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Planning Board Regular Meeting Agenda (PDF) (minutes)

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CITY OF LACONIA
REGULAR PLANNING BOARD MEETING
Tuesday, August 4, 2026 - 6:30 PM
City Hall - Armand A. Bolduc Council Chamber
8/4/2026 - Minutes
CALL TO ORDER
Chair Doreen Richards called the regular meeting of the Laconia Planning Board to order at 6:30 P.M.
SALUTE TO THE FLAG
Vice Chair Dave Ouellette led the salute to the flag.
MEMBERS IN ATTENDANCE
Members present included Chair Doreen Richards, Vice Chair Dave Ouellette, Secretary Gary Dionne, Rich 
MacNeill, Councilor Mike Conant, Gail Ober, Jacob Roy, Mike Little (alternate), Rob Turpin (alternate), and 
Mark Ashley (alternate).
Members absent included Charlie St. Clair and Amy Lovisek.
RECORDING SECRETARY
Tyler Carmichael, Assistant Planning Director.
CITY STAFF IN ATTENDANCE
City staff present included Rob Mora, Planning Director, and Tyler Carmichael, Assistant Planning Director.
SEATING OF ALTERNATES
The Chair seated Mike Little and Rob Turpin as voting members for the meeting.
ACCEPTANCE OF MINUTES FROM PREVIOUS MEETING(S)
The Chair advised that the July 7, 2026 meeting minutes had been revised to incorporate corrections 
submitted by attorneys representing abutters and had been redistributed to the Board and public prior to the 
meeting.
Motion: Postpone consideration of the July 7, 2026 Planning Board meeting minutes until the September 1, 
2026 meeting.
Moved: Councilor Conant
Seconded: Gary Dionne
Vote: Eight voted in favor of the motion with Gail Ober abstaining.  Motion approved.
Minutes from the July 7, 2026 Regular Planning Board Meeting
CONTINUED APPLICATIONS AND PUBLIC HEARINGS FOR FORMAL CONSIDERATION
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PB2026-022; 1206 Old North Main Street (374-404-7)
The applicant requested a continuance of the application to the September 1, 2026 meeting.
Motion: Continue application PB2026-022 for 1206 Old North Main Street to September 1, 2026, at 
6:30 P.M. in City Council Chambers at City Hall.
Moved: Dave Ouellette
Seconded: Gail Ober
Vote: Motion approved unanimously.
PB2026-051; 371 White Oaks Road (235-241-5)
The applicant requested a continuance of the application to the September 1, 2026 meeting and 
requested that any revised plans be reviewed by the Technical Review Committee.
Motion: Continue application PB2026-051 for 371 White Oaks Road to September 1, 2026, at 6:30 
P.M. in City Council Chambers at City Hall and request the Technical Review Committee review any 
revised plans submitted.
Moved: Councilor Conant
Seconded: Jacob Roy
Vote: Motion approved unanimously.
PB2026-053; Belmont Road (464-303-28)
Recusal
Councilor Conant recused himself from consideration of the application. In accordance with RSA 
673:11, no City Council alternate was available to be seated in his place.
Waiver Request
Prior to acceptance of the application as complete, the applicant requested a waiver from Section 
7.13.2 of the Site Plan Review Regulations requiring installation of a sidewalk.
Attorney Ethan Wood, representing Winnipesaukee Commercial Properties, LLC, presented the waiver 
request.  The applicant stated that the property is located along a heavily traveled section of Route 106, 
lacks connectivity to existing sidewalks, contains significant site constraints, and that construction of a 
sidewalk would not provide meaningful pedestrian benefit.
Public Hearing on Waiver Request
The public hearing on the waiver request was opened at 6:43 P.M.
The following individuals spoke:
l Carol Downing, 80 Main Street, expressed concerns regarding the proposed development, 
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traffic, impacts to nearby wetlands, and questioned the purpose of a sidewalk at the location. 
l Bernie Colangeli, 80 Main Street, expressed concerns regarding wildlife, environmental 
impacts, public safety, and potential future uses of the property.
The public hearing on the waiver request was closed at 6:46 P.M.
Board Discussion
Board members discussed the location of the property, limited pedestrian connectivity, traffic 
conditions, future uses of the site, and safety concerns associated with sidewalk construction in the 
area.  Specifically, Board members raised concerns that the proposed potential uses of the site for 
retail or a restaurant would encourage individuals to walk to the site.   Board members felt if the site 
was limited to a proposed use of indoor self-storage, a sidewalk would not be necessary for the 
development.
