors Irish, Cogswell, and Greenrose. - Councilors Cogswell and Hemingway were selected to participate in reviewing water/sewer rate study proposals. - Several board and committee appointments were made; remaining appointments will be addressed at the next regular meeting on January 13, 2026. - Meeting adjourned.

The Claremont Zoning Board of Adjustment held a meeting on January 5, 2026, beginning at 5:00 PM. The board approved the minutes from December 1, 2025, and addressed three main agenda items: a special exception for a home winery, a density variance for a fourth dwelling unit, and a continuation of a reasonable accommodation request for a supportive housing property. A request for rehearing on the same property was also considered. The election of officers was tabled until a future meeting with a full board. Consent Calendar - Minutes from December 1, 2025: A motion to accept the minutes as presented was made, seconded, and approved unanimously without opposition. Discussion Items Special Exception for Home Winery at 22 Nelmar Heights - Applicant Stanley Morrow seeks a special exception to operate a home winery as a home occupation on a 0.37-acre lot (16,117.2 sq ft) in the R1 district. The existing single-family home (5,666 sq ft) is occupied by the applicant, who has been making wine on the property for years. Proposed hours of operation are 9 AM to 5 PM, with wine tastings by appointment (maximum 6-8 people) concluding by 6 PM. On-site parking is available; staff will work with the applicant to develop a parking plan. City staff confirmed no zoning concerns and deemed the use conforming with home occupation requirements. - The board found the location appropriate, with no expected adverse impacts on property values, traffic, or public health and safety. A motion was made and seconded to approve the application (ZO 2025-00015) subject to conditions: operation must comply with the application and testimony; all necessary permits must be obtained; the special exception must be exercised within two years; and failure to comply constitutes a violation. The motion passed unanimously. Density Variance for Fourth Dwelling Unit at 11 Grand Street - Applicant J&H Housing LLC (represented by William Baker) requests a variance to add a fourth dwelling unit at 11 Grand Street, a 0.5-acre lot (21,780 sq ft) in the CR1 district. Currently a three-unit building with six bedrooms, the proposed conversion would turn a three-bedroom unit into two one-bedroom apartments, reducing total bedrooms to five without adding square footage. The CR1 district requires 10,000 sq ft per unit, so four units would need 40,000 sq ft. The lot currently has two driveways with capacity for over four parking spaces. Staff noted the proposal would not increase lot coverage or change the building's exterior. - Board member analysis addressed the variance criteria: granting the variance is not contrary to public interest (reduces potential occupants), aligns with the spirit of the ordinance (use is appropriate for the neighborhood), meets substantial justice (denial would not benefit the public), does not adversely affect property values, and satisfies unnecessary hardship due to special conditions of the lot (limited land but existing multifamily character). A motion to approve (ZO 2025-00016) subject to conditions (obtain permits, site plan approval, record in chain of title) was seconded and passed unanimously. Continuation: Reasonable Accommodation Request for 189 Broad Street (Broad Street Supportive Housing Trust) - This item was a continuation from the December 1, 2025 meeting. Attorney Andrew Tyne, representing the applicant, argued that under RSA 674:16, section 8, a single-family home with seven bedrooms should be allowed to house 14 unrelated disabled individuals. He contended that city officials (including Mr. Thibodeau) had effectively denied the use by advising that more than four unrelated individuals would constitute a rooming/boarding house under fire code. City Planner Austin Ford clarified that the zoning ordinance is not being enforced in a way that violates state law, and that no formal zoning determination had been made. He confirmed his willingness to issue a determination if the applicant files a formal request. - Board members expressed that without a zoning denial, they lacked jurisdiction to hear the appeal. A motion was made to deny the application without prejudice due to no zoning denial on record. The motion was seconded and carried unanimously. Request for Rehearing (same property) - A request for rehearing of the board’s earlier decision on the building officer’s decision was considered. The board determined that no new information or procedural error was presented. A motion to deny the request for rehearing was made, seconded, and approved unanimously. Key Outcomes - Approved (unanimous): Special exception for home winery at 22 Nelmar Heights (ZO 2025-00015), subject to conditions. - Approved (unanimous): Density variance for fourth dwelling unit at 11 Grand Street (ZO 2025-00016), subject to conditions. - Denied without prejudice (unanimous): Reasonable accommodation application for 189 Broad Street due to lack of a formal zoning denial. - Denied (unanimous): Request for rehearing on the 189 Broad Street matter. - Tabled: Election of officers was postponed until a future meeting with the full board present. Meeting adjourned following a motion and second.

