Planning Board - Regular Meeting

Good evening everyone. The hour of 6:30 p.m. having arrived. I will call to order this regular meeting of the planning board. This meeting is being broadcast live on the city of Keen YouTube channel and channel 1302. The video is also streamed on the city's website and is posted on the website by the end of the next business day, barring any technical difficulties. All actions taken during this evening's meeting will also be posted on the planning board web page on the city's website. Copies of the printed agendas are available in the wall pockets as you entered the room, the meeting room. The public and other board members will be recognized to ask questions and comment on the agenda item under discussion. After being recognized, all remarks should be made through the chair. I will not recognize an individual a second time until everyone who wishes has a chance to speak. Uh that's typically during the public uh public discussion portion. Anyone who wishes to address the committee is asked to go to one of the microphones in the room and identify themselves by name and address prior to speaking. Uh our minute taker is participating remotely this evening. Board members, please be sure to turn on your microphone when speaking. If the microphone if the minute is unable to hear, they will ask that you speak louder or turn your microphone on. Lastly, city staff wish to alert the public of permit related for wire fraud schemes, scams. Geez, where scammers impersonate city officials to trick applicants into wiring money for fake permit fees. Please note, the city will never request wire transfers. Always verify in person at city hall or by phone if you receive a request for payment that is suspect.

I will now call to order this regular meeting of the planning board and declare a quorum present. Will staff please conduct the role. Harold Ferington here. Robera Master Giovani here. Mayor Jay Khan here. Councelor Molly Ellis here. Dave Burggeron here. Michael Hayer here. Kenneth Cost here.

Andrew Madison. And then for the alternates, Stefan Mayu, Tam Tammy Adams, and Joey Kosa here. And um Mr. Chair, there is one person participating remotely. Um, so they will need to state their location and if anyone is in the room with them and reason for participating remotely. And then we also have a position available should you wish to have Joey uh participate as a voting member this evening.

All right. Thank you, Miss Berna. Um, so, uh, Councelor Ellis, would you please do the needful there with Um, yes. Excuse me. I am in Savannah, Georgia right now and um my friend and her dogs are in the room with me. You might hear the dogs squeaking. Sorry.

Okay, great. That satisfy you, Mary? Okay. Uh and we do have a a vote uh voting space open for tonight. So, uh Mr. Coa be uh would like to invite you to participate in tonight's meeting as a voting member. Okay. First item on the agenda or actually second item um are the minutes of the January 26, 2026 meeting. I'll entertain a motion to approve the minutes. I'll move to approve the uh minutes from the meeting on January 26, 2026. We

have a second. Second,

Mayor Khan. Thank you. Um any comments or changes to the minutes as uh distributed? Seeing none, I will call a vote. Um, all those in favor of approving the minutes for the January 26, 2026 meeting indicate. Any opposed? Minutes are approved unanimously. All right. Now, we'll move to um final vote on conditional approvals. Uh, as a matter of practice, uh, the board will issue a final vote on all conditionally approved plans after all of the conditions precedent have been met. This final vote will be the final approval and we'll start the 30-day appeal clock. So, I'll ask uh staff, are there any applications tonight that are ready for a final vote?

Thank you, Mr. Chair. We do have one application that's ready for a final vote this evening. It's PB-20225-20, which is a major site plan for a solar array at Zero Rose Lane. Um, there were, I think, five conditions of approval. Um, including that the owner's signature appears on the final plan, submitt of the paper copies and digital copy of the plan set, submitt of an updated proposed conditions plan stamped by a wetland scientist licensed in the state of New Hampshire, submittal of security to cover the cost of sediment and erosion control measures, reveation of the site following construction and asbuilt plans. Um, and then submitt of an approved alteration of terrain permit number. Um, and all of those conditions have been met.

Thank you, Miss Berner. I caught most of that except for the location. Yeah. Sorry. This is Zero Rose Lane, the site of the um former city of Keen wastewater uh treatment plant. It's no longer there obviously, but yeah, the place of our site visit. Yes, we did have a site visit. Okay. Um, may I ask for a motion?

I'd like to move to issue final approval for PB-2025-20, uh, the major site plan for the solar array at Zero Rose Lane. Thank you. Second, Mr. Cost. I second that. Thank you. Discussion comments may I I just uh wonder, Mr. Chairman, staff, uh, was there any progress made uh, with the abuter?

Um, are you referring to the abuter at I think it's 14 rose lane, the Davis Oil property, the driveway concern.

Yes, there has been, um, wait, there were two things that were brought up. Um, one of them was related to the fire safety plan, I want to say, for the oil company that's next door. And that has been worked out that um the applicants uh followed up and worked with the fire marshall to submit sufficient information to uh demonstrate that they won't be impacting the adjacent property owner's fire safety plan. So, that item has been addressed. The other property that had the driveway issue, which I think was also a drainage issue, I actually don't recall where what the status is of that issue.

I have some additional information on that. So, we um after the meeting where you requested that we all we look into this um we uh looked at the uh proof site plan for the adjacent property. We discussed with the uh the city engineer at the time and then now the the public works director and we actually had code enforcement um uh go out and look at the site and and kind of get like a for lack of a better way to put a boots on the ground sort of um look at what was going on. Uh he was able to actually go out in the middle of a rainstorm to get a really good idea of how everything was flowing and um the existing storm water management system on the adjacent property seemed to be functioning appropriately and the lion share of the runoff going into the Davis Oil site uh appeared to be coming from that shared driveway um and the the road itself. Um Davis Oil's uh site is uh dirt and it is the lowest point in that area. Um so the the large amount of ponding that was uh notice definitely on the site um appeared to be coming from the road, not necessarily the adjacent property owner, the adjacent property.

Thank you. Any other comments or All right, let's uh proceed to the vote then. Uh all those in favor of final approval for Oh, Mr. Chair, uh sorry, I didn't mind. We need roll call. Yeah, roll call vote. We got a roll call. Okay. Well, I I still need to call the vote. So, all those in favor of final approval for PB 2025-20. Um, so I'll just go through the list. Yep. Please. Uh, Harold Ferington, yes. Robera Master Giovani, yes. Mayor Jay Khan,

yes. Councelor Molly Ellis, yes. David Burggeron, yes. Michael Hayer, yes. Uh, Kenneth Cost, yes. and Joey Kosa. Yes. Okay. Thank you. Uh that's the only one for tonight. Uh nope. Uh so actually the the minutes need to be redone. Uh every vote tonight has to be done by roll call. I missed it for the minutes. I apologize. Yeah, so did I. Sorry. Thank you. Okay. Uh, could we just repeat the motion for the minutes?

I'd like to move to approve the minutes of the previous meeting on January 26, 2026. And it was already seconded. So, uh, let's just call the the roll call vote. Thank you. Harold Ferington, yes. Robera Master Giovani, yes. Mayor Jay Khan, yes. Counselor Molly Ellis, yes. David Burggeron, yes. Michael Hayer, yes. Kenneth Cost. Yes. Um and Joey Kosa. Yes. Thank you for catching that. Um any other final votes?

Uh nope. That was it for right now.