Motion: Approve the waiver from Section 7.13.2 of the Site Plan Review Regulations requiring 
construction of a sidewalk.
Moved: Gail Ober
Seconded: Jacob Roy
Vote: Three voted in favor of the motion with Mike Little, Dave Ouellette, Rich MacNeill, Gary Dionne, 
and Gail Ober voting in opposition.  The motion was not approved.
Continuance
The waiver request was denied.  As a result, the application was determined to be incomplete and 
required continuation.
Motion: Continue application PB2026-053 for Belmont Road to September 1, 2026, at 6:30 P.M. in City 
Council Chambers at City Hall.
Moved: Gail Ober
Seconded: Gary Dionne
Vote: Motion approved unanimously.
Councilor Conant returned to his seat on the Board.
PB2026-054; 35–71 Winnisquam Avenue (450-245-24)
Recusal
Mike Little recused himself from the application.  The Chair seated Mark Ashley as a voting member for 
this item.
Acceptance of Application
Motion: Accept application PB2026-054 for 35-71 Winnisquam Avenue as complete.
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Moved: Gail Ober
Seconded: Jacob Roy
Vote: Motion approved unanimously.
Application Presentation
Erin Lambert of Wilcox & Barton, representing Knotty Marina Inc., presented the proposed amendment 
to the site plan previously approved in March 2023.
The amendment modifies the boathouse configuration, retaining wall layout, dock arrangement, parking 
configuration, and construction sequencing.  The application was revised to implement a phased 
development approach under RSA 674:21.
The applicant explained that:
l Existing wastewater infrastructure owned by the Winnipesaukee River Basin Program and the 
City of Laconia necessitated revisions to the retaining wall design. 
l Phase One would construct the majority of the project while maintaining a safe separation 
from critical sewer infrastructure. 
l Phase Two would require future Planning Board review and amendment approval before any 
construction could occur. 
l The total number of boat slips remains unchanged. 
l License agreements from the City would be required for portions of the project proposing 
encroachment into City right-of-way.
Public Hearing
The public hearing was opened at 7:06 P.M.
No members of the public spoke.
The public hearing was closed at 7:06 P.M.
Findings of Fact
1. The application is complete and consistent with State and City land use regulations. 
2. The Planning Board originally approved the commercial site plan at its March 7, 2023 
meeting. 
3. The current 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. 
4. On July 7, 2026, the Planning Board voted to continue application acceptance and formal 
consideration to its August 4, 2026 meeting at the applicant’s request.
Conditions of Approval
1. PRECONSTRUCTION REQUIREMENTS.  All conditions in this section must be completed at 
least two weeks prior to commencing any work on-site. 
1. Plan Revisions.  Plans must be revised and submitted to the Planning Department to 

include the following: 
1. Correct subject parcel number to “450-245-24”. 
2. A note that the City is not a member of Dig Safe and that a utility mark-out 
permit is required from DPW. 
3. Sheet C1.1 must include the location of the boundaries for Phase 1 and 2. 
4. Sheet C1.2 – The helical pile insert note must be changed to read as “13” 
helical pile typ. for all docking structures in Phase 1. Inset plan on this sheet…” 
5. Sheet C1.2 – Add a note that the City Street must be upgraded to support the 
maximum load rating for the length of the forklift travel path. 
6. Sheet C1.2 – Add a note that the developer must provide a standard operating 
procedure for guides to protect the public while the forklift is traveling on a public 
street. 
7. Sheet C1.2 – Add a note that maximum allowable vehicle gross weight on a 
public street for a 2-axle vehicle will comply with RSA 266:18-a. 
8. Sheet C1.2 – Add a note that the details apply to Phase 2. 
9. Eckerman Engineer Structural Plans – Add notes to each sheet specifying 
which applies to Phase 1 and Phase 2.  Any sheet that applies to both phases 
must ensure that the notes reflect which details apply to each phase. 
10.Sheet C1.1 – Ensure that the formatting for the phasing delineations matches 
the formatting for phasing delineations on Sheet C0.1 for clarity.
2. Site Security.  The applicant must submit a performance guarantee for site 
improvement and restoration security to the Planning Department in accordance with the 
current Subdivision and Site Plan Review Regulations. 
3. 911 Addressing.  Street addresses must be reviewed and updated by the Laconia Fire 
Department to ensure compliance with state and local regulations. 