Introductory paragraph: The meeting focused on the kickoff of the Capital Improvement Plan (CIP) process, with discussion on process improvements, committee formation, and future steps. The board also addressed minor administrative items and previewed upcoming site plan reviews. Consent Calendar - Approval of minutes from the previous meeting: Motion to approve, seconded, and unanimously approved by voice vote. Public Comments & Testimony - No public comments were recorded. Discussion Items - Capital Improvement Plan (CIP) Kickoff: The new Director of Planning and Development introduced the CIP process, emphasizing its role as a multi-year planning tool for major capital projects (roads, bridges, water/sewer, public buildings, parks). She noted that the plan spans 5-10 years, helps avoid tax spikes, and aligns with the city's master plan. The board discussed past challenges, including: - Ranking criteria that sometimes lead to subjective opinions rather than objective priorities. - The need to distinguish between capital improvements and routine budgetary items. - The importance of involving department heads and conducting site visits to better understand needs. - Scheduling issues that delayed previous CIP cycles. - Committee Membership: The current CIP subcommittee members (Rick, Jonathan, and one other) were noted. A motion was made to appoint Jonathan and Richard to the subcommittee. The motion was seconded and passed by voice vote. The subcommittee will be responsible for guiding the CIP process, including meeting with department heads and refining the prioritization criteria. - Future Steps: The board agreed to hold a special meeting in January to review the existing CIP, remove completed items, and clarify definitions before the subcommittee begins work. The subcommittee will coordinate with the director to send guidance to department heads and schedule meetings during business hours. - Other Business: - A potential site plan amendment at 11 Bowen Street (One Stop Postal Shop) was discussed. The board agreed that a change of use is not involved, so an administrative waiver is appropriate. - The board noted that 17 Water Street (the former state office building) will soon be sold by the city and will likely come for site plan review. Members were asked to provide input at the January meeting on what they would like to see in that application. Key Outcomes - Motion to Approve Previous Minutes: Passed unanimously. - Motion to Appoint CIP Subcommittee Members: Passed (Jonathan and Richard appointed to join Rick on the subcommittee). - Directive: The board will meet in January to review the current CIP, remove completed items, and refine criteria before the subcommittee engages department heads. - Administrative Waiver: The board agreed that the 11 Bowen Street site plan amendment can be handled administratively without a full board hearing. - Next Meeting: The board will convene in January (date TBD) to discuss the CIP and provide input on 17 Water Street.

The Claremont City Council met on Wednesday, December 17, 2025, with Mayor Gerard presiding. The meeting began with the Pledge of Allegiance and a roll call. Councilor Lemoje reported that a fundraising challenge for the Sullivan County Humane Society raised $905, exceeding the goal of $500, and thanked the community. The council then proceeded to new business, addressing two major items: the permanent city manager contract for Nancy Bates and the adjusted sale price for the Water Street property. Discussion Items Permanent City Manager Contract for Nancy Bates The council discussed the proposed contract for Nancy Bates to become permanent city manager. Key points included: a six-month review provision, graduate-level classes (two classes, as previously discussed in June), salary set at $152,000, vacation matching her current merit plan position, and a clause restricting outside employment (moonlighting) to protect the city. Councilor Hemingway noted a typographical error in Section 1, paragraph B, where "acting city manager" should read "city manager" and asked for correction. Councilor O'Hearn expressed concern that the position was not publicly advertised for applications, arguing for transparency. The council voted unanimously (9-0) to approve the contract. Following the vote, Miss Bates was sworn in as permanent city manager, effective January 1, 2026. Water Street Property Sale Price Adjustment The council considered a request from the buyer to adjust the purchase price for the Water Street property due to issues discovered during due diligence (electrical service and water infiltration). The original price was $1,100,000; the buyer requested $807,000. City Manager Bates noted that the city would still be in the black on the transaction and that the developer had demonstrated quality work and commitment to Claremont. Council members expressed support, noting that the primary goal was to promote housing development (28-30 apartments) rather than profit. The council voted unanimously (9-0) to accept the updated purchase and sale price of $807,000, with closing scheduled for Tuesday, December 23. Key Outcomes - City Manager Contract Approved: The council approved Nancy Bates's permanent city manager contract with a 9-0 vote. She was sworn in and will assume the permanent role on January 1, 2026. - Water Street Sale Adjusted: The council accepted the reduced purchase price of $807,000 for the Water Street property, also by a 9-0 vote, with closing set for December 23. - Upcoming Events: The council noted that a special swearing-in ceremony for new council members and related training are expected to occur on January 6 or 7, 2026, subject to scheduling. A brief discussion addressed the period between terms when no governing body exists; the mayor committed to ensuring early swearing-in if needed. - Meeting Adjourned: The meeting adjourned with a motion and second, with no further business.