PLANNING BOARD MINUTES

Special Meeting – Site Visit

July 31, 2026

 

Board members present:                                                    

Paul Croce, Chair                                                                  

Art Weber

Matt Skirzenski

Charlie Vaillancourt

Steve Huttler

 

Also present:

Rudy Botros, Principal Planner

 

Members absent:

BJ Owen

Joe Pierik

 

 

The Board conducted a site visit to the properties that are the subject of the applications listed below. The purpose of the meeting was for Planning Board members to view the subject property.

 

1.    3:00pm, 50 Enterprise Ctr. - Application of 50 Enterprise Residences, LLC for Preliminary Plan approval for a Major Land Development Project involving proposed construction of 7 office buildings totaling 9,380 square feet of office space, and including associated site work, such as redesign of onsite parking, stormwater management and landscaping. Application includes request for variances from Zoning Ordinance Sections 603 and 1304 to allow a rear yard setback of 47.5 feet where 50 feet is required, building height of 40.5 feet where 35 feet is allowed, and 138 parking spaces where 156 spaces are required. The property is located at 50 Enterprise Center and identified as Lot 15F on Tax Assessor’s Plat 113.

 

o   Mr. Croce opened the meeting stating that the purpose of the meeting is to view the property and to ask questions of the applicant for clarification purposes. There should be no deliberations. 

o   The applicant Christopher Bicho, and Atty. Jeremiah Lynch presented the project which calls for the construction of three buildings that are proposed as office space but will become residential space under the town’s adaptive reuse regulations.

o   Mr. Bicho reviewed the location of the fire lane and the retention ponds.  He also stated that since the project is first proposed as office space he had to apply for a parking variance because only 138 parking spaces were proposed when 156 are required.  However, once the project transitions to residential they will have more than the needed parking.  This also allowed him to greatly reduce the amount of impervious surface and add a greenspace courtyard between the proposed buildings.

o   Mr. Bicho and Atty. Lynch also explained the height restriction variance request.  In order to keep the entire building ADA compliant and accommodate the downward slope in the grade, fill had to be brought in that caused the average height of the building to top off at 40.5 ft rather than the 35 ft allowed.  This is only at one point in the entire construction of the three buildings.

o   Mr. Croce mentioned that a previous project on Valley Road, that incorporated car vaults, had also faced something similar but was able to stay within the restrictions.  Mr. Bicho explained that it was not feasible at this location.

o   Mr. Skirzenski confirmed that the HVAC system was gas powered.

o   Mr. Huttler discussed the proposed landscape plan and the comments received from the Tree and Conservation Commissions which called for the use of native plant species. 

o   In response to Mr. Huttler, Mr. Bicho elaborated on the stormwater management plans saying that a sand filter would treat any runoff before it heads to a retention pond on site.

o   Mr. Bicho explained that when this project is completed there will be a total of 98 workforce housing units, 77 in the main building and 21 units called for under the residential plans not yet proposed.

o   There were no other questions brought up by the Board members.

o   Mr. Croce closed the meeting to head to the next site.

 

2.    3:30PM, Prescott Point - Application of Prescott Point, LLC for combined Preliminary and Final Plan approval of a Minor Land Development Project to develop 6 additional single-family units in an existing multi-family development project. The request includes application for a special use permit under Zoning Ordinance Section 602 for expansion of a multi-family development, and request for variances from Sections 603, 903, 1506 and 1508 of the Zoning Ordinance to allow separation 25 feet between principal buildings where 50 feet is required, building height of 40 feet where 35 feet is permitted, and multi-family development to be served by private sewer system. Property located off West Main Rd. and identified as Tax Assessors Plat 104, Lot 7.

o   Mr. Croce opened the meeting stating that the purpose of the meeting is to view the property and to ask questions of the applicant for clarification purposes. There should be no deliberations. 

o   Applicant Mr. Bicho, represented by Atty. Lynch explained that the plans no longer call for the 41 unit assisted care facility and this footprint would now house 6 single-family units. 

o   Mr. Bicho explained how the private sewer system worked and he also discussed the value of each home whether it was in Middletown or Portsmouth, with houses in Portsmouth valued slightly more.

o   Mr. Bicho also explained that they would have to apply for a modification of their previous approval that called for a sidewalk because Portsmouth does not want a connecting sidewalk and the access road would shrink down to 20 feet from 24 feet, at the displeasure of the residents and the fire department. The property line of the 6 lots sit directly north of an Eversource easement over the road that now exists.   Mr. Croce explained that the town is now requiring sidewalks with all new construction and that he should confirm with the fire department if 20 feet would be feasible.

o   Mr. Bicho also reviewed the building height variance request.  Since building height is measured from the existing grade the buildings would reach 40 feet in height where 35 feet is allowed.  However, at finished grade the buildings would meet the requirements.

o   There were no major concerns expressed by the Board members.

o   Mr. Croce closed the meeting.

 

Meeting adjourned by consensus at approximately 3:45 pm.

 

Respectfully submitted,  

Rudy Botros, Principal Planner