Planning and Economic Development Committee Meeting - June 17, 2026
Planning and Economic Development Committee Meeting - June 17, 2026
The Planning and Economic Development Committee met on June 17, 2026 at 7:00 PM (meeting started at 7:00 PM and adjourned at 8:40 PM; transcript indicates June 16 but meeting date given as June 17). Chairman Derek Tebow presided. Members present: Patricia Clee, John Sullivan, Derek Tebow. Also attending: Alderman James Ravan, Deputy Planning Manager Sam Durfee. The meeting began with a public hearing on a zoning ordinance, followed by a presentation and discussion on proposed code updates including sustainable development incentives, civic space requirements, and accessory structure regulations.
Public Hearing - Ordinance 026-013
The committee held a public hearing on Ordinance 026-013, which proposes amending the zoning map by rezoning land along Northeastern Boulevard and Industrial Park Drive from Planned Industrial (PI) to Highway Business (HB). Sam Durfee explained that the rezoning aligns with the master plan’s vision for the area, extending existing commercial districts. No members of the public testified in favor or opposition. The hearing was closed at 7:04 PM.
Discussion Items
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Zoning Ordinance First Reading: After the hearing, the committee considered the first reading of Ordinance 026-013. Alderman Clee inquired about a bank's concern regarding the rezoning; Durfee confirmed that Highway Business designation would permit bank uses, benefiting the property. Alderman Sullivan asked about traffic studies; Durfee clarified that traffic analysis would occur during the site plan process, not at rezoning. The committee expressed support for the rezoning, noting it reflects changing commercial needs. Alderman Tebow moved to recommend final passage to the full Board of Aldermen. The motion passed unanimously (3-0).
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Recode Presentation – Sustainable Development Case Study: Sam Durfee presented a case study on a hypothetical mixed-use building on Amherst Street to illustrate the proposed sustainable development density factor. The base density factor (850) yields 163 units; sustainable development (775) yields 178 units; inclusionary zoning (650) yields 213 units (with 33 affordable). The sustainable development option incentivizes higher site design standards through a green score system, stormwater management, green roofs, EV-ready parking, bike parking, and rainwater harvesting. Discussion addressed maintenance requirements, parking, and developer incentives. Alderman Ravan questioned maintenance of green roofs; Durfee confirmed that landscaping is a site plan requirement and enforceable.
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Civic Space and Neighborhood Types: Durfee discussed civic space requirements in redevelopment overlays, suggesting 10-20% of site area. Members raised concerns about city maintenance costs, HOA fees, and public access. Alderman Clee noted the burden on taxpayers. Alderman Sullivan questioned fairness to HOA residents if civic space is open to the public. The committee also considered a 20-acre minimum threshold for defining neighborhood types in redevelopment overlays, with flexible waiver provisions. Alderman Clee emphasized the importance of context and suggested live examples for future meetings.
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Playground Walkability: Durfee proposed an 800-foot (approximately 3-4 minute walk) threshold for requiring playgrounds in new developments lacking nearby parks. The committee generally supported the idea as a neighborhood benefit.
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Accessory Structures: Durfee proposed size limits for accessory structures (e.g., sheds) based on lot context: in rural districts (R40, R30, R18), up to 50% of the principal building footprint or 600 sq ft; in denser districts (NR, R9, R75), 50% or 400 sq ft. Setback and lot coverage rules still apply. The committee had no objections, noting that building permits are still required.
Key Outcomes
- Recommendation of Ordinance 026-013 to the full Board of Aldermen for final passage. Vote: 3-0.
- The committee received the Recode presentation and will continue discussions on inclusionary zoning at a future meeting.
- Meeting adjourned at 8:40 PM.
Note: The transcript states the meeting occurred on Tuesday, June 16, 2026, but the provided meeting timestamp is 2026-06-17T01:13:19+00:00. The summary uses the given date.
Meeting Transcript
All right, it's 7 o'clock. I guess we can go. As we'll get started. All right. A meeting of the Planning and Economic Development Committee was held Tuesday, June 16th, 2026 at 7 o'clock in the Aldermanic Chamber. And duly noticed in two places, including the city's website in accordance with requirements of RSA 91-A two. Two. Can the clerk please call the roll? Yes, Alderman at large. Amber Morgan. Not here. Alderwoman Patricia Clee. Here. Alderman John Sullivan is here. Alderman at large Ben Clemens, Vice Chair. Not here. And Chairman Alderman Derek Tebow. Here. We have three in attendance. Also attending tonight. Alderman James Ravan. And Deputy Planning Manager, Sam Durfee. Thank you. I do not see Matt Sullivan on. I don't know if Matt's coming tonight. No? Okay. I will cross him off. All right. So the first thing we're doing tonight is the public hearing. And so do you want to read the legislation? Public hearing for 026-013. Amending the zoning map by rezoning land along Northeastern Boulevard and Industrial Park Drive to Highway Business. Parentheses HB. Mr. Durfee, do you want to talk on it? Or evening. Sam Durfee, landing manager for the city management for the record. So this piece of legislation, as uh read by Albert Sullivan, does change the zoning from existing uh parcels of PI artificial to highway business. Uh effectively what this does is it changes uh majority industrial use base area to a majority commercial use classification area. Um as well as restaurants, retail, and other things like that. Uh it's more or less in keeping with the vision of this quarter uh in terms of what the master plan is articulated. Uh there are elements of the kind of commercial and industrial nature of this area that is uh perpetuated by this rezoning. And this uh does it's not like we're taking a chunk right in the middle of a PI block uh turning into highway business. We're extending existing districts slightly further into uh the existing PI area. Uh happy to turn any more detailed questions, but I just want to provide a very brief overview. Any clarifying questions from the committee? Uh Alderman Clee. Oh, just just a real quick one. This does not affect any real residential areas, correct?
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