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Planning Board Regular Meeting Agenda (PDF) (minutes)

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CITY OF LACONIA
REGULAR PLANNING BOARD MEETING
Tuesday, July 7, 2026 - 6:30 PM
City Hall - Armand A. Bolduc Council Chamber
7/7/2026 - Minutes
CALL TO ORDER
Chair Charlie St. Clair brought the Laconia Planning Board Meeting to order at 6:30 PM.
MEMBERS IN ATTENDANCE
Members present included Chair Charlie St. Clair, David Ouellette, Rich MacNeill, Councilor Mike Conant, 
Doreen Richards, Gary Dionne, Jacob Roy, Amy Lovisek, Mike Little (alternate), and Mark Ashley 
(alternate).  Members absent include Gail Ober and Rob Turpin (alternate).
RECORDING SECRETARY
Minutes were recorded by Scott Pelchat, Planning Technician, and revised by Tyler Carmichael, Assistant 
Director.
CITY STAFF IN ATTENDANCE
City staff present included Rob Mora, Director, and Tyler Carmichael, Assistant Director.
SEATING OF ALTERNATES
The Chair seated Mike Little as a voting member for the meeting.
ACCEPTANCE OF MINUTES FROM PREVIOUS MEETING
Minutes from the 06/02/2026 Regular Planning Board Meeting
Motion made by Councilor Conant, seconded by Rich McNeil, to approve the June 2, 2026 meeting 
minutes.
Vote: Six voted in favor of the motion with Dave Ouellette and Mike Little abstaining.
CONTINUED APPLICATIONS AND PUBLIC HEARINGS FOR FORMAL CONSIDERATION
PB2026-022; 1206 Old North Main Street (374-404-7)
Waiver Request
Prior to acceptance of the application as complete, the applicant requested a waiver from Section 6.5 of 
the Subdivision Regulations requiring construction of sidewalks within the subdivision and connection to 
existing sidewalk infrastructure.
Waiver Presentation
1.
2.
3.
4.
5.
6.
6.1.
7.
7.1.

Applicant: Ladill Investments, LLC
Representatives Present:
l Attorney Phil Brouillard 
l Craig Bailey, Bailey Associates 
l Jessica Bailey, Bailey Associates
Attorney Brouillard and the project team argued that:
l Sidewalks do not presently exist throughout much of the Old North Main Street corridor. 
l A short sidewalk segment installed previously at a nearby church does not connect to a larger 
system. 
l Public Works expressed concerns regarding winter maintenance and cost. 
l Additional sidewalk construction would increase impervious surface and stormwater runoff. 
l The existing bridge crossing wetlands presents design challenges for continuous sidewalk 
construction.
Public Hearing on Waiver Request
The Chair determined it was necessary to solicit testimony from abutters regarding the waiver request 
prior to the Board voting on the request.
The public hearing opened at 6:54 P.M.
Stephen Nix, attorney for Jonathan and Carolyn Muller (1200 Old North Main Street), opposed the 
waiver and argued the applicant had not met the waiver criteria established by the subdivision 
regulations.
He stated sidewalks:
l Improve pedestrian safety. 
l Reduce pedestrian and vehicle conflicts. 
l Provide transportation alternatives. 
l Create neighborhood gathering and recreational space. 
l Connect residents to the existing sidewalk network on North Main Street.
He emphasized that the Mullers opposed the waiver and requested consistency with the subdivision 
regulations.
Mark Condodemetraky, representing Jonathan and Carolyn Muller (1200 Old North Main Street), 
discussed the long history of sidewalk requirements associated with this property.
He stated:
l Planning Board records dating back decades demonstrated an intent to achieve future 
sidewalk connectivity. 
l The City previously required installation of the existing sidewalk segment when approving a 
site plan for the church previously located on the subject property. 
l Sidewalks support long-term urban planning goals and multimodal transportation. 
l The project is within walking distance of downtown and community events. 
l The Board previously required sidewalks for similar projects, including 33 White Oaks Road.