Okay, great. Thank you. All right. Uh the next item on the agenda is a public hearing for PB-2026-01. It's a cottage court conditional use permit for 87 Water Street. Applicant and owner Elm City Properties proposes to convert a carriage barn into a dwelling unit on a single family property located at 87 Water Street. TMP number 585-059-00. The parcel is approximately 0.15 acres and is in the residential preservation district. The staff have a recommendation for completeness of this application. Thank you, Mr. Chairman. The applicant has requested exemptions from submitting grading, landscaping, and lighting plans as well as all technical reports. After reviewing each request, staff has made the preliminary determination that granting the requested exemptions would have no bearings on the merits of the application and recommend that the board accept it as complete.

Thank you. I'll entertain a motion now regarding completeness. So moved. Thank you. Second, Mr. Cost. Thank you. Um any discussion or questions regarding completeness of the application? Yeah, sure. Mayor Khan.

Yeah, thank you. I the uh lighting exemption uh just want to question it's a generally it's a street with some density. Uh I don't know what kind of lighting they intend to put to the rear of the building where it was the garage now a residence and parking in addition. I Anyway, I assume it's been given some consideration. So, let's see. Um there's one motion motion activated entry light to be installed along the the north or the main facade of the new dwelling unit. Um but because this is just a cottage court conditional use permit and not a major site plan application, um the entire lighting of the property hasn't been thoroughly analyzed. Uh the exemption is related to the phototric plan that you would see um for a larger development. Um this property is fundamentally just going to be treated as a single family residence. So, our normal site development standards don't apply.

I got it. Thanks. All right. Um, other questions or comments regarding completeness? Okay. So, let's uh let's put the vote uh to the roll call. Excuse me. Thank you. Uh, Harold Ferington, yes. Robera Master Giovani, yes. Mayor Jay Khan, yes. Councelor Molly Ellis, yes. David Burggeron, yes. Michael Hayer, yes. Kenneth Cost, yes. And Joey Kosa,

yes.

Okay. the uh the motion to accept the application as complete is passed. So at this time I will invite uh the applicant to present on this. Well, my name is Zach Bunch. I'm representing the applicant today. Uh what we're doing is the existing carriage house. We're just uh remodeling the interior to be essentially a single bedroomedroom apartment. There's going to be no major changes. The exterior of the building it has um recently had modern vinyl siding done to it. Um all the parking is already on site. We don't have to do any changes to the drive or new um new cuts to the road or anything. The facade is going to be the same. All windows and door locations are going to be the same as is existing. We're just redoing the interior. Is there any questions?

Yeah. Questions for the applicant?

Mr. Cost. Thank you. Um, I just want to make sure there's an image here that shows a change to one of the facades with with a door instead of a garage. I mean, it's all positive. It's all positive, but I just want to make sure there is a change. Yes. Sorry. Yes.

The garage door is going to be covered in and remade into the uh front entry door as well as this um roof added over it. Excuse me. I guess that

I just say it took me Yes. Thank you, uh, Mr. Chair. It took me a moment to just re reacqu acquaint myself. I remember doing the site visit here um a couple months ago now and um seems like everything's in order to to move forward with this one. Don't get too far ahead of ourselves there with deliberating. Okay. Uh yeah, was was there a site visit at this location? I didn't think so. I'm sorry. I thought this was the one that I otherwise I would think of recusing myself for not having That's all right. Thank you.

All right. Thanks very much. We're all set. Maybe questions later, but right for right now that's good. Thank you. Thank you. So at this time I'll uh invite staff to make to provide their comments.

Okay. Thank you, Mr. Chairman. Evan Clemens, planner, zoning administrator. Subject parcel is an existing 0.15 acre lot located on the southern side of Water Street uh between Crossfield Street and Grove. Parcel is developed with an existing roughly 1,400 foot single family house and a 550T detached barn as well as a driveway and associated site improvements. Um although this area of Keen has historic historically experienced flooding, this site is not currently within the flood hazard zone, but the surrounding parcels and most residential uses uh excuse me. And then uh with surrounding uh parcels, most of them are residential uses with uh between two and four dwelling units. Uh the request is to convert the existing barn at the rear, as the applicant explained, into a new one-bedroom apartment. Um the as everything is laid out, this property would qualify for an accessory dwelling unit if the owner occupancy um requirement could be achieved by the property owner. The reason why this application is before you is this evening is because the property owner is choosing to not use this property as their primary residence and is still looking to add the extra dwelling unit um to the property. So, this looks very much like a single family with a detached ADU. Um but that's why it's coming in as a cottage court. Um, in regards to regional impact, staff has made a preliminary evaluation that this does not constitute a regional impact. However, it will be the board's responsibility to make that final determination. Um,

so this is going to be a single family residence with a uh single family uh detached uh dwelling on the property. It meets the dimensional standards within the cottage court um conditional use permit. In regards to dwelling size for cottage court, the footprint of the barn is about 550 square ft. Um and the gross floor area of the new new unit will be approximately 922 square ft and that meets the 900 ft building footprint and the 1250 uh gross floor area of the dwelling unit itself. This standard has been met. There are two parking spaces provided on site. One for this new unit, one for the existing single family residence. That requirement has been met. um building separation will be evaluated um when this comes in for a building permit for the build out of the new unit. So that standard has been met. Um the existing driveway is adequate and is not proposed to be altered. Um, in regards to screening, uh, the proposed increase by adding the second dwelling unit does not appear to increase the intensity of, uh, development on this property in relation to the surrounding properties. So, additional screening for this project is not necessary and that standard is not applicable. Um, the architectural guidelines Um, project narrative states that the existing woodframe barn will be modified to have an exterior appearance that is consistent with the surrounding neighborhood. As the applicants uh uh explained, the changes to the facade are

minimal um and are mainly related to the conversion from garage to a living unit where somebody's going to want to be able to walk in their front door and have a covered entryway. uh staff believe that that that standard has been met. Um in regards to the site development standards, as I I mentioned earlier, this property isn't this project's not going to be uh strongly um bound by them because it is a single family use. Um drainage won't be impacted as there's no proposed increase in imperous surface or changes to the the site. Um so no sedimentation erosion control is necessary. Um there's a snow storage area identified on the south central portion of the site. Uh screening is not necessary. No landscaping is proposed. Uh the lighting is that one u motion activated light. Um let's see. The applicant states in their narrative that the new unit will be tied into existing uh city water and sewer services. So that's all set. Project narrative states regarding traffic and access management that the existing driveway will be used to access the site has room to provide sufficient parking. A note has been added to the proposed conditions plan say stating that any future modifications to the driveway will require a review through the city engineers office. That standard has been met. Filling and excavations not applicable. Surface waters not applicable. Hazard and tox materials not applicable. In regards to noise, the the narrative states that noise impacts for the proposed project will be minimal and consistent with adjacent residential uses. So that appears to be met. Uh we already talked about architectural and visual appearance.

So that's all I have on that. Uh the only thing is um in regards to the recommended motion, the applicant is requesting final approval this evening. Um we have received uh five full-size plan sets with the owner signature on them, which was the only proposed condition of approval in the staff report. I believe the suggested motions memo has that coming in as final approval. Happy to answer any questions at this time. questions for Mr. Clemens. Mayor Khan.

Thank you, Mr. Chairman. Um, so the required column of square footage dimensions, I assume that's the cottage court requirement. the 8,000 square foot.

Yeah, I see. I see what you're um this appears to be the zoning dimensional table for the um the residential preservation zoning district. This would be if you were creating a new lot. Um the existing lot is legal non-conforming. which means at one point during its creation, it was permitted to be this size and the zoning district has since changed around it.

