Nashua Planning Board Meeting – August 7, 2026: Casino Expansion, Mental Health Facility, and Zoning Referrals
Nashua Planning Board Meeting – August 7, 2026
The Nashua Planning Board met on August 7, 2026 (the meeting began on August 6 and continued into the early hours of August 7). The board considered a range of items including a major casino expansion at 11 Terra Boulevard, a new medical office building for Greater Nashua Mental Health, two aldermanic referrals, and several smaller site plans and conditional use permits. The meeting featured extensive public testimony on the casino project, with over 20 speakers expressing both support and opposition. The board approved all applications with conditions, including significant traffic mitigation measures for the casino project.
Consent Calendar
- Approval of Minutes (July 9, 2026): Moved by Mr. Varley, seconded by Mr. Hudson. Approved unanimously.
- Review of Tentative Agenda (Projects of Regional Impact): Motion by Mr. Varley, seconded by Mr. Green. No projects of regional impact identified. Passed unanimously.
Public Comments & Testimony
- Casino Expansion (11 Terra Boulevard): The public hearing included over 20 speakers. Opposition speakers (including State Representative Bill Ohm, residents Katie Unright, Katie Evans, and attorney Mike Harrison) raised concerns about traffic congestion, neighborhood character, property values, public safety, and problem gambling. Supporters (including representatives from United Way, VFW, various nonprofits, a union carpenter, and several charitable organizations) emphasized the significant charitable gaming revenue ($7.1 million in 2025, projected to increase) and the economic benefits of redeveloping the former Sheraton site. The applicant offered to fund an additional police officer for the sector and to establish a police substation.
- 17 Marshall Street (Car Detailing): One neighbor, Gary Sinclair, spoke in opposition citing existing traffic, parking, and snow removal issues. No speakers in favor from the public.
- 7 Haynes Street (Three-Family Unit): No public testimony.
- 57 Factory Street (Condominium Conversion): No public testimony, but a letter of concern from an abutting property owner regarding trash management was noted.
Discussion Items
- Board of Alderman Referral O-26-022 (Video Display Signs Overlay District): The board discussed the proposed overlay district for Main Street allowing video wall signs. Concerns were raised about blanket approval versus case-by-case review. Staff noted the proposal does not comport with current code but could support economic development. The board voted to provide an unfavorable recommendation, citing preference for existing variance process.
- Board of Alderman Referral R-26-051 (Disposition of Tax-Deeded Properties): The board reviewed the list of properties to be auctioned. Member Hudson flagged two parcels (L Hasselbrook Road and L Narrows Road) for potential environmental or conservation concerns. The board voted to provide a favorable recommendation with a condition that the city further investigate these parcels prior to sale.
- Conditional Use Permit A26-0134 (17 Marshall Street, Car Detailing): Applicant Kevin Corvo proposed operating a car detailing and window tinting business in an existing commercial unit. The board found the use met criteria for a car care center, with conditions to resolve engineering comments (sewer permits, traffic memo, drainage verification). Approved unanimously.
- Site Plan A26-0133 (44 Simon Street, Medical Office Building): Greater Nashua Mental Health proposed a 97,000 sq ft three-story medical office building to consolidate operations. The project includes 404 parking spaces, a connection to Mine Falls Park, and stormwater improvements. Two waivers (survey and architectural standards) were granted. Approved unanimously.
- Site Plan & Conditional Use Permit (11 Terra Boulevard, Casino Expansion): The applicant (RB Farms/Delaware North) proposed a two-phase expansion of the existing Sheraton into a gaming facility with up to 92,860 sq ft of gaming floor, 1,000 gaming machines, and a parking garage. Extensive traffic mitigation measures (approximately $5 million) were presented, including widening Spitbrook Road, adding left-turn lanes, and signal improvements. The city's traffic engineer and peer reviewer supported the plan. The board approved the conditional use permit, waivers, final site plan for phase one, and conditional site plan for phase two, subject to conditions including a post-opening traffic monitoring study and resolution of engineering comments.
- Conditional Use Permit (7 Haynes Street, Three-Family Unit): The applicant sought a CUP to legalize an existing basement unit that was improperly permitted. The lot is large, parking is adequate, and the building has been a three-family for decades. Approved unanimously with standard conditions.
- Subdivision A26-0109 (57 Factory Street, Condominium Conversion): The applicant requested subdivision approval to convert a restaurant building into two condominium units (basement unit and upper two floors). No change in use or building footprint. Two waivers (existing features plan and traffic impact report) were granted. The board amended the condition regarding engineering comments to focus on trash management, as the existing sewer is new. Approved unanimously.
Key Outcomes
- O-26-022 (Video Signs): Unfavorable recommendation (6-0-1, Mr. Hudson abstained).
- R-26-051 (Tax-Deeded Properties): Favorable recommendation with additional investigation condition (unanimous).
- A26-0134 (17 Marshall St): Conditional use permit granted (unanimous).
- A26-0133 (44 Simon St): Waivers approved and final site plan approved (unanimous).
- 11 Terra Blvd (Casino):
- Conditional use permit granted (unanimous).
- Three waivers granted (unanimous).
- Final site plan approval for phase one (unanimous).
- Conditional site plan approval for phase two, with active and substantial development defined (unanimous).
- 7 Haynes St: Conditional use permit granted (unanimous).
- 57 Factory St: Waivers and final subdivision approval granted, with amended engineering condition (unanimous).
- Adjournment: Meeting adjourned at 11:21 PM.
Meeting Transcript
Good evening. I'd like to call to order the August 6th, 2026 meeting of the City of Nashua, a planning board. Mr. Green, could we get a roll call, please? Yes. Mayor Dauntis. Joseph McIntyre. Present. Robert Bollinger here. Adam Varley. Here. Maggie Harper. Alderman Patricia Clee. Dan Hudson here. Benjamin Zoller. Larry Hirsch. Cameron Green here. Alderman Amber Morgan? Here. Scott LeClair. Here. All right. Thank you. We have a quorum. Next item on the agenda, approval of minutes from the July 9th, 2026 meeting. Has any member of the board had an opportunity to review those minutes and is willing to make a recommendation regarding their acceptance or acceptance with modification. Mr. Varley, please. Mr. Chair, I would make a motion to approve the minutes as presented. All right, thank you. Motion by Mr. Varley. Is there a second? Second by Mr. Hudson. Any further discussion? All those in favor? Aye. Opposed? Motion carries. Next item on the agenda, uh communication. Uh anything additional in our packet since they were published. Yes, there's been quite a few additions to the packet since publication. Um several uh supportive documents for the RB Farms case, um, a couple of memos uh that are found under uh correspondence in opposition. Uh we have also received correspondence in opposition for the seven Haynes project as well as the 57 Factory Project. All right. Thank you. All right. Next item on the agenda, uh report of chair, committee, and liaison.
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