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Record of Proceedings

Nashua Planning Board Meeting - March 20, 2026: Recode Presentation and Conditional Use Approvals

Board of Aldermen Meetings — Friday, March 20, 2026
BodyNashua, New Hampshire
SessionBoard of Aldermen Meetings
DateFriday, March 20, 2026
StatusFILED
Video Record
0:00 / 2:46:10

Transcript — Verbatim
0:55

So I can leave now.

0:57

Yes.

0:58

Actually, no, we we technically need you.

1:00

So please please stand.

1:02

I got value.

1:03

Yes, thank you.

1:04

Thank God.

1:09

Good evening.

1:09

I'd like to call to order the March 19th, 2026, uh meeting of the City of Nashua Planning Board.

1:16

Um staff, could we please get a roll call?

1:20

Sure.

1:21

Uh Mayor Donchus.

1:24

Bob Bollinger.

1:25

Here.

1:26

Adam Barley.

1:27

Here.

1:28

Maggie Harper.

1:30

Scott LeClair.

1:32

Dan Hudson.

1:34

Larry Hirsch.

1:35

Here.

1:36

Cameron Green.

1:39

Patricia Glee.

1:40

Uh Amber Morgan in Lou of Tresh Clee.

1:43

Amber Morgan.

1:45

Here.

1:49

All right.

1:49

We have a quorum.

1:51

Next item on the agenda, approval of minutes from the March 5th, 2026 meeting.

1:56

Has any member of the board had an opportunity to review the minutes and is willing to make a recommendation for uh their acceptance or acceptance with modifications.

2:07

Mr.

2:07

Hirsch, please.

2:08

Move to accept a minutes as written.

2:10

All right, thank you.

2:11

Motion by Mr.

2:11

Hirsch.

2:12

Is there a second?

2:12

I'll second that motion.

2:14

Second by Mr.

2:14

Zoller.

2:15

Any further discussion?

2:17

All those in favor?

2:19

Aye.

2:19

Umstentions?

2:22

Abstain.

2:23

Thank you.

2:24

Uh motion passes.

2:25

Uh next item on the agenda.

2:27

Uh communications.

2:29

Um Scott or Connor, have we had any supplemental um uh communications come in since we received our packets?

2:37

Yes, so since the packet came out Friday, we received uh comment letters for both cases from engineering as well as a revised uh site plan or or parking demonstration for the 264 Main Street.

2:53

I'm sorry, 264 main death road case.

2:56

All right, thank you.

2:56

And were those materials current as of uh say five o'clock this afternoon?

3:01

Yes.

3:01

On the website.

3:02

Okay, perfect.

3:02

Thank you very much.

3:04

All right.

3:04

Uh next item on the agenda report of Chair Committee and liaison.

Discussion Breakdown — Share of Meeting
Zoning Variances███████████████████████████████████████39%
Parking Regulations███████████████15%
Procedural████████████12%
Historic Preservation█████████9%
Public Engagement███████7%
Public Works████4%
Public Safety████4%
Engineering And Infrastructure███3%
Affordable Housing███3%
Summary of Proceedings

Nashua Planning Board Meeting - March 20, 2026: Recode Presentation and Conditional Use Approvals

The Nashua Planning Board convened on March 20, 2026, to approve two conditional use permits and receive a detailed presentation on the proposed zoning code update (Recode). The board approved a driving school at 14A Broad Street and a Mexican restaurant at 264 Main Dunstable Road. The majority of the meeting was dedicated to a presentation by staff on the Recode initiative, covering form-based standards, redevelopment overlays, parking, landscaping, and other policy questions. The meeting adjourned at 9:46 PM.

Consent Calendar

  • Approval of Minutes (March 5, 2026): Motion by Mr. Hirsch, second by Mr. Zoller. All members in favor, none opposed. Minutes approved as written.

