[{"_1":2,"_109":-5,"_110":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,85,97],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6115284,"mediaKeyId","2739363-84b2b12363876a178ae097e05269f362","parentId",2739363,"title","Bankers Savings drive‑through bank approved at 111 Loudoun Road with design and circulation notes","audioSeconds",720,"startMs",7200000,"endMs",7920000,"viewUrl","/Search/View?dp=1&key=2739363-84b2b12363876a178ae097e05269f362&start=7200&end=7920","thumbnailUrl","https://assets.pipeline.soar.com/2739363-84b2b12363876a178ae097e05269f362/thumbnail_7200000.jpg","articleUrl","/articles/6115284/Concord/Merrimack-County/New-Hampshire/Bankers-Savings-drivethrough-bank-approved-at-111-Loudoun-Road-with-design-and-circulation-notes","mediaUrl","https://secure.pipeline.soar.com/6115284-64dca2f62b52a9d56ad02e810f3019b7/orig.mp4?Expires=1776065772&Signature=Ajb6TcEIxLFDIGoM1qTEgBTGUphC5QQ90DSx5pACTWWG4GjOSZtr4KlVy~RWsLultH9j~tsHCs4dXotIKJjjiM5nCMQUUR1TypLwKFFYhuhs7oro9GLI38-VX-fBYdABJWces90i8CnnnbPbEFmOmZYHYh-60bKO0sqZRfV9CC-lk5BVOHGQV5quyugvA0bDG4v5jxYnDk37eWJotQ0XMgE0ORC8vauSSyS1RldkXiFnhskAq8A5yL4Ltq24UYHA790mRNNMOL-~jiJLfwztDHRNtaBnUUmfjJCqSqtkIaOJW4UV6ABD5lEVI-aMQweyMIvQQdqA-d613twkCG63DQ__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Concord NH","date","2025-03-22T20:51:59.757Z","article","The Concord City Planning Board granted architectural design review, site‑plan waivers and conditional‑use approval March 19 for a new one‑story, 3,672‑square‑foot drive‑through Bankers Savings branch at 111 Loudoun Road. The board approved the plan with specific conditions addressing finish colors and the rear door color, and it granted waivers identified in the staff report.

Key conditions: The board approved the applicant’s request to remove two suggested architectural modifications that staff had raised (planter boxes and additional landscaping adjacent to the drive lane) after the applicant demonstrated those features could impede safe emergency vehicle access. The board did require the following before final sign‑off: minor adjustments to driveway radii (to improve large‑vehicle turning clearance), preference for native plant species in the landscaping plan where practicable, and standard precedent engineering items (final utility plans, stormwater details, O&M manual, and recording required easements).

Why it matters: The site is narrowly configured and sits near an existing commercial property with a shared fence line; board members asked how tree removal and fence installation would be managed during construction and asked the applicant to avoid spilling silt or debris onto adjacent property. The applicant explained that certain small loads (snow) may be trucked off site and that the stormwater system was sized with infiltration galleries and a bioretention area to control runoff.

Applicant remarks: John Ralphs of Nobis Group and Toni Porter Brown of Warren Street Architects presented the plans. They showed a vehicle‑turn template for a local fire truck and explained that front‑overhang on the fire truck may appear to protrude beyond curbing, but the wheels remain clear and the turn templates demonstrate safe access.

Next steps: Applicant must submit final engineered plans and a finalized planting schedule (preferring native species where appropriate). Staff will verify driveway tie‑ins, grading and stormwater details before issuing final permits.