He urged the Board to remain consistent and deny the waiver.
Don Lincoln (1220 Old North Main Street) stated he was concerned that sidewalk construction could 
affect trees located along his property boundary, resulting in loss of privacy and potential reduction in 
property value.
Mr. Condodemetraky explained there was a deed restriction on the subject parcel which creates a 30-
foot buffer from Mr. Lincoln’s property line to protect the trees located along the property line.
Councilor John Hildreth (Ward 1) expressed concern that sidewalk construction could increase 
clearing width, potentially affecting neighboring properties.  He also noted that there are currently very 
few sidewalks in the immediate neighborhood.
The public hearing was closed at approximately 7:08 P.M.
Board Discussion
Board members extensively discussed:
l Long-term goals for pedestrian connectivity. 
l Prior Planning Board decisions requiring sidewalks in other developments. 
l Public safety benefits for residents and families. 
l Existing pedestrian use of Old North Main Street. 
l The City's future transportation planning efforts. 
l Resident concerns regarding neighborhood character and maintenance obligations.
Several members concluded that new developments should contribute to future sidewalk connectivity 
even where a complete sidewalk network does not currently exist.
Planning Board Vote on Waiver
Motion: Approve the waiver request for application PB2026-022 for 1206 Old North Main Street.
Moved: Doreen Richards
Seconded: None
Result: Motion failed due to a lack of a second.
Motion: Deny the waiver request for application PB2026-022 for 1206 Old North Main Street.
Moved: Gary Dionne
Seconded: Dave Ouellette
Vote: Seven voted in favor of the motion with Doreen Richards opposed.
Continuance

Because the plans must be revised to include sidewalks and submitted to the Board, staff advised the 
application was incomplete and should be continued to the August 4, 2026 meeting.
Motion: Continue application PB2026-022 for 1206 Old North Main Street to August 4, 2026, at 6:30 
P.M. in City Council Chambers at City Hall.
Moved: Amy Lovisek
Seconded: Mike Little
Vote: Motion approved unanimously.
PB2026-045; Endicott Street North (114-252-2)
Staff reported that the Planning Board denied requested waivers at the previous meeting and directed 
the applicant to submit additional information.  No revised plans or submissions had been received.
Motion: Not to accept application PB2026-045 for Meredith Crossing LLC as complete due to a lack of 
plans and documents required for a complete application in accordance with the Planning Board’s Site 
Plan Review Regulations.
Moved: Dave Ouellette
Seconded: Gary Dionne
Vote: Motion approved unanimously.
NEW APPLICATIONS AND PUBLIC HEARINGS FOR FORMAL CONSIDERATION
PB2026-051; 371 White Oaks Road (235-241-5)
Waiver Requests
Prior to acceptance of the application as complete, the applicant requested the following waivers:
1. Section 6.1 of the Site Plan Review Regulations.  Request to deviate from the requirement to 
provide separate plans. 
2. Section 6.2.6 of the Site Plan Review Regulations.  Request to deviate from the requirement 
to provide the name, address, and seal of the plan preparer. 
3. Section 6.3 of the Site Plan Review Regulations.  Request to deviate from the requirement to 
provide a proposed site plan with the seal of a registered land surveyor or engineer. 
4. Section 6.6 of the Site Plan Review Regulations.  Request to deviate from the requirement to 
provide an architectural plan with the seal of a registered architect or engineer. 
5. Section 6.7.9 of the Site Plan Review Regulations.  Request to deviate from the requirement 
to provide an outdoor lighting plan. 
6. Section 7.11 of the Site Plan Review Regulations.  Request to deviate from the requirement to 
provide a landscaping plan. 
7. Section 7.13.2 of the Site Plan Review Regulations.  Request to deviate from the requirement 
to construct sidewalks.
Waivers Related to Engineering/Surveying Requirements
Board members discussed:
7.2.
8.
8.1.

l The importance of professionally stamped plans. 
l Consistency with prior Board decisions. 
l Survey accuracy. 
l Potential permitting and site disturbance implications. 
l Lack of engineering review necessary to verify site impacts.
Motion: Deny the following waiver requests for application PB2026-051 for 371 White Oaks Road:
l Section 6.1 of the Site Plan Review Regulations.  Request to deviate from the requirement to 
provide separate plans. 
l Section 6.2.6 of the Site Plan Review Regulations.  Request to deviate from the requirement 
to provide the name, address, and seal of the plan preparer. 
l Section 6.3 of the Site Plan Review Regulations.  Request to deviate from the requirement to 
provide a proposed site plan with the seal of a registered land surveyor or engineer. 
l Section 6.6 of the Site Plan Review Regulations.  Request to deviate from the requirement to 
provide an architectural plan with the seal of a registered architect or engineer. 
l Section 6.7.9 of the Site Plan Review Regulations.  Request to deviate from the requirement 
to provide an outdoor lighting plan. 
l Section 7.11 of the Site Plan Review Regulations.  Request to deviate from the requirement to 
provide a landscaping plan.
Moved: Gary Dionne
Seconded: Amy Lovisek
Vote: Motion approved unanimously.
Sidewalk Waiver Request
The Board separately discussed the request to waive sidewalk construction along White Oaks Road.
Members noted:
l Existing sidewalk segments are not continuous in the project vicinity. 
l Similar projects have previously been required to install internal sidewalks. 
l The campground would not have internal streets requiring sidewalks. 
l Future sidewalk improvements could potentially be funded through impact fees and 
transportation planning initiatives.
Motion: Approve the following waiver request for application PB2026-051 for 371 White Oaks Road:
l Section 7.13.2 of the Site Plan Review Regulations.  Request to deviate from the requirement 
to construct sidewalks.
Moved: Gary Dionne
Seconded: Doreen Richards
Vote: Six voted in favor of the motion with Rich MacNeill and Amy Lovisek opposed.
Continuance

