Claremont Planning Board Meeting – August 24, 2026

The Claremont Planning Board met on August 24, 2026, to consider two site plan applications: a coffee shop with drive-through and ATM at 356 Washington Street, and an adaptive reuse of the upper floors of 21 Water Street into 27 apartments. Both applications were approved with conditions. The board also discussed traffic enforcement issues at a nearby business and an update on planning staff support.

Consent Calendar

• The board unanimously approved the minutes of the August 10, 2026 meeting.

Public Comments & Testimony

• Tom Hubert, representing Hubert's Family Outfitters, expressed concerns about the impact of the proposed coffee shop's 12-vehicle queue potentially spilling into his parking lot and interfering with customer access. He supported the redevelopment but requested measures to mitigate traffic conflicts. He agreed to a painted crosswalk and signage to delineate parking areas.

Discussion Items

Item A: PL 2026-00015 – 356 Washington Street (Coffee Shop & ATM)

• Applicant: 356 Washington LLC, represented by Sam Alfranti (Solie Engineering) and Daniel Hanoosh. Proposed: demolition of a 2,756 sq ft bank building and construction of a 2,145 sq ft Starbucks coffee shop with a 12-vehicle drive-through queue and a 1,394 sq ft Claremont Savings Bank ATM/ITM canopy. The 2.01-acre lot is in the B2 zoning district, with portions in floodplain overlay AE zone. The design includes upsized drainage pipes, increased floodplain storage, and dark-sky-compliant LED lighting.
• Traffic analysis estimated 38-50 additional trips per hour at the nearest intersection, with no significant impact on level of service. The site will have a right-in/right-out driveway with a 12-foot exit lane to discourage left turns. Board members questioned queue length, signage, and the potential for drivers to cut through adjacent lots due to a reciprocal easement with Hubert's. The applicant stated the queue is designed for minimal overflow, citing extensive operational studies.
• Public comment: Tom Hubert raised concerns about queue length and proximity to his business. He requested a crosswalk and parking signage.
• Board discussion: Members supported the project with conditions. Concerns about illegal turns were addressed by requiring signage and a concrete splitter island.

Item B: PL 2026-00016 – 21 Water Street (Adaptive Reuse to Apartments)

• Applicant: REARC Company Inc., represented by Michael Biama, with Twin Pines Housing (Andrew Winter, Dave Ormiston) as future operator. Proposed: interior conversion of condominium units (floors 4-6) of the historic mill building into 27 general occupancy apartments. No exterior changes. Unit mix: floor 6 (7 units), floor 5 (10 units), floor 4 (10 units). Total 25,000 sq ft. Amenities include community room, leasing office, laundry, bicycle storage.
• Affordable housing plan: units serving households at 30%, 50%, 60%, 80%, and up to 100% of area median income. Rents projected from $1,100 (50% one-bedroom) to $2,118 (80% two-bedroom, with utilities). The project relies on low-income housing tax credits; a market study is pending.
• Traffic: reduction from 195 existing office trips to 120 residential trips per day. A formal traffic study waiver was requested and granted.
• Parking: the condominium holds a lease for 70 parking spaces (48 in Sawtooth Garage, 22 in North Street Garage), exceeding the 27 required. Waivers for contours, landscaping, drainage, exterior lighting, off-site parking survey, traffic study, and exterior utility design were requested and unanimously approved.
• Board discussion focused on income mix, parking adequacy, and the need for swift approval to meet New Hampshire Housing financing deadlines (September 25, 2026). The applicant confirmed no changes to exterior or site infrastructure.

Other Business

• Board members discussed ongoing traffic safety issues at a nearby business (Domino's) where drivers illegally cross double yellow lines to enter an exit-only drive. It was noted that signage has been insufficient; the board recommended further signage and enforcement. The city is seeking interim planning support via the Upper Valley Lake Sunapee Regional Planning Commission while a permanent city planner is recruited. The master plan update remains on hold pending staffing.

Key Outcomes

• PL 2026-00015 (356 Washington Street): Approved with conditions, including: development in substantial conformance with plans; applicant to obtain all permits; Mylar plans recorded within 6 months; site plan valid for 2 years; and applicant to provide signage delineating Huberts' parking and paint a crosswalk in front of Huberts (working with the property owner). Vote: unanimous.
• PL 2026-00016 (21 Water Street): Seven waivers approved unanimously. Site plan approved with conditions: conformance with plans; permits obtained; Mylar plans recorded within 6 months; valid for 2 years. Vote: unanimous.
• The meeting adjourned at approximately 8:10 PM.