I get it, Mr. Cost. Thank you, Mr. Chair. I I have a question about the cottage court. Uh, no, the ADU. um requirements is the requirement to live in a unit and build a second unit. Is that a so you have to be a resident in one unit and then you can build have an ADU or flip it around? Is that a a state requirement for ADU? Is that a local keen requirement?

The state gives us the choice to require owner occupancy or not. Um, so as our regulation currently stands, owner occupancy is required. Um, one of staff's concerns with uh, keeping the owner occupancy requirement for ADUs. Um we're very generous with our ADU um regulation and uh we wanted to make sure that um at least one of the ADU units would be used for long-term year round residency. Um, if you eliminate the requirement for the owner occupancy, there's a risk that you would actually be taking long-term units off the rolls. Somebody would just come in and and uh build the ADU and then just potentially do a short-term rental. And then now you've gone from one long-term dwelling unit uh where you've got somebody who lives in the community, works in the community, um potentially going to two short-term rental units. Um and then instead of gaining housing, we've lost housing. Um so that's why we've staff's opinion of of keeping that owner occupancy requirement for the ADU regulation.

Okay. So I understand that. So by doing the cottage court though it could be that. I'm not saying it will be. I don't know the owner's intention but by doing this it could be just what you said. That's correct. Okay. I'm just trying to make a circle around it. Maybe something to think about more you have. Um and and one other thing I'm I don't want to maybe I'm reading the drawing wrong. I don't know. But it it the second floor plan just has first floor says first floor on the note with 461 square ft. I don't know if that's below or or it's just a mistake on the drawing but both floors say on the drawing itself on the floor plan say first floor just something okay I

don't know if it matters but that's I think probably more to be directed to the applicant. Yeah. Okay. So for in the future Yeah. No good question. Oh that's fine. We can Yeah. Let's finish up with me and then we'll give the applicant another chance to Okay. to answer that question. Any other questions? All right. Thank you very much. Okay. Yeah. If you wouldn't mind coming back up, we'll uh if you could just repeat your question, Mr. Cost, we'll

Yeah. No, my question was on the first floor plan. It shows first floor in the actual drawing besides the, you know, the note at the bottom. And then on the second floor, it still says first floor. It just could be a typo. What page are you looking at? I'm on the floor plan drawing. Second floor plan. First floor plan. Oh, page number A1. A A1. Oh, sorry. What page? A A1 23. Sheet A1. I show it to you. Yeah. Can you can you show me what you're talking about? I'm not seeing what you're saying. I don't see A1.

Oh, it's not here. It's on what I have. Oh, what I'm looking at in my computer, but it's not there. Thank Mr. Chair. May I um chime in here? Yeah, please. Thank you. So, the applicant submitted updated plans between the time that the staff report went out and today um that were ready for final approval and staff had already caught that and let them know about it. So, I think it just got updated with the plans that were submitted. Yeah, but thank you for paying such close attention. Oh, I Okay, it's page 23 though in our packet. Yeah.

All right. That's what was confusing. And Oh, okay. I see. So, you're talking about the uh the square foot notation where it says first floor still. Okay. Mr. Cost, you satisfied? Yeah. No, it's been corrected obviously. So, okay. Thank you, Mr. Jim, if I might. Yeah. You have a question for the applicant?

For for the applicant. Yes. Sure. Representative Zach, just nice to meet you. You, too. So, I I I see that Samson is the architect and are are you part of Samson? Just trying to get a sense of your relationship to this as a representative of the applicant? I am. I work for Samson Architects. Okay. Yeah. Thank you. Okay. All right. Um, thank you. Thank you.

Is uh anyone anyone in the audience uh here to make a comment on this proposal? Just raise your hand if you are. No. Okay. Uh in that case, I will close the public portion of the meeting. and we will move to deliberation. So I will at this point entertain a motion. I'd like to move to issue final approval for PB-2026-01 as shown on the plan set identified as Carriage House, 87 Water Street, Key, New Hampshire 03431, prepared by Samson Architects at varying scales on January 6, 2026 and last revised on February 4th, 2026. Second.

Thank you, Mayor Khan. Okay. Um, comments, opinions, Mr. cost.

I I think this goes towards more housing units, which we talk about all the time, and I think our zoning and planning has been geared to that. And I'm always happy to see somebody house people rather than a car in a building. So, um, and since it seems to fit in with all the other criteria, I think it's a a good good proposal and a good plan. Thanks for doing it. Mr. Kosa, would you care to comment on the uh possibility of regional impact for this project?

Um yeah, I mean this would be I agree Kenneth cost. Um and we could definitely use housing in the area, but do you do you think there is a regional impact? Oh, I didn't mean to put you on the spot, but Oh, a positive regional impact. Yeah. Sorry, that's that wasn't fair of me. Yes, Mr. Hayer, would you uh care to comment on regional impact? Sure. Yes. Uh this this uh small addition to a to existing building does not impact the surrounding communities of of Key New Hampshire and does not meet the does not meet my my understanding of the definition of regional impact. All right. Thanks. Sorry, Joey. Didn't didn't mean to put you on the spot.

Just like to add Yes. I just like to add that I think this is a a good repurposing of an existing building that that's there and and you know rather than have it fall into neglect it's going to get reused and it's going to get rehabbed into housing. I think that's a good use of it. Thank you Mr. Hayer.

Thank you Mr. Chair. Yeah, for the minute uh benefit. Yes, there was no apparently no site visit to this property. I was confused with our visit to 36 Elliot Street which had a very similar looking barn attached behind a older older New England style home. So that's where my confusion came in. So I just wanted to correct that for the record. Um yeah and it seems like a good good use uh here. I think if we continue to see the um the use of the cottage court to your question earlier Mr. cost uh about the why why not an ADU and if we felt it was important for ADU type style places to have owner occupancy. I think we'll just have to watch uh as the trends continue with the new use of this cottage court that we're not just providing another means to um something that we we're maybe trying to avoid with the our approach to ADUs. So, but I have no no concerns with this particular application at this point. Thank you. Okay, I think we're uh ready for the vote. If uh staff would would uh call the role on this.

Harold Ferington, yes. Uh Robera Master Giovanni, yes. Mayor Jay Khan, yes. Councelor Molly Ellis, yes. Dave Burgron, yes. Michael Hayer. Yes. Kenneth Cost. Yes. And Joey Kosber. Yes. Okay. Final. That's a final approval. And I see you have the plans here for me to sign tonight. Okay. All right. Thank you very much.

Thank you. Next item on our agenda is okay. Next item on our agenda is a public hearing PB-2025-18 modification one major site plan Revo Casino 109 to 147 Key Road. Applicant Conquered Bingo 2 LLC on behalf of owner Key. Actually, I'm going to step aside for this one.

Yeah, I'm gonna step aside for this. All right. So you uh you got it. You got it. Okay. I think I I'm going to recuse myself. You're recusing yourself? Yes. Do we need just for the record any? Sure. So, for the planning board, it's up to each individual member whether or not to recuse themselves, but it um if you'd like to state the reason that you're recusing yourself, um that's always

Yeah, I'm recusing myself because I'm involved. I'm an officer in a charitable organization that participates in with the uh charitable gaming system and we benefit from uh funds received by Keen location of Revo Casino. Thank you. So with that standard, I think there's so many nonprofits in the area that do receive funds that Yeah. well publicized uh situation. Uh if

I don't feel the need to think that that puts me in a in a compromised situation, I I would recuse myself. But I had not considered that relationship.