Because the engineering-related waivers were denied and revised plans must be submitted to the 
Board, staff advised the application was incomplete and should be continued to the August 4, 2026 
meeting.
Motion: Continue application PB2026-051 for 371 White Oaks Road to August 4, 2026, at 6:30 P.M. in 
City Council Chambers at City Hall.
Moved: Amy Lovisek
Seconded: Mike Little
Vote: Motion approved unanimously.
PB2026-053; Belmont Road (464-303-28)
The applicant requested to continue their application to the August 4, 2026 Planning Board meeting in 
order to attend the Conservation Commission meeting on July 15, 2026.
Motion: Continue application PB2026-053 for Belmont Road to August 4, 2026, at 6:30 P.M. in City 
Council Chambers at City Hall.
Moved: Gary Dionne
Seconded: Amy Lovisek
Vote: Motion approved unanimously.
PB2026-054; 35–71 Winnisquam Avenue (450-245-24)
The applicant requested to continue their application to the August 4, 2026 Planning Board meeting to 
allow time for plan revisions.
Motion: Continue application PB2026-054 for 35-71 Winnisquam Avenue to August 4, 2026, at 6:30 
P.M. in City Council Chambers at City Hall.
Moved: Amy Lovisek
Seconded: Gary Dionne
Vote: Motion approved unanimously.
PB2026-056; 57 Blueberry Lane (395-336-9)
Agenda Modification
Motion: Move Item 8.4 (PB2026-056 for 57 Blueberry Lane) to the beginning of application reviews.
Moved: Doreen Richards
Seconded: Dave Ouellette
Vote: Motion approved unanimously.
8.2.
8.3.
8.4.

Application Acceptance 
Motion: Accept application PB2026-056 for 57 Blueberry Lane as complete.
Moved: Rich MacNeill
Seconded: Mike Little
Vote: Motion approved unanimously.
Application Presentation
Applicant: Laconia Housing and Redevelopment Authority
Representatives Present:
l Kathy Bowler, Executive Director 
l Patrick Wood, Commissioner
 The applicant requested two modifications to the previously approved 2022 site plan:
l Removal of a condition requiring payment of impact fees. 
l Approval of revised parking and ADA-accessible parking locations to match the as-built 
conditions.
Mr. Wood explained that the Housing Authority is a governmental agency and that impact fees should 
not have applied to the project.  He noted the City subsequently amended its ordinance to exempt 
governmental agencies from impact fees.  He stated the impact fees were never collected but remained 
as a condition of approval.
Regarding parking, the applicant explained that the project was constructed with a different 
configuration than shown on the originally recorded plans.  Although the total parking configuration 
changed, the development continues to meet City parking requirements.  Staff clarified that fewer 
parking spaces were constructed than shown on the approved plan, but sufficient parking remains 
available and the revised layout had previously been discussed with the former Planning Director.
Public Hearing
The public hearing opened at 6:40 P.M.
No members of the public spoke.
The public hearing was closed at 6:41 P.M.
Board Discussion
Board members confirmed the site continues to meet parking requirements and discussed the need to 
correct the recorded plan set to reflect actual construction.

Findings of Fact
1. The application is complete and consistent with State and City land use regulations. 
2. The Planning Board originally approved the multifamily site plan at its August 2, 2022 
meeting. 
3. The submission was reviewed by the Technical Review Committee (TRC) at its June 16, 2026 
meeting.  Their comments have been incorporated in the recommended conditions of approval.
Conditions of Approval
1. Plan Revisions.  Provide updated plans to show the reduced number of parking spaces and 
the locations of accessible parking spaces in accordance with federal ADA requirements. 
2. Impact Fees.  In accordance with §235-22.2 of the City’s Zoning Ordinance, this project is 
exempt from impact fee assessment. 
3. Prior Conditions. All previous conditions of approval from the August 2, 2022 Planning 
Board decision not altered by this application remain in full force and effect. 
4. Completion Date. The project and all associated conditions must be completed by no later 
than August 2, 2029.  If all conditions are not met, nor any extension application filed with the 
Laconia Planning Department, by the completion date, this approval will be null and void.
Planning Board Decision
Motion: Approve application PB2026-056 for 57 Blueberry Lane with the findings of fact and conditions 
of approval presented in the Staff Report.
Moved: Dave Ouellette
Seconded: Jacob Roy
Vote: Motion approved unanimously.
CONCEPTUAL REVIEW AND PRESENTATIONS
PLANNING DEPARTMENT MONTHLY REPORT
Planning Department Monthly Report
Director Mora reported on:
l Preparation of a Request for Proposals for a comprehensive Zoning Ordinance rewrite. 
l June 30, 2026 Heritage Neighborhood Information Session, attended by approximately 30 
residents. 
l Downtown Tax Increment Financing (TIF) projects, including downtown beautification and 
irrigation planning. 
l Progress on the Master Plan, including transportation and sidewalk policies. 
l Governor's Crossing zoning actions and anticipated future Planning Board review. 
l Development of an Urban Agriculture Ordinance regarding chickens, bees, rabbits, and similar 
uses.
Minutes from the 06/16/2026 Technical Review Committee Meeting
Notes from 06/30/2026 Information Session on Heritage Neighborhoods
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10.
10.1.
10.2.
10.3.