Ending: With precedent items resolved, the branch may proceed to permitting; staff will coordinate the final engineering review and condition verification.","mediaType","Video","parentTitle","Planning Board Meeting - 3/19/25","oneSentenceSummary","The board approved a new 3,672 sq. ft. drive‑through Bankers Savings branch at 111 Loudoun Road, granting waivers and requiring minor adjustments to driveway radii and planting plans.","taxTitle","Concord, Merrimack County , New Hampshire","taxId",52782,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":44,"_45":79,"_47":80,"_49":50,"_51":81,"_53":82,"_55":56,"_57":58,"_59":83,"_61":62,"_63":64,"_65":84,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6115289,"Planning Board approves Red Blazer addition after removing long‑range right‑of‑way condition",4560,11760000,"/Search/View?dp=1&key=2739363-84b2b12363876a178ae097e05269f362&start=7200&end=11760","/articles/6115289/Concord/Merrimack-County/New-Hampshire/Planning-Board-approves-Red-Blazer-addition-after-removing-longrange-rightofway-condition","https://secure.pipeline.soar.com/6115289-1661ec052f985a75e32b56a748e75885/orig.mp4?Expires=1776065772&Signature=XT-~j7ShoXmDZZklzbWLTSIV0G5MIcqnlDPlXmuJYK04~mfxk9NfJkOCwHo54XYvRaynK1lwMH7Ss3RJml1r4Vu3dmH99BcJTvzBL0E2GwHh9Ur3ZedLL~IN3SsY9pL1RAhjzcQhJvoEy7tMDMpujUF1fDaprQ~-1dQHa6FwCcfheEaH1aMc7JbONcvqQS4jLrqiWVAR5InvMjezydu1CUYVBpWCejl8JmB-m4NOfQwvmNZBqP2E~lC-XvFadKz1TzYuADt~hm6ii5MzEypxnjwKSzvckHbNDaYsrwMwH78-TbWPbHwR~QrvP8dFxwu0ipfApkiyZ--1lLZmJAH8Fg__&Key-Pair-Id=KUT5TJCACFTXG","The Concord City Planning Board voted March 19 to approve a 2,598‑square‑foot rear addition for the Red Blazer restaurant at 72 Manchester Street, granting necessary waivers and conditioning final approval on standard precedent items.

Staff had recommended continuing the application to allow additional time to resolve sidewalk, circulation and Manchester Street right‑of‑way questions tied to the city’s long‑range capital improvement plan (CIP) for Manchester Street. After extended discussion, the applicant and staff agreed to remove the staff‑recommended condition that would have required a 12‑foot right‑of‑way dedication (a figure drawn from CIP planning). The board approved the minor site plan and associated waivers with the right‑of‑way item struck from the conditions; the board instead required precedent items addressing circulation, loading and revegetation to be resolved before final sign‑off.

Why it matters: Manchester Street is on a long‑range CIP for reconstruction and utility relocation. The applicant and their attorney argued that a 12‑foot dedication lacked a sufficient nexus to the small, back‑of‑house addition; the board accepted removing that requirement while preserving other staff conditions to protect public safety, parking and stormwater requirements.

Board conditions: The planning board approved the application with precedent conditions including: submission of final engineering updates, a loading zone that meets zoning requirements, revegetation of disturbed areas, and resolving parking/access circulation so ADA and fire access standards are met. The board also required either construction of certain sidewalks or a payment‑in‑lieu for sidewalks for sections of Manchester Street scheduled for future reconstruction.

Applicant remarks: Chris Nadeau of Novus Group and legal counsel told the board the addition is entirely back‑of‑house, will not add customer seating and the Zoning Board of Adjustment granted a parking variance so the building can rely on the existing parking count. They asked the board to consider conditional approval rather than a months‑long continuance.

Next steps: Applicant must meet the listed precedent conditions and work with staff on final engineering and ADA/accessible‑parking details before the planning department will issue final approval and construction permits.

Ending: Planning staff will circulate a final list of required plan edits and conditions; the city and applicant will work to finalize the small addition without obligating the applicant to the CIP‑level right‑of‑way dedication at this time.","The board approved a 2,598‑square‑foot addition for the Red Blazer restaurant at 72 Manchester Street after striking a requirement that the applicant dedicate 12 feet of right‑of‑way tied to a longer capital project.",{"_33":86,"_35":36,"_37":38,"_39":87,"_41":88,"_43":89,"_45":90,"_47":91,"_49":92,"_51":93,"_53":94,"_55":56,"_57":58,"_59":95,"_61":62,"_63":64,"_65":96,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6115293,"Planning Board conditionally approves Bridal Holdings expansion at 391 Loudoun Road",1920,3780000,5700000,"/Search/View?dp=1&key=2739363-84b2b12363876a178ae097e05269f362&start=3780&end=5700","https://assets.pipeline.soar.com/2739363-84b2b12363876a178ae097e05269f362/thumbnail_3780000.jpg","/articles/6115293/Concord/Merrimack-County/New-Hampshire/Planning-Board-conditionally-approves-Bridal-Holdings-expansion-at-391-Loudoun-Road","https://secure.pipeline.soar.com/6115293-08b16ca3d9e2c197b2970031c5ed2849/orig.mp4?Expires=1776065772&Signature=cTEvdErQBk93668O53l-hYDTe0UnxaG4u4W24IhxVgDCjHKPPwVpq4u29R9~q4---Y0HGvvzKEOcPMqThK~JlAebllC0bhmeJjYclmpr~sTryUYPhZH~X~Pphn-0TYjFEASTBO5mOGaLpHvP8N8ztN60D1khozPlsiutB2HFKYwniZCmOE65-s5H2~GESFpsZDTSDs3DKKrgxeWySHKptuiVkrK2x6LXH~5mIJs8lEAJyVEMNQVAlv07AUPCA1xsqZhso2lBQYotm0mynCJdy06m5XBIYV4UjuPKZNmBWs7dsdpWGtfg4urMrDOmm7BaFpX~EN~xkxLyhocMe9TTfg__&Key-Pair-Id=KUT5TJCACFTXG","The Concord City Planning Board granted conditional approval on March 19 to Bridal Holdings, LLC for a phased redevelopment at 391 Loudoun Road that includes an eventual 8,250‑square‑foot building addition, reconfigured outdoor storage and circulation improvements.

