Keene panels amend rezoning request for parcels near Winchester roundabout, set public hearing

The Planning Board and the Planning, Licenses and Development Committee on July 28 reviewed ordinance O-2025-28, a petition to rezone eight parcels on Pearl and Winchester streets from low-density residential to Commerce zoning. After public comment raising concerns about traffic, flooding and neighborhood character, committee members amended the petition to remove three parcels from the proposed rezoning and voted to ask the mayor to set a public hearing on the amended ordinance.

The petition, introduced by consultant John Noonan of Fieldstone Land Consultants on behalf of petitioner Adam Wright, would change the zoning for parcels described in the ordinance and listed in the staff packet. The total area described in the original petition was approximately 2.6–2.7 acres. Noonan said the parcels sit adjacent to existing commerce zoning and municipal water and sewer and that the recent roundabout and roadway configuration make the area more compatible with Commerce zoning than with the surrounding low-density lots.

The Planning Board’s planner, Megan Fortson, reviewed the staff analysis and master-plan context. Fortson said the parcels range in size from about 0.11 acres up to 0.57 acres and that rezoning decisions should be based on permitted uses of the district rather than a petitioner’s intended project. She explained that the 2010 master plan places the parcels in the Winchester Street strategic planning area, which contemplates opportunities for higher-density housing and retail near Winchester Street and Keene State College. Fortson also summarized differences between the existing low-density district and Commerce: allowable uses, minimum lot sizes, setbacks, and impervious-surface limits (for example, staff noted low-density allows up to about 45% impervious coverage versus up to 80% in Commerce, and Commerce triggers a 50-foot setback where it abuts residential zoning).

Twelve residents of the Pearl Street neighborhood spoke during public comment, several citing long residence on the block and concerns including increased traffic and delivery trucks, light and noise from commercial uses, stormwater runoff and flooding risk due to increased impervious surfaces, loss of privacy and sunlight from taller commercial buildings, and perceived inadequate notification about the application. Speakers asked for specifics about likely development; the committee and staff said the rezoning decision must consider the range of permitted uses in the Commerce district rather than a single proposed development and that specific site plans would be subject to later review.

After public comment, members deliberated and proposed narrowing the set of parcels included. Councilor Mike Remy moved to remove 331, 339 and 347 Pearl Street from the rezoning; the motion was seconded and accepted as an amendment. The PLD then voted to ask the mayor to set a public hearing on the amended ordinance. Separately, the Planning Board voted that the amended ordinance is consistent with the 2010 comprehensive master plan.

The PLD recommendation means the council will hold a noticed public hearing on the amended ordinance; city staff said the public hearing notice will reflect the amended parcel list. No final rezoning ordinance was adopted at the workshop; the petitioner may withdraw or modify the petition before council action.

Residents were advised there will be a full public hearing before the City Council, likely roughly a month after the PLD recommendation, and that additional development applications would trigger separate review if or when a specific project is proposed.