4. ROW License Agreement.  The applicant must enter into a license agreement with 
the City prior to building any structure within the City’s right-of-way. 
5. ROW Parking Spaces.  Any and all parking spaces proposed within the City’s right-
of-way must be approved by City Council. 
6. Permits and Approvals.  The applicant must possess all required permits and 
approvals granted by federal, state, and municipal boards or agencies.  All permits and 
approvals must be in place prior to the signing and recording of the final plans and Notice 
of Decision.  Should any permit or approval be revoked at any time during the project, all 
work must cease until a new permit or approval is obtained.  Copies of all permits and 
approvals must be provided by the applicant to the Planning Department. 
7. Final Plans and Notice of Decision.  Four final plan sets must be submitted to, 
reviewed, and approved by the Planning Department.  The Notice of Decision must be 
recorded at the Belknap County Registry of Deeds at the applicant’s expense. 
8. Erosion Controls.  Erosion controls must be in place and inspected and approved by 
the Planning Department.  The Planning Department will perform regular inspections to 
ensure erosion controls are installed and maintained correctly. 
9. Preconstruction Meeting.  A preconstruction meeting must be held between the 
developer and representatives from City departments.  The applicant must coordinate this 
meeting through the Planning Department.  All requirements in this section must be 
completed prior to the preconstruction meeting.
2. CONSTRUCTION REQUIREMENTS.  All conditions in this section must be met during the 
construction of the project. 
1. Fire Specifications.  The applicant must adhere to all specifications as required by 
the Laconia Fire Department. 
2. Fire Alarm System.  The applicant must install an automatic fire detection system 
approved by the Laconia Fire Department. 
3. Fire Sprinkler System.  The applicant must install an automatic fire-extinguishing 
system approved by the Laconia Fire Department. 
4. Water Specifications.  The applicant must adhere to all specifications as required by 
the Laconia Water Department. 
5. Solid Waste Services.  The dwelling unit located on the property is permitted to 
participate in the City’s solid waste collection program in accordance with the applicable 

rules and regulations.  Private solid waste and recycling services are required for the 
commercial uses and structures.  Any and all dumpsters used must be located on a pad 
and screened from view on all sides. 
6. Parking Delineation.  The required number of parking spaces must be delineated by 
paint, sign, or other method as approved by the Laconia Planning Department. 
7. City Street Upgrades.  The applicant must enter into a cost sharing agreement with 
the Department of Public Works to upgrade Winnisquam Avenue to accommodate the 
excess weight imposed by the use of a forklift. 
8. Compliance Inspections.  The Planning Department will perform routine inspections 
during and after construction to ensure compliance with the Planning Board’s approval 
and all applicable regulations.
3. POST-CONSTRUCTION REQUIREMENTS.  All conditions in this section must be met prior 
to the issuance of any Certificate of Occupancy. 
1. Impact Fees.  Impact Fees in the amount of $0.48 per square foot of additional gross 
floor space must be paid to the Planning Department in accordance with State Law and 
the Laconia Zoning Ordinance. 
2. Snow Storage.  Snow storage and/or removal must be provided by the owner so 
drainage structures can function properly and the required parking spaces can be utilized. 
3. As-Built Design.  A final as-built design, application, and fee for the project must be 
submitted to the Planning Department for review and approval prior to the issuance of the 
final Certificate of Occupancy.
4. COMPLETION DATE.  The project and all associated conditions must be completed by no 
later than August 4, 2033.  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. 
5. SECOND PHASE REVIEW REQUIRED.  This approval applies only to the construction of the 
first phase of the proposed development.  An application for a site plan amendment for the 
second phase must be submitted to the Planning Board for review and formal consideration prior 
to any construction within that phase.
Motion: Approve application PB2026-054 for 35-71 Winnisquam Avenue with the findings of fact and 
conditions of approval presented in the Staff Report.
Moved: Dave Ouellette
Seconded: Gail Ober
Vote: Motion approved unanimously.
Mike Little returned to his seat on the Board and Mark Ashley resumed his alternate status.
NEW APPLICATIONS AND PUBLIC HEARINGS FOR FORMAL CONSIDERATION
PB2026-062; 59 Doe Avenue (145-64-1)
The applicant requested a continuance to allow for additional wetland review and consideration by the 
Conservation Commission.