Discussion Items

  • Case A26-0015: Conditional Use Permit – 14A Broad Street (Driving School): Applicant William Bradford proposed a classroom-only driving school operating 6:30-8:30 PM, with a maximum of 6 hours per week and up to 30 students per class. No exterior changes. Staff recommended a condition requiring a Traffic Impact Report (TIR) worksheet. The board found the application meets criteria in Section 190-133F. Public hearing: no speakers for or against. Approved unanimously.
  • Case A26-0017: Conditional Use Permit – 264 Main Dunstable Road (Mexican Restaurant): Applicant Victor Chavari proposed a Mexican restaurant (Bajatacos de Ritos) operating 11 AM to 10 PM. Staff noted historical parking in the public right-of-way without recorded easements, but parking requirements are met on-site. Staff conditions include a modified SOAR permit and a traffic letter. Public hearing: no speakers. Approved unanimously.
  • Recode Presentation and Policy Discussion: Sam, representing planning staff, presented an update on the comprehensive zoning code rewrite. Key topics included:
    • Introduction of form-based standards (building placement, massing, architectural details) calibrated to existing Nashua patterns.
    • Redevelopment overlays (voluntary, allowing higher intensity use in exchange for affordable housing and master planning).
    • Policy questions debated by the board:
      • Commercial/Industrial district on Northeastern Boulevard: Whether to require stronger form standards (e.g., zero front setback, parking in rear) to improve walkability vs. concerns about chilling development. Board members expressed mixed views, with Mr. Hirsch skeptical of pedestrian demand and others favoring gradual change.
      • Manufacturing as a conditional use in overlays: Generally supported with limitations (enclosed operations, noise mitigation).
      • Downtown architectural standards: Discussion on requiring complementary historic character vs. allowing modern styles. Preference emerged for a material/style guide rather than strict mandates.
      • Residential use simplification: Consolidating many residential subcategories into household living, group living, and group living with services.
      • Self-storage facilities: Debate on encouraging multi-story vertical forms vs. traditional single-story; some members favored vertical designs in visible areas.
      • Landscaping payment-in-lieu: Concept supported for cases like car dealerships where on-site landscaping is impractical; funds would be used for tree planting citywide.
      • Technical Review Committee (TRC) delegation: Staff explored expanding TRC approval authority for smaller, conforming site plans. Board expressed interest but concerns about public notification; will consider thresholds.
      • Temporary waiver mechanism for form standards (10-20% flexibility) to allow adjustments before permanent codification.
    • Future topics: Inclusionary zoning (target AMIs, percentages), approval criteria, and overlay area thresholds.
    • Target effective date: July 1, 2026 (aligned with upcoming state law changes). Staff plans to submit legislation by May 1.

Key Outcomes

  • Conditional Use Permits Approved:
    • A26-0015 (14A Broad Street): Approved unanimously with one condition (TIR worksheet).
    • A26-0017 (264 Main Dunstable Road): Approved unanimously with three conditions as noted in staff report.
  • Recode Update: Staff will continue to refine policy based on board feedback. No votes taken; further discussions planned at PEDC and future meetings.
  • No Proposals of Regional Impact: Motion by Mr. Varley, second by Mr. Hirsch, passed unanimously.
  • Meeting adjourned at 9:46 PM.

Meeting Transcript

So I can leave now. Yes. Actually, no, we we technically need you. So please please stand. I got value. Yes, thank you. Thank God. Good evening. I'd like to call to order the March 19th, 2026, uh meeting of the City of Nashua Planning Board. Um staff, could we please get a roll call? Sure. Uh Mayor Donchus. Bob Bollinger. Here. Adam Barley. Here. Maggie Harper. Scott LeClair. Dan Hudson. Larry Hirsch. Here. Cameron Green. Patricia Glee. Uh Amber Morgan in Lou of Tresh Clee. Amber Morgan. Here. All right. We have a quorum. Next item on the agenda, approval of minutes from the March 5th, 2026 meeting. Has any member of the board had an opportunity to review the minutes and is willing to make a recommendation for uh their acceptance or acceptance with modifications. Mr. Hirsch, please. Move to accept a minutes as written. All right, thank you. Motion by Mr. Hirsch. Is there a second? I'll second that motion. Second by Mr. Zoller. Any further discussion? All those in favor? Aye. Umstentions? Abstain. Thank you. Uh motion passes. Uh next item on the agenda. Uh communications. Um Scott or Connor, have we had any supplemental um uh communications come in since we received our packets?

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