So the advice that I would give is if you feel like you can make an unbiased decision, you're welcome to request a straw poll from the board. Um see what others think. Um but we will need a quorum of at least five people to act on this application. Um, so if you think that you can be unbiased and fair in considering this application, um, and no one, you know, is objecting, then you could also choose not to recuse yourself and take part. That' be my advice. Yeah. So, I will

No, I just I I don't want to put this. Can you turn on your microphone, please? I I don't want to put this decision in any kind of a questionable category. So I don't know who to ask. Yes. C. I just for my Is this because the city receives? Okay. Yes. I was trying to understand. Yes. The city received Okay. gaming days a contribution.

Would we have a quorum without Jay? Yes. So, you need five uh voting members to act on an application. Um, so it sounds like the mayor was potentially requesting a straw poll. Is that correct? Sorry. Were you were you requesting sort of an advisory vote from the board?

Uh, no. I can I can just uh I I don't want this decision to be uh uh at all questioned. Uh so um so just to provide some additional information, this this application is related to proposed exterior modifications to the shopping plaza. um the the question of say like the change of use to allow the the the the business itself to to be located here has already been decided upon. So, it it's um like Mary said, it's ultimately up to you um to decide, but um the the application is is is really more about um parking spaces and aesthetic changes and landscaping than um whether or not the business should should be here. Uh if that helps. Mr. Mayor.

Yeah. Sure. I I'll be glad to recuse myself of this hearing and take a seat next to Harold.

Okay. Mayor Khan would like to recuse himself. I'm happy to stay on, but without a full list of all the donations over the past few years, I can't imagine that I am not involved with one or two organizations that have received funds. So, um I will I will stay seated, but uh I'm this we are being very very thorough in our our duties. So, I appreciate that. All right. So, I think um we still need to finish reading the legal language from the agenda. So, uh Chair Master Giovani, would you mind doing that and then um I think we still need to do completeness vote. Yep. Okay.

Let's take it from the top.

Okay. The next item on the agenda is PB-2025-18 modification one to the major site plan for Revo Casino 109 to 147 Key Road. Applicant Conquered Bingo to LLC on behalf of owner Key Road Development LLC proposes to modify the architectural features and parking area associated with the charitable gaming facility located at 109 to 147 Key Road TMP number 110-22-0000. The parcel is 5.8 8 acres and is in the commerce district. Does staff have any recommendations for completeness of this application?

Thank you, Madam Chairwoman. The applicant has requested exemptions from submitting a drainage report, soils analysis, and historic evaluation. After reviewing each request, staff has made the preliminary determination that granting the requested exemptions would have no bearings on the merit of the application and recommend that the board accept it as complete. Is there a motion to accept this application as complete? So moved. Is there a second? Second. Thank you, Kim. Um, at this point, um, we'd like to invite the applicant to prevent present the proposal.

Sorry. Sorry. Yeah, we'll need a roll call for the completeness. Thank you. Um, uh, Roberto Master Giovani. Yes. Councelor Molly Ellis. Yes. Dave Burggeron. Yes. Michael Hayer. Yes. Kenneth Cost. Yes. And Joey Kosa. Yes. Thank you. Um at this time, I'd like to invite the applicant to present the proposal.

Uh good evening. Thank you. Um my name is Brian Pratt. I'm a civil engineer with Fuss and O'Neal in Manchester and I'm here representing um the Revo Casino. Uh thank you very much for your time and consideration on this. The uh location of the parcel is 133 Key Road. It's the plaza with Sherwin Williams, the uh Keen Cinemas right near that KFC and it's right across from the Hampton Inn. Um pretty minor changes proposed. They're really just kind of some physical changes. So when we were here in September, we did the change of use and uh the variances that were needed. Um and those were kind of landlord driven. Those were before we had the architectural plans done. We've since uh completed the architectural plans and uh we're back with some some minor revisions to the building itself and the plaza. The biggest one is the entry vestibule. Um and the plan that we're showing you right now, that's the the demo plan. So the red areas are what we're demolishing. And um so there's the the back we're doing a um a small building addition in the back for just utilities and the front we really wanted to do a safer more aesthetically pleasing entrance festival um that kind of like stands out a little bit. Um could you go to the next page, Evan?

Do you want the next page in that plan set or do you want the elevation? Uh you can show the elevation. That would not be a bad time to show it. Thanks. Great. Getting a little uh Yeah, let our tech know that that's happening.

Okay. Um so, basically um what's happening is the existing plaza has the brick facade and then there's the mansered roof above it. And what we're doing is we're going to chop that out in the front and we're going to put that nice uh brick facade with the glass and the and the signage on it. So, uh it's going to be a significant aesthetic improvement. They're also proposing to really refresh the whole building itself and by painting that maner uh a nice even dark dark uh gray color and we'll also be doing like a gray light wash over the brick. The bricks are all like uh different colored. There's like some dark ones and some lighter ones. So, they want to make it a little bit more consistent and do a nice gray wash to really modernize the whole plaza. Along with that bump out, we're going to lose a few parking spaces, but we're going to do a much better sidewalk and a 8 ADA ramp in the front. Um, could you go back to the site plan? Thanks. You can show the overview probably the next that one should do it. Yeah. So, um, yeah. So, in the front that's kind of in that little corner area. Um, and actually Evan, why don't you go to the next page? I think you can we'll see the blow up. So that's the rear. Um, so that's in the back corner of the plaza. Basically, we're just doing a small uh building addition that um is really just for utilities. And um the other thing is this is very close to the flood plane. So we're actually raising the floor here a little bit to stay above the flood plane. So this will be um you know utility rooms, uh access for the rear eress and everything in that area. Um we're doing some minor um paving improvements around the corner just to help to make sure the truck can circulate and there are some parking spaces that were just sliding down to make sure that that truck can make it around the bump out. Uh in this area we're also um enclosing some dumpsters. There's just dumpsters that are just kind of sitting there. We're putting

them in on pads and putting them in formal enclosures. Uh we're adding a transformer and a generator. They have a lot higher power needs than the uh previous use did. Could you go to um the next page, please? Um utilities. So um we're adding a grease trap because there's going to be a restaurant use in here and a new water services. Could you reference the drawing in the in their packet since we can see those a little bit closer? Sure. or just which which page we're

Yep. Let me just pull it up a second. It's hard for us to see the monitor.

Sure. All right. So, um so CG 101. Um that one shows the the rear building edition. You can see there's a 1300 foot edition for loading and utilities. To the left we have a transformer. That's that rectangle directly or the square directly to the left of it. Moving further to the left, there's a dumpster with the uh dumpster enclosure. Below that is a generator. And then going down the page a little bit more is another dumpster. So those are just kind of out there now. So we're going to um do a a good aesthetic improvement. Um and this looks like it's page 49 of your packet.

Thanks. Um if you go to the next page which is CG 102 should be that page shows um where that building addition for the front vestibule is located.