Motion: Continue application PB2026-062 for 59 Doe Avenue to September 1, 2026, at 6:30 P.M. in 
City Council Chambers at City Hall.
Moved: Gail Ober
Seconded: Mike Little
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Vote: Motion approved unanimously.
CONCEPTUAL REVIEW AND PRESENTATIONS
There were no conceptual reviews or presentations to come before the Board.
PLANNING DEPARTMENT MONTHLY REPORT
Planning Department Monthly Report
Planning Director Mora reported on:
l Staffing changes within the Planning Department and recruitment efforts. 
l Ongoing work on the Master Plan update. 
l Upcoming Master Plan Steering Committee meetings. 
l A joint meeting involving City boards and commissions scheduled for September 24, 2026. 
l Progress on the Natural Resources Chapter and Natural Resources Inventory. 
l Preliminary Master Plan findings regarding nonconforming lots and zoning issues. 
l The Request for Proposals process for the City's comprehensive zoning ordinance rewrite. 
l Upcoming RSA 91-A training scheduled for August 10, 2026.
Minutes from the July 21, 2026 Technical Review Committee Meeting
The Board reviewed the Technical Review Committee minutes and discussed committee membership, 
participation by department representatives, and procedures for obtaining department comments on 
applications.
No formal action was taken.
Capital Improvement Committee Update
Assistant Planning Director Carmichael reported that departments are beginning preparation of the 
Capital Improvement Program.
The Board discussed committee membership, vacancies, meeting schedules, and the importance of 
public participation.
Motion: Appoint Mike Little, Dave Ouellette, and Rich MacNeill to the Capital Improvement Program 
Committee and direct staff to coordinate identification of additional members for appointment at a future 
meeting.
Moved: Gail Ober
Seconded: Gary Dionne
Vote: Six voted in favor of the motion with Mike Little, Dave Ouellette, and Rich MacNeill abstaining. 
 The motion was approved.
LIAISON REPORTS
CITY COUNCIL
Councilor Conant reported no updates.
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LAKES REGION PLANNING COMMISSION
Staff reported that Rich MacNeill and Assistant Planning Director Carmichael continue to serve as City 
representatives and noted an additional vacancy remains available.  Staff noted the Commission meets 
three times in the Fall and three times in the Spring.
CONSERVATION COMMISSION
Vice Chair Ouellette reported that the Conservation Commission would meet on August 5, 2026, to 
review and discuss the Natural Resources section of the Master Plan.
HISTORIC DISTRICT COMMISSION
No updates to report.
OTHER BUSINESS
Rules and Procedures Discussion
Staff reported on potential future amendments to the Planning Board Rules of Procedure, including:
l Clarifying participation of seated alternates during officer elections. 
l Establishing timelines for plan revisions. 
l Considering procedures for submission of written testimony and public correspondence.
Staff will consult legal counsel and review practices used by other municipalities before returning with 
proposed amendments.
No formal action was taken.
Conservation Commission Coordination
The Chair reported on discussions with the City Manager and Conservation Commission regarding 
scheduling and coordination of project reviews.  Potential changes to meeting schedules were discussed to 
improve communication and review efficiency between boards.
No formal action was taken.
79 Eastman Shore Road South (316-67-4)
Pursuant to RSA 674:41, I(d), the Board reviewed a building permit request for construction of a single-
family residence located on a portion of Eastman Shore Road South that has not been accepted as a 
public street or approved by the Planning Board.
Staff explained that the Board's role was advisory and that final action rests with the City Council.
Board discussion included:
l Road maintenance responsibilities. 
l Municipal services. 
l Emergency access. 
l Drainage considerations. 
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l Existing permits issued by the New Hampshire Department of Environmental Services.
The Board provided advisory comments supporting review of drainage and access issues and noted the 
requirement for acknowledgement of the roadway's status pursuant to RSA 674:41.
No formal vote was taken.
New Member Welcome Handbook
The Chair and staff presented a new Planning Board Handbook intended to assist current and future 
board members with meeting procedures, applicable statutes, review standards, and general board 
operations.
Board members expressed appreciation for the handbook and encouraged staff to continue developing 
training resources.
No formal action was taken.
ADJOURNMENT
With no other business coming before the Board, a motion was made to adjourn.
Motion: Adjourn the meeting at 8:05 P.M.
Moved: Councilor Conant
Seconded: Dave Ouellette
Vote: Motion approved unanimously.
Respectfully submitted,
Tyler Carmichael
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