Hooksett Planning Board Meeting - April 20, 2026
Hooksett Planning Board Meeting - April 20, 2026
The Hooksett Planning Board convened on Monday, April 20, 2026, at approximately 7:00 PM. Members present: Chris Stelmack, Mike Summers, Jared Williams, and Paul Scarpetti (via phone). The board addressed a continued parking waiver for a commercial redevelopment, an amended phasing plan for a storage facility, and a proposed two-lot subdivision. Public comments were heard on the subdivision, which was continued to May 4, 2026.
Consent Calendar
- Minutes from April 6, 2026: Approved unanimously after minor corrections (line 168 and 171). Roll call vote: all members voted yes (Jim, Mike, Jared, Paul, Chris).
Public Comments & Testimony
- For the parking waiver (Banca LLC / Jersey Mike's): No public comments were offered.
- For the two-lot subdivision (48 Zippora Drive):
- Cindy Tebow (19 Springwood Drive) raised concerns about safety due to a curve on Zippora Drive, an adverse possession claim over a strip of land along the sewer easement, loss of wildlife habitat, and neighborhood character. She requested the town address the adverse possession claim.
- Laura Caffajalis (23 Springwood Drive) expressed concerns about loss of privacy and wildlife, noting the buildable area could be close to her backyard.
- Jacob Staples (17 Springwood Drive) cited concerns about increased runoff into Messer Brook, traffic safety on the bend, and loss of the wooded buffer. He requested assurances of a no-cut boundary.
- Christopher Tebow (19 Springwood Drive) questioned driveway location and sight distance, noting a previous subdivision application was turned down. He opposed the subdivision as presented.
- Adam Tebow (383 Concord Street, Manchester) reiterated safety, privacy, and environmental concerns.
- Corey Beauvert (8 Forest Hills Road, representing his father at 40 Zippora Drive) highlighted noise from the nearby Space Center and potential loss of property value.
Discussion Items
- Continued Public Hearing – Parking Waiver (1090 Hooks at Road, Banca LLC): The applicant provided an update from the Jersey Mike's owner stating peak parking demand would only require 12-13 spaces vs. the required 23-24. A verbal agreement was reached to lease 7 parking spaces from the adjacent shopping center (Second Brook) for employees. Discussion included a monitoring period of six months after occupancy of the third tenant (including summer season) with a threshold of 80% occupancy to release the off-site parking requirement. A plan to install rubber delineators and signage to prevent cut-through at the drive-through was noted as a minor field change. The waiver was granted for 42 spaces instead of the required 59, with conditions.
- Amended Phasing Plan (63 Londonderry Turnpike, 63 LTLLC): The applicant requested approval to allow certificates of occupancy for each of four storage buildings individually. Buildings 1-3 are nearly complete; building 4 is not started. No changes to the approved site plan. The board approved the amended site plan unanimously, with conditions unchanged from the original February 5, 2024 approval.
- Two-Lot Subdivision (48 Zippora Drive, Patrick Morrison): The applicant sought to split a 2.2-acre lot. Issues raised: need for certified sight distance (town standard requires 390 feet at 35 mph, but only 327 feet of frontage exists), NHDOT controlled access right-of-way on a portion of Zippora Drive requiring a commissioner's break, and location of future driveway and house. The board requested additional information: certified sight distance, a concept plan showing a 7,500-square-foot building envelope within the 12,000-square-foot buildable area, and clarification from NHDOT. The public hearing was continued to May 4, 2026.
- Planner Updates: Grant provided updates on compliance issues (camper in wetlands at 28 Zippora Drive, backhoe and storage containers at another location), status of previously approved projects (Granite Woods, Thames project, Domino's, etc.), and progress on sewer improvements (Martins Ferry Force Main approved by sewer commissioners, reducing future TIF bonding by ~$2.9 million). The planning board's report to the town council is scheduled for June 24, 2026.
Key Outcomes
- Parking Waiver (Banca LLC): Motion to grant waiver from Zoning Ordinance Article 10AG2E for reduction in off-street parking (42 spaces instead of 59) passed unanimously. Conditions include: all review fees paid, delivery coordination among tenants, monthly parking occupancy reporting (starting after third tenant occupancy, for six months including summer, with 80% threshold to release the seven off-site parking spaces), and signed lease for seven off-site spaces.
- Amended Phasing Plan (63 LTLLC): Approved unanimously with conditions from the original approval maintained.
- Subdivision (48 Zippora Drive): Continued to May 4, 2026, with requests for certified sight distance, concept plan showing building envelope, and clarification from NHDOT on controlled access right-of-way.
- Minutes: Approved as amended.
- Adjournment: Motion carried unanimously.
Meeting Transcript
All right. All right. Mike Gavel. Good evening, everyone. Welcome to Planning Board for April, Monday, April 20th. Everybody could please rise to the pledge if you could. For which it stands when nation under God, indivisible with liberty and justice for all. All right, members, you can introduce yourselves. Member of the town council. Chris Stelmack. Mike Summers. Jared Williams. All right. As of right now, everybody seated here will be voting tonight. Hey, Chris, we have Paul by phone as well. We do have Paul Scarpetti. Yep. LB six then, right? Yep. And we'll go through the typical RSA 91A2 paragraph three, which requires us to have Paul State the reason why attending in person isn't practical. I am out of state. And I am alone. Okay, that was one of the other things that we have to determine if Paul is with anybody. He stated he's not. Um for the purposes of votes during this meeting, they will all need to be taken by roll call, and Paul is present for the purpose of voting. All right. With that said, um, we'll start off with minutes from April 6th. I'll make a motion to approve. Motion made by Mike on approval. I have a second. I'll second. Second by Jared. But I have a couple minor uh changes. So line 168 had uh Dave Russell second in the motion accepted by board that should have been roll called. Um the rest of the motions were the second one is line 171. It appears that uh the determination of regional impact was actually accepted by the board. I'm assuming that vote failed. So we want to uh do that as well. So that one, if both were unanimous, then we know who I'm assuming who voted. So they were unanimous, and yes, it failed. All right. Yes, fair enough. So that's my only corrections. So I would approve that as amended. Right. Anyone else? Questions complete anything else? No, and nothing else. So we'll have to do a roll call. I know you always start off, Jim.
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