Um the hatched area there's like a concrete hatch that's the sidewalk that bumps around. Uh the the lines that's a crosswalk and um you can see the utilities in there. There's a on the left hand side there's a rectangle that's the uh grease trap and we're redoing the uh the sewer connection there. We're also putting in some roof drains, so we're cutting up the parking lot a little bit. Um the striping is a little bit wonky out there, so we're going to redo seal coat the whole the and restripe the whole front parking lot as well. Uh the other improvements are um lighting and landscaping. So, I don't know if you've been out there at night. Um it has those really old throw lights that are kind of angled to throw the light. We're going to redo the lighting in the whole plaza with downcast dark sky compatible LEDs. Um it'll be a much softer, more uniform light. We're also um adding I forget 18 I think 18 trees. Um it's really not a lot of landscaping in the plaza, so we really wanted to add some curb appeal, kind of make it look a little bit nicer, give it a nice refresh. And let me just double check. And I think that's the bulk of it. We received some minor comments from staff on drainage, lighting, sewer, and water, which I believe we've addressed. And I just wanted to um going along with the the charitable discussions. So, um this facility itself is has provided $1.3 million annually to local charities and with this improvement that should go up to around 3 million. So, um increasing the size that it currently operates and we expect that to increase, which will have the benefit to the community to the additional charitable gaming funds. I think that's it. I'm happy to answer any questions or

uh do any board members have questions for the applicant?

No questions. Um yes. Yes. Thank you. So, u revo Revo Revo Casino. That's is that final name? I know that's the name currently. I just wasn't sure. Yep. That'll be that'll be the name. Yep. Yeah, they have locations in in other towns across New Hampshire. Got it.

Thanks. Any other questions? All right.

Okay. If there's no other questions, um we could invite staff for their comments. Thank you, Madam Chairwoman. Evan Clemens, Planner, zoning administrator. Subject parcel is an existing 5.8 acre lot located on the north side of Key Road, approximately 1300 ft from the Winchester Street intersection. Uh the Hampton Inn is located directly to the south and the Key Road shopping plaza to the east. The parcel contains an existing shopping plaza with several multi-tenant commercial buildings, parking areas, and associated site improvements. The plaza contains uh businesses such as Keen Cinemas, Surman Williams Paints, Toy City, as well as the New Hampshire Department of Health and Human Services Keen District Office, excuse me. The purpose of this application is um what we call in the business a tenant fitup um for the Revo Casino charitable gaming facility. Uh that includes architectural modifications to the existing shopping plaza as well as upgrades to the site lighting and parking areas. As the applicant just explained, the proposal includes the installation of additional landscaping along Key Road and in landscaping islands throughout the site as well as screening measures for the dumpsters and parking areas. Charitable gaming facility itself would have a footprint of approximately 15,000 square feet within the existing building with 190 gaming positions, a 52 seat restaurant, and approximately 1,000 square ft of office and uh incidental accessory uh storage. Uh the planning board approved the change of use uh for the Revo Casino at their September 29th, 2025 meeting. And this use received a variance from the zoning board of adjustment on September 2nd, 2025 to allow a charitable gaming facility to be

located closer than 250 ft from an adjacent residential use. Um, in regards to regional impact, uh, staff has made a preliminary evaluation that this proposal does not appear to reach the threshold of regional impact as divide defined by RSA 3655. The board will need to make a final determination on that. Um, okay, let's get into it. Uh, drainage. The applicant has stated in their narrative as well as, uh, just now, uh, that the proposed modifications will not alter the existing drainage configuration. Uh, runoff will continue to be captured by parking lot catch basins. Uh, the project does not uh, propose a net increase in impervious surface. So, this standard appears to be met. Um, as the applicant explained in the uh the northwestern corner, they are going to be adding some impervious uh surface to make that truck turning movement around the corner of that building a little smoother um to they will then be on the eastern side of the property. They will be removing impervious surface um to compensate. So there that's where the no net increase comes in. They'll be increasing a a landscaping island to the northeast there. Um so the project does propose the use of per perimeter erosion control devices such as filter sock around the minor excavation areas related to the building addition and those site improvements. and then filter sock and um uh catch basin um filters will be used to uh prevent any erosion into the existing storm water system. Um in regards to snow storage and removal, uh there is uh locations that exist throughout the site. Uh there's no proposed change to the existing snow

removal operation of the site related to these improvements. This is met uh landscaping. The applicant states in their narrative that the previous site plan application proposed five swamp white oak trees to meet the requirement for the additional parking spaces that were proposed. In addition to those trees, this application proposes to install four apple service berries, five shade master honeylousts, and four toello tower black gum trees as part of an overall landscape improvement to the site. This application is also proposing the installation of over 100 shrubs and perennials along the Key Road uh uh facade way and in landscaping islands throughout the site. This standard appears to be met. Um as the applicant noted, the uh they will be installing two dumpster pads to corral the existing dumpsters that just kind of meander along the western side of the shopping plaza. currently. Um that uh the dumpster enclosures will be a solid stockade fencing at least 6 feet in height and will be as tall as they need to be to ensure that the dumpsters are completely screened um by the uh the dumpster enclosure area. Uh so there is along the rear of the property a stockade fence is proposed um in the 2025 change of use application. Uh that project proposed the installation of approximately 190 linear feet of fencing. Uh this application this evening is proposing to increase the length of that fencing by an additional 212 feet for a total length of approximately 400 ft um of solid

stockade fencing. So for screening that standard appears to have been met. Um in regards to lighting this is uh a as the applicant stated it's a complete redo of all the existing lighting on the site. Um it will be uh dark skies compliant LED fixtures uh both polemounted and uh wall-mounted lights. Um the polemounted lights are proposed to be installed 20 ft in height. The wall-mounted fixtures will be about 15 feet in height uh with a total of 34 pole lights, 16 wall-mounted lights uh either replaced or installed. Um, all light fixtures will have a color temperature between 2700 Kelvin and 3500 Kelvin, uh, which is within our requirements. Those fixtures will all have a coloring color rendering index of at least 80, which is what the standard requires. The average illumination levels in all parking areas do not exceed 3.5 foot candles and have with a uniformity ratio that does not exceed a 5:1 again as the standard requires. Um, the lighting standard talks about hours of operation and allows for one hour bookending each side of the proposed hours of operation for the use. So like one hour before the business opens, they're allowed to have full illumination and then one hour after the business closes, they're allowed to have full illumination. Um the this application has uh uh so the other thing is that um outside of those hours they are allowed uh security

lighting that does not exceed one foot candle. Uh the applica the applicant has submitted two phototric plans. a a full illumination phototric plan that meets the planning board standards and a security lighting or reduced illumination plan that meets the security lighting standards. The thing to understand that's kind of a little wonky is that this is a shopping plaza with a bunch of different businesses in it all with different hours of operation. Uh the applicant will be able to adjust the lighting levels in the shopping plaza as needed to keep between those allowed illumination during hours of operation and the reduction in illumination to the security lighting minimum. The lights will never go completely out, but as businesses open and close throughout the shopping plaza, the the lighting will adjust to maintain conformance with that standard. Um, so at max, basically to sum that all up, at max illumination, the shopping plaza complies, and at total nighttime where all of the businesses are closed, the illumination will comply. and any mix uh back and forth between who's open and who closed, who's closed, the site will be in compliance in regards to lighting. Um so that standard appears to be met. If you've got questions, we'll we'll get there. Um so for sewer and water, uh they're going to tie in to uh use the existing facilities. They're going to run a separate water service to feed the fire sprinkler system that they're proposing to be installed. Um, as the applicant

noted, the thousandgalon grease trap is going to be installed and uh they will have to coordinate with um public works for our uh pre-treatment coordinator uh for that installation and and permitting. The applicants all aware of that. Uh so all that standard appears to be met. Uh the traffic and access management uh the overall existing pattern of this shopping plaza is not really proposed to be changed. Um the existing entrances and exits aren't aren't being moved, aren't being widened or narrowed or anything like that. Um let's see. Uh a total of 348 parking spaces are proposed to be uh provided and uh the entire plaza is only required to provide 315 parking spaces. Um they are improving uh pedestrian um walkways around uh the the casino um and and increasing uh the sidewalks uh for pedestrian safety there. Um as I mentioned uh in the northwest corner that that 600 square foot of new impervious for the truck turning and then a commiserate amount is going to be removed on the east side east side. Um so that standard has been met. Um any filling and excavation is really going to be incidental. Uh it's all very flat level terrain. They're not going to need to do any serious grading or anything like that. Um and then any uh uh uh material deliveries or or removal of material is just going to very quickly make it out to uh the adjacent highway. Uh so staff does not believe that a um a truck route plan is necessary for the incidental amount of excavation. Uh, as the applicant did allude, uh, the the the new addition is, um, either within the 100red-year flood plane or really really close to the edge of the