Board members approved architectural design review, multiple waivers and two conditional‑use permits — one to allow construction of fewer parking spaces than the zoning standard and another to permit limited disturbance of a wetland buffer for a drainage/driveway solution. Staff recommended approval subject to precedent and subsequent conditions. The board added conditions requiring revegetation of previously disturbed areas, additional snow‑storage areas outside wetland buffers, and truck‑turning templates before final sign‑off.

Why it matters: The site sits near wetlands and currently has extensive gravel and outdoor storage; the project will introduce stormwater infrastructure (infiltration pond, rain gardens) and a phased approach to reconstructing a private road (Break O'Day Drive). Staff and the Conservation Commission asked for native plantings and measures to reduce silt entering the wetland. During public discussion, board members pressed the applicant on snow storage, silt control for catch basins in the public right‑of‑way, and truck maneuvering for heavy equipment deliveries.

What the board required: The planning board’s approval included these key precedent conditions before final plan endorsement: a note to revegetate previously disturbed areas outside proposed storage, additional on‑site snow storage outside wetland buffers or an O&M plan for trucking snow off‑site, and a truck‑turning plan showing left‑in/left‑out/right‑in/right‑out movements for large commercial vehicles at the Break O'Day/Loudoun Road intersection. The board also required a cost estimate and payment‑in‑lieu for sidewalks on portions of Break O'Day Drive and Loudoun Road that the applicant is not building immediately.

Applicant remarks: Brent Cole of Grama/Granite Engineering said the plan would restore portions of the wetland buffer, add an infiltration basin and rain gardens, and reorganize outdoor storage to improve safety and aesthetics. The applicant agreed to provide the truck‑turning templates and an operation and maintenance manual for the stormwater features.

Next steps: The applicant must satisfy precedent conditions — including the truck turning plan review, the revegetation note and sidewalk in‑lieu payment — before the planning department issues final approvals and permits. The board’s action allows the applicant to proceed into phased permitting once those items are resolved.

Ending: Board members said the plan is an improvement over current site conditions but emphasized ongoing enforcement and maintenance to protect the adjacent wetland and downstream drainage.","Board granted site‑plan approval and two conditional‑use permits for Bridal Holdings’ phased project at 391 Loudoun Road, with required wetland buffer restoration, stormwater controls and truck‑turning plans.",{"_33":98,"_35":36,"_37":38,"_39":99,"_41":100,"_43":101,"_45":102,"_47":103,"_49":104,"_51":105,"_53":106,"_55":56,"_57":58,"_59":107,"_61":62,"_63":64,"_65":108,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6115298,"Planning Board: votes and outcomes from the March 19 meeting",3870,0,3870000,"/Search/View?dp=1&key=2739363-84b2b12363876a178ae097e05269f362&start=0&end=3870","https://assets.pipeline.soar.com/2739363-84b2b12363876a178ae097e05269f362/thumbnail_0.jpg","/articles/6115298/Concord/Merrimack-County/New-Hampshire/Planning-Board-votes-and-outcomes-from-the-March-19-meeting","https://secure.pipeline.soar.com/6115298-52fb9864097898dccb6b22d01a14e5fb/orig.mp4?Expires=1776065772&Signature=DSpc~Ci2sIT0mRyRBe12sWvO2XWmaPZKD3XBsQcRa2ZKS7z57DtzHAbJf8cwlVxdNlLyNcJJeoX-2UXjloDFnqmkXCAmoz1IKK22SoUIZxTlNL87YRHxJUs9pTUGEc0q4B4gAOdapwB8cKKopw9OSzVH-qfA5JIaDkc5XN9UTdt~ROjsMLgLGsj~BaDxu0FxSIefzLnPp4Xrk1KeXX4yf8wz-7yRZazjgnIPJk0PKjJc5xR-CGKiP~H-BHpMwJ-BHePZVjocewNTFDN65Je5t7-nW9ffIALhzz8W3ofyASr3KiaRMu~kluO0UwupnVksgCjFxxeoN79jgEX3vnJKVQ__&Key-Pair-Id=KUT5TJCACFTXG","Concord City Planning Board members voted on a range of land-use items on March 19, 2025, approving several subdivision and site-plan requests, granting multiple waivers and extending approvals on two previously authorized projects.