LIAISON REPORTS
CITY COUNCIL
No report.
LAKES REGION PLANNING COMMISSION
Staff reported:
l Annual meeting held in June. 
l Rich McNeil was elected to the Executive Board. 
l Tyler Carmichael was elected Secretary of the Executive Committee. 
l Regional planning staff meetings are being organized to enhance intermunicipal coordination.
CONSERVATION COMMISSION
Dave Ouellette expressed concerns regarding communication between the Conservation Commission 
and Planning Board and volunteered to serve as Planning Board liaison.
Motion: Recommend Dave Ouellette as Planning Board liaison to the Conservation Commission.
Moved: Amy Lovisek
Seconded: Rich MacNeill
Vote: Motion approved unanimously.
HISTORIC DISTRICT COMMISSION
No report.
OTHER BUSINESS
Building Permit Review; Colonial Road (170-314-17.4)
Agenda Modification
Chair St. Clair requested unanimous consent to move Item 12.1 before Liaison Reports.  No objection.
Board Review
Pursuant to RSA 674:41, the Board reviewed and commented on a building permit application for a 
single-family residence located on Colonial Road.
Board comments included:
l Clarification of the road's legal classification. 
l Review of driveway design and drainage by the Department of Public Works. 
l Consideration of drainage impacts associated with Plantation Road. 
l Emergency access considerations. 
l Recording of required notices and acknowledgements concerning the status of the roadway.
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11.1.
11.2.
11.3.
11.4.
12.
12.1.

The Board took no formal vote.  Staff was directed to forward Board comments to the City Council for 
consideration.
Election of Officers
Secretary
Amy Lovisek nominated Gary Dionne to serve as Secretary of the Planning Board.  Jacob Roy 
seconded the nomination.
Vote: Eight members voted in favor of the nomination with Gary Dionne abstaining.
Vice Chair
Gary Dionne nominated Dave Ouellette to serve as Vice Chair of the Planning Board.  Councilor Conant 
seconded the nomination.
Vote: Eight members voted in favor of the nomination with Dave Ouellette abstaining.
Chair
Gary Dionne nominated Charlie St. Clair to serve as Chair of the Planning Board.  Jabob Roy seconded 
the nomination.
Doreen Richards nominated herself to serve as Chair of the Planning Board.  Councilor Conant 
seconded the nomination.
Vote: Five members (Mike Little, Rich MacNeill, Councilor Conant, Doreen Richards, and Amy Lovisek) 
voted in favor of Doreen Richards.  Four members (Dave Ouellette, Gary Dionne, Charlie St. Clair, and 
Jacob Roy) voted in favor of Charlie St. Clair.  Doreen Richards assumes the position of Chair.
Annual Review of Rules and Procedures
Agenda Modification
Motion: Move agenda Item 12.3 (Annual Review of Rules and Procedures) before Item 12.2 (Election of 
Officers).
Moved: Doreen Richards
Seconded: Councilor Conant
Vote: Motion approved unanimously.
Board Review and Action
The Board reviewed proposed amendments to the Rules of Procedure, including:
l Reinstating the Chair, Vice Chair, and Secretary as voting members. 
l Adding the Salute to the Flag to the regular agenda format.
12.2.
12.3.

Discussion focused on consistency with other City boards and commissions, voting practices, and 
historical procedures.
Motion: Approve the Rules of Procedure amendments as presented.
Moved: Gary Dionne
Seconded: Councilor Conant
Vote: Motion approved unanimously.
ADJOURNMENT
There being no further business, the meeting adjourned at 8:12 P.M.
Respectfully submitted,
Tyler Carmichael
13.