100red-year flood plane. It's it's kind of hard to tell. Um, they are preemptively choosing to uh elevate this addition to be one foot above base flood elevation. Um, so the the addition is going to be at 472 uh where the 100-year flood plane is at 471 and then uh any flood plane development permit that may be required will be um addressed uh at the building permit stage for the application. So that's been met. Uh surface waters is not applicable. There's no surface waters on the site. Um, no hazardous or toxic materials are known to be exist by the applicant and none are proposed uh with the uh the the charitable gaming use. So that's not applicable. Uh in regards to noise, the applicant states that the noise associated with the use will be minimal and comparative to the movie theater which is also located within the plaza. Um they note that the patrons for the charitable gaming facility as well as the restaurant are all going to be located in doors. So that appears to be met. And then the architectural invisible appearance. Uh the applicant states in their narrative that the existing building facade will be enhanced with a light gray wash on the brick and a dark a dark charcoal finish for the bansered roof. The vestable itself includes an entry canopy, storefront glazing, and red brick accents. Uh the applicant believes that these material choices are consistent with the traditional materials found throughout the city of Keen. And then the addition to the rear of the building will have a corrugated metal siding facade with metal canopy. And the existing concrete block facade will be painted light gray to match. Um, additionally, there is an existing

garage door um, located I believe along the western facade and that's going to be removed and then concrete block to uh, fill the void. Um, last but not least is going to be the recommended motion. Um, proposed uh, conditions are the usual. owner signature on the plan set. Five full-size to flatten PDF um of the final plan set of a security to cover the cost of asbuilts landscaping and erosion control measures in a form and amount acceptable to the community development director and then subsequent to final approval. the following conditions. Uh before site work begins, sediment and erosion control measures need to be installed and then inspected by community development. Um following the installation of landscaping, we'll do a year zero landscaping inspection um to ensure that all the plants were installed per the approved plans. And then one year after the installation of that landscaping, another inspection will be conducted to ensure that the installed landscaping is thriving. That's all I have, Madame Chair. I'm happy to answer any questions at this time.

Thank you. Do any board members have questions for staff at this time? Yes, Kim. Thank you, Madam Chair. Um, so I have three questions and um, one wouldn't really impact a decision. It's just for information. But the first is the fencing, the 400 ft of fence, is that going to um, totally go across where the housing is behind the facility or is the fencing,

you know? So the fencing is going to be on this property, but it is going to be along that shared property boundary with uh the residential use to the north. That's correct. So it blocks the entire it'll be along where the housing ends. It goes up to the end of the housing or or the housing won't be exposed is what I'm asking.

Um I that might be a better question for the applicant. I know it's going to go at least far enough for all those parking spaces. Okay, this might be an applicant question too, but you might know. Um, the list of landscaping trees um were seem to me to be, you know, nice native trees. The 100 shrubs and all the planting beds um will that also be like non-invasive? Um maybe native plants, but at least noninvasive by requirement. Is that

by requirement? uh at least that they're noninvasive. Um the the shrubs were all like ink berries or something that they were um a shrub that we see fairly regularly. Thank you, Mary. So that's the the planting schedule. Oh, okay. You kind of see the eye looks the the the ink berries. Virginia sweet blueberry and then

okay thanks nice question was just I tried to use the architectural guidelines for this and I I just totally struggled I mean it it was a stretch to they're really nice architectural guidelines for urban areas or maybe downtown residential or you know those kind of places but for this kind of a plaza to strip strip kind of them all. They it seems like a stretch to try to use them. And so I I just want to point that out that I didn't think it was there was really good comparison. When I did a lot of things came out as non-compliant, but it really almost doesn't matter because it's not the situation I think that these guidelines were intended for. So I I just want to I just found it difficult to use them for this. And um the only other the only thing I just because of the rendering it does show a lot of reflection in the glass and I know it's only a rendering but just want to make sure that the glass is not reflective because other than aesthetics that's also an issue with cars and reflection and sunlight and stuff like that. So just kind of want to sure it's not a reflective type glass. The rendering kind of suggests that. So, I'll um I'll let the applicant respond to the the glazing question um because I think that's a a really good question for the applicant. Um I definitely understand what you're talking about in regards to like the overall architectural guidelines. I think in a lot of ways those guidelines are designed for a brand new building. Um so so taking uh like a um a facade refresh and and trying to apply each one of those standards is is challenging. Um when when I was initially doing my review of this application, I was really

looking for um material types uh and the uh the ever nebulous visual aggressiveness. Um, and I think that is really the the core of what staff is asking uh you all the board to to weigh in on this this evening. Um, do you feel that this proposed uh addition with the material choices um generally fits within the character of of the city and is not um that aggressiveness. It's not trying to jump out and be advertising like like it it's it's you could very easily take for example um uh Raising Canes, one of their architectural features for their buildings is a a giant neon red number one. Um and then so where does architecture become signage? So I think that's kind of where the visual aggressiveness uh comment in those regulations is sort of referring to. Um so and then also the the the guidelines are are designed to encourage reuse of a building. Um so like you don't want a building to be so customized to a single a singular use that nobody ever wants to to move into that space ever again. Um, so that's my two cents on it.

And, um, madame chair, can I add to that really quickly? Yes. Yeah. Thank you. So, um, in my interpretation of reading through the architectural and visual appearance standard, it's really subsection, it's like 21142H, um, is really the only standard that specifically addresses modifications or um, additions to existing structures. And all that states is that it shall be harmonious with the character of the existing structure. So, I would say that's that's really the the standard that you're looking at in this instance. Um, because again, a lot of these uh regulations are geared towards a new build.

So, so it is I mean, so I think I was it's a commercial space. It's meant to be commercial. Um, whether it was a new shopping plaza or this addition, it's sort of the context of this doesn't really relate to much else in the standard. So um the only thing and again it doesn't bother me because of this of the context of where this is but that one standard about architectural features shouldn't serve as corporate identity. I I I mean that big Revo casino sign is kind of advertising but again I think it's um we're not I know we're not commenting on the signage but that integrated into the architecture. So again it's fine. And I just wanted to point out that it was difficult to use the guidelines for this type of project.