The board approved routine continuances and consent items, granted two administrative extensions for previously approved plans, approved several minor subdivisions and site-plan amendments, and approved multiple conditional-use permits and waivers required for larger site projects. Most approvals included precedent and subsequent conditions that applicants must satisfy before final sign-off.

Votes at a glance (select items recorded on the official agenda):

- 4 & 6 Myrtle Street (Ross Engineering / James McSherry): Minor condominium subdivision approved; waivers for subdivision technical sections granted; precedent and subsequent conditions required.

- 310 Pleasant Street (Richard D. Bartlett & Associates / St. Paul’s School): Two-lot minor subdivision approved; board required a precedent condition addressing a garden that straddles the new lot line (to be resolved before final plan).

- Extensions (by consent): 15 Hot Hole Pond — two-year extension set to expire 03/20/2027 for an eight-unit cluster; 33 Old Loudoun Road — extension through 08/16/2026 for a 144-unit age-restricted development (both motions carried).

- Lot-line adjustment between 115 and 119 River Road (Richard D. Bartlett & Associates / Murray trusts): Board granted a suite of waivers, a conditional-use permit allowing driveway configurations that are closer than ordinance standards, and minor subdivision approval for the lot-line adjustment. The record shows recorded dissent: the conditional-use permit passed with recorded nay votes (two nays noted); the minor subdivision carried with one recorded nay.

- 60 South Main / 67 South State (amendment for food pantry sanitary service): Board granted an amendment/waiver to allow a 4-inch sanitary sewer service where a 6-inch is normally required, conditioned on the applicant upsizing the service if building use or sanitary/water demand later increases.

- 391 Loudoun Road (Bridal Holdings / Chapel Tractor): Board granted architectural design review, multiple waivers, two conditional-use permits (reduced parking and wetland-buffer disturbance) and major site-plan approval for a phased 8,250 sq. ft. building addition and circulation improvements. Precedent conditions added (revegetation, additional snow storage outside buffers, truck-turning templates, and payment-in-lieu for certain sidewalks) before final sign-off.

- 72 Manchester Street (Red Blazer / Novus Group): Minor site-plan approval and waivers were granted for a 2,598 sq. ft. addition after the applicant and board removed a proposed condition requiring right-of-way dedication tied to a long-range Manchester Street capital project. The board added precedent conditions to address circulation, loading, and revegetation.

- 111 Loudoun Road (Bankers Savings Bank / Nobis Group): Architectural design review approved with minor color/finish notes; site-plan waivers, a driveway separation conditional-use permit and final site-plan approval granted for a new 3,672 sq. ft. drive‑through bank; staff and applicant agreed to minor adjustments to driveway radii and planting plans.

Most approvals were contingent on precedent items (final engineering, easements, recorded documents, O&M plans and other items listed in staff reports). Several approvals included specific conditions requiring applicants to return to staff or the board if the site or use changes in ways that affect public safety or stormwater infrastructure.

The board closed the meeting after acting on the agenda; in most cases staff will work with applicants to finalize plans before issuing any permits.

Ending: For details on any single item listed here — including the full list of precedent/subsequent conditions and the exact text of waivers and CUPs — consult the official minutes and staff reports filed with the Concord City Planning Department.","Summary of motions, waivers, conditional use permits and approvals the Concord City Planning Board decided on March 19, 2025.","actionData","errors"]

Article not found

Bankers Savings drive‑through bank approved at 111 Loudoun Road with design and circulation notes

Planning Board approves Red Blazer addition after removing long‑range right‑of‑way condition

Planning Board conditionally approves Bridal Holdings expansion at 391 Loudoun Road

Planning Board: votes and outcomes from the March 19 meeting