So I guess my question for next time, would it be helpful if the staff report more clearly articulated in regards to to to architecture um like which specific subsections we staff thinks you should be evaluating the application on? Yeah, I think that would be helpful almost saying that look these standards are really were designed for this sort of other context urban kind of situation or something and but out of those these two or three sections are should be paid attention to. Yeah,

that's an easy change for us to do. Yeah, we have to look at it all. Thank you. It looks nice. Yeah. Yeah. And then just really quick, um I I hear you on the signage as well. Um that'll be evaluated separately with the side permit. Um and they've got a certain amount of square footage that that um the property gets for budget and so they will do that. Anyone else? Yes, Michael.

Thank you, Madam Chair. Um I got one of my answers while by digging in here. Looks like it's about 32 feet tall, I think, for the that this the new this new entryway. Um, it look to me it looks like it's in scale nicely with the rest of the the plaza there. What's the what's the maximum height that we could be there or a builder could be there? Um, I'm sure we're well within it. Yeah, 35 pops into my mind, but it might actually be more in commerce. I think it might be a little bit more. Yeah, we recently increased the height in commerce. Okay.

Yeah, I mean to me it stand it's um 42

42 feet. Okay. So, we're well under the the max which is nice. Keeps it on scale. Um the corner of the the West Street Plaza where CVS and Panera used to be has a similar uh bumpout I think in that corner place and it reminds me a little bit of like the entrance to Dicks and such. So it seems to be a a commercial space trend of sorts. So I think that that fits in well. Um uh and otherwise I think it's a good ex Well no it's not a question. I will reserve that for deliberations. Anyone else? I would just comment that I think that height of the sign, the brightness of the sign of on the facade as well as whatever sign they put out front is probably um going to be quite visible if I'm not mistaken from like the bypass like from the rotary potentially which is you know going to get a lot of just views from passers through the town, which I think is not necessarily bad thing, but it definitely would be advertisement.

Yeah. And and their signage is going to have to comply with the sign code in the zoning ordinance. So, right. Anyone else have any other questions? Any questions for the applicant still? Just wanted Yeah, the the glazing question. Yes. Okay, you can come up and thank you. It'll be non-reflective glazing. Okay. Non-reflective. Perfect. And then uh there was a fence question. Do you want me to clarify that a little bit too? Yes, if you could. Thank you.

So, yeah. So, we're providing the fencing along the back of like our whole building uh where our additions going and a little bit beyond. There is an existing fence on the other property that's past where we are, but that's just a chain link. But we are providing, you know, fencing beyond our work area and those uh parking spaces. Yep. Um I I was just curious as to the other tenants in the plaza. I assume they're all completely on board and happy with all of these arrangements.

I have not heard any complaints. Um, we've been working directly with the land owner who owns the whole plaza and he's been coordinating with the tenants, but I believe that they've uh been uh made aware of everything that's happening and I'm not aware of any uh complaints. Okay, perfect. Any other questions? Yes. Thanks, Madam Chair. uh not um not not relevant necessarily to the decision tonight, but see focusing on these beautiful renderings made me wonder where smoking happens. Is that was that defined in their original smoking area?

Um there is a certain room that's a smoking room that's completely it's indoors. Yep. Um you know staff might come outside for a cigarette like towards the back. Um but like the casino itself has there's not going to be a group uh group smoking zone out front. We don't have like a gazebo school entrance. Um yeah, we hope not. Okay. Tough to control, right? But um in the event that people are smoking outside, which I'm sure people will, will there be appropriate receptacles for that type of waste?

Um most likely. We'll we'll definitely make sure that that if it's a problem, I'll I'll run it by the uh the owner that they should maybe have one. Sometimes it encourages people if you put one out there. So, let me just talk to the owner and their management team to see how they want to handle that. Fair enough. Anyone else? Okay. Thank you. Thank you very much.

Is there anyone in the public that would like to ask any questions or provide any comments at this time? Okay, barring none, then um I would say we would close the public comment portion for the deliberation and um enter any deliberation here on the board. Any discussions, any concerns? All right. Um, that being said, um, we can move to the motion. Would anyone like to entertain the motion this evening,

Mike? Thank you. I'll read it. So, it's the entire uh this is usually your role.

Yeah. Uh, so uh I'll read the read it as written. Um uh making a motion to approve PB 2025-18 mod 1 as shown in the plan set prepared by Fuss and O'Neal at varying scales on January 14th 26 2006 2026 and last review revised on February 9th 2026 with the following conditions. One, prior to the final approval and signature of the plans by the planning board chair, the following conditions precedent shall be met. A, owner signature owner owner signatures appear on the plans. Uh, B, submittal of five full-size paper copies in a flattened PDF version of the final plan set. C submittal of a security cover the cost of asbuilt plans, landscaping and erosion control measures in a form and amount acceptable to the community development director and two subsequent to final approval and signature of the plan by the planning board chair the following conditions shall be met. A prior to the commencement of all site work, all sentiment sediment and erosion control measures shall be instal installed and inspected by staff from the community development department. B, following the installation of landscaping, the community development department shall be contacted to perform an initial inspection. and C. One year following the installation of all landscaping, the community development department shall be contacted to perform perform a final landscaping inspection.

Thank you. Do we have a second? Second. Thank you. Are there any discussions or edits at this point? I just say one thing that I think that it's a good update for the plaza that's been around for a long time. I think it'll really improve the look of the the plaza um overall. So, it's good to see it get renovated. Um but I also just like to add that I don't I don't believe this is an regional impact with this application. Thank you, Dave. Appreciate that. Okay. So, yes, Mike.

Uh, thank you, Madam Chair. I was going to echo similar um comments. I think u this um this the change of use of this space and and obviously has been a topic of discussion around town and and some some controversy. I think it's an interesting example of how uh development can benefit u benefit the the plaza as a whole and and hopefully add to the long-term value of of that entire property uh in Keen and and hopefully have benefits to the other businesses uh in that uh in that plaza.

I think um I'd just like to comment that I would agree. I know we've had uh the casino in a different location in town. Um, it's, you know, obviously a popular spot. Um, and I think by moving it to this new location, um, it's much more suited for a casino. Um, there's hotels in the area and other things in the area that will benefit. So, um, I I'd like the move. All right. Um, if there's no further questions, comments, I guess we would move to a vote. Um, Roberto Master Giovani,

yes. Councelor Molly Ellis, yes. Uh, Dave Burggeron, yes. Michael Hayer, yes. Kenneth Cost, yes. And Joey Kosa, yes. Okay. Um then this motion has been approved. Thank you all. Appreciate it.

Thank you. Thank you, Roberto. Okay. Continuing along uh on our agenda, uh next item is staff updates. Um thank you, Mr. Chair. This is Mary Brener, senior planner. The only update I have is really a reminder about the CIP um which is the capital improvement program meeting schedule for this year. Um the kickoff presentations are coming up on Tuesday, March 3rd at 5:30 p.m. at Heberen Hall, which is um part of the Keen Public Library located at 60 Winter Street. And um the planning board members are highly encouraged to attend this. Um you will be asked to vote on the CIP at the end of the process. And so this is really a great opportunity um to really dig into the projects and hear um from each of the departments about the projects that they're proposing to include and how they're consistent with the master plan and um the community goals. However, if you can't make it to that kickoff presentation, which um I think is the most fun and engaging presentation. Um but if you can't make

it to that, there are some um other meetings that you can attend. One is Tuesday, March 10th at 5:30 p.m. It's a special FOP committee meeting. Um there's one on March 12th again at 5:30 p.m. And then the public hearing is scheduled right now for Thursday, March 19th at 700 p.m. Um and those are all in council chambers, so this room. And then finally, on March 23rd, which is your next planning board meeting at 6:30 p.m., you will be asked to vote on it. So, um, those are your opportunities to learn about it leading up to that vote. So, just a a reminder to you all, uh, to try and tune in to those meetings or attend if you can.

Did you send us list of those again? Yes, I um, sorry, I think I provided it. Yeah, she did. Uh, this came out the day of your last meeting, so I um provided it uh a paper copy, but I can't remember if I sent it electronically so I can send it out to everyone electronically. Thank you. And that's Mary. Uh, I just also wanted to note thank you for the reading material.

Oh, yes. Uh, on your desk you probably saw that you have a in a nice periwinkle blue color. the most recent updated uh land use book. Um they update it every year because the legislation um can change from year to year. So this is uh it should be current through all of the changes that went into effect as of September, I think. Right.

Yeah. Well, anyways, it doesn't include obviously any legislation that's currently underway, but it should include all of the legislation that was adopted last year. Um, so that is for you to use as a reference material. You can also go to the the New Hampshire General Court website and look up the RSAs that way if you prefer electronic. Thank you.

All right. Uh, next on the agenda is new business. Uh any any uh any board member have uh topics that they would like to um have this this body discuss? Mr. Cost.

Thank you, Mr. Chair. Um, I'll try to do this brief because I think we want to go home. But, um, I think some of you were involved uh several years ago on a little project that uh, Keen State College architecture group did for Gilbo Avenue. It was nice. They came up with development plans of what could happen on all those parking lots regardless of who owned them. and um but you know it was a student project and um didn't come up with a sort of a vision framework plan and so I've been talking about that for a while um mentioned it on the steering the master plan the the steering committee call and um I think I brought it up once before in fact Mary had mentioned that maybe we could go ahead and do something like that have a more professional study but at the time there was maybe some interest on that property. So, we, you know, we didn't do anything. Um, what I'm asking, um, it would, well, again, Mary, you suggested if we do this, it would be something that the planning board would, I don't know if the right word is sponsor or but sponsor somehow. But, uh, there is a group called Plan New Hampshire, plan new hampshire.org if you want to look them up. um they do uh design sharets around the state with professional architects and landscape architects and urban designer and planners. So they come and we'll do a you know it's very quick so it's not a thorough $200,000 study but it's a $6,000 study and they will um run a planning chet looking at what is possible on a site like that. And um I feel that having that vision of what that could be, including parking and parking structures and development and regardless of whether they're city parking garages or um public private

parking garages or part of the developers plan um to look at that whole area which is it's about eight acres I think to look at that whole area as a whole um would give us a vision that might be useful then to share with others. Um maybe other developers likely no one developer would bite all of that off but the concept would be if there is a vision of the entire area a developer might say I'll do this section you know but it'll be sort of in context and it will be consistent and with what the next section is. So eventually you do get blocks just like development happened years ago with individual blocks in the city. So, I wanted to present that to see if the planning board had any interest in sponsoring this. I would certainly be happy to do some of the grunt work or a lot of it, but um and I don't know what that means. Um and and how it interacts with the city and with the land owner, but I just wanted to put that out there as something that maybe we can do since there is an opening now because there is no active interest at the moment on on the site. and and and the private site is what's owned by um was it main the real estate the um insurance main street insurance I guess so um but we would want to look at also the city land that's adjacent to it so that was what I wanted to bring up and see if there is any interest in planning board um being part of this and and somehow inviting this group to the city to do this.

Sure. Uh any reaction, Mayor Khan?

Yes. Thank you, Mr. Chair. I think there might be a time to do that. I would suggest to uh measure that, get a get a good sense of that before they're asked. Uh there are owners currently. There may be owners in the near future, different owners. uh and I think to presume a study without those parties uh consent and engagement uh is preemptive. Um, so that's just the the concern I want to place before the planning board takes some initiative on this.

Sure. And I believe the organization is New Hampshire AIA. Uh, that plan NH is a is a component of New Hampshire AIA. Is does that sound right? I'm I'm a member. thought they were a nonprofit that is is not part of AIA, but they could be. Yeah, I don't know. And a plan plan plann.org, so you could look them up and see. They do quite nice work very quickly. Yeah, I'veision before. Yeah.

Yeah. I mean, Mary had mentioned that that the owner of the property, current owner or future owner would um have to be talked to before we would even think about it. So, I don't know if I and I obviously I don't have visibility to what's going on with the property. So, um but if the current owner would be interested in sort of showing what their property could yield to a developer, maybe they'd be interested. Don't know. Um I So, I'll go with guidance. I just wanted to bring it up and see that it's still out there. You know, I feel like a dog with a bone. I'm not dropping it. I I I appreciate that I can advise the board on this matter. Miss Berner.

Uh thank you, Mr. Chair. So, um I haven't personally participated in one of Plan New Hampshire's sheretses, but I've talked to a number of people who have, and I know that the city of Keen has done them in the past. Um, and I think that what the role that the planning board would most likely play here is um doing some of the initial leg work of figuring out what exactly this could look like and making a proposal to city council because it would cost money. Um, even with the city being a member of plan New Hampshire, I think we still would have to pay I think it's $6,000. Um, and the owners would have to be obviously fully on board with with doing something like this. So, um, I think there's just some initial leg work that needs to be done and it's really asking the planning board if um, you're interested in pursuing this um, and putting together some of that initial information. Yeah, I um me personally, I would say that additional information wouldn't hurt or how it could be done or should be done. I don't know if I mean do I don't think we have a budget for anything. So, it would have to be the city planning that would uh that would handle that cost presumably, but um that would be interesting to know as well. Yeah, it would um at this point in time it would mostly come out of next year's budget. Um so the planning board could also put in a budget request if you wanted to. Mayor Khan.

Yeah. I I just want to be clear. Do not give the public the sense that we are giving an approval or a sense that this is going to be done. You know, understanding a scope, a cost in the event that that is something that this body wishes to propose at an appropriate time. Okay, that makes some sense. Yeah, but that's what I was trying to say. Let's be clear. Sorry if I wasn't clear, but that was exactly what I was trying to say. Okay. Any other new business?

Just real quick. So, so at this point, there is no next step, right? at this at this point until some of the things he said were are clarified with. I I think if staff wants to inquire uh the terms of an engagement at some time in the future, they they should do that and probably advise the chairman of that information.

Yes. any other items of new business. Okay. Um I think typically uh even though it's lever typically we would go to more time items at this point. Um, but I don't think uh I don't think we have a pressing need for that at this tonight.

Yeah, I think I might have put together a slideshow for these standards several months ago, but I honestly can't remember at this point. Um, so I would recommend waiting until there's a lighter agenda and we can we can do that. Yeah, good luck with that. All right. Um upcoming dates of interest. Uh joint committee of the planning board and PLLD is on March 9th at 6:30 in this chamber. Planning board steering committee uh February. It's going to be March 10th, I guess. So these dates are all the wrong month, right?

Yeah. All the dates are correct. It's just changed February to March. Yeah. Okay. Yeah. Sorry about that. All right. Planning board steering committee is uh March 10th at noon. Planning board site visit March 18th 8:00 a.m. to be confirmed based on the uh the projects on the March agenda. And then the next meeting of this board March 23rd 6:30 p.m. in these chambers. And with that, I will adjourn this meeting at 8:11.