12/17/2025 PB Minutes

Planning Board Meeting Minutes
Wednesday December 17, 2025
Meeting called to order at 6:00 PM.
Board Present: Alecia Loveless, Jerry Blanchard, Rob Gilgen, Linda Moore, April Hibberd and Sally
Fitzgerald; Sean Gawlik
Public Present: Mary Moritz, Chris Jensen, Cheryl Jensen, Nancy Strand, Veronica Morris, and Les
Blomberg (via Zoom)
Minutes: Linda Moore made motion to approve the December 10th minutes, seconded by Jerry
Blanchard as amended. Move Sally Fitzgerald from present to absent. All in favor. Motion carried
Continued Business: None
New Business:
Country Club Subdivision: The Board reviewed the subdivision application submitted by the
Bethlehem Country Club for their property located at 1901 Main Street. The proposal is to
subdivide the existing Country Club restaurant area as a separate parcel. The plan included a
larger overview depicting the entire 99.26 acre parcel and the 1.62 acre portion being subdivided
from the main tract, and a detailed blow-up showing the restaurant building, parking area.
The Board has previously seen this application and due to a 5 year holding condition after the
purchase of the property, the Board requested the applicant to come back no earlier than
November 2025.
The Board reviewed Subdivision application checklist. The submitted plans met the current land
use regulations. The Chair called for a completeness vote.
Motion: Motion by Rob Gilgen to accept the application as complete. Seconded by Sean. All in
favor. Motion carried.
The Chair called for discussion. Liz Emerson had two questions. The first being about acreage. The
tax card/tax map currently lists the parent parcel as 99.26 acres. The plan needed to reflect the
subtraction of the 1.62-acre lot being subdivided, resulting in a remaining parent parcel acreage
of 97.64 acres. The Board agreed that the plan should be amended accordingly. The second
question of the front porch being within the front setback. Zone D1-M requires structures to be
60 ft. from centerline; the restaurant porch appears closer (approximately 45 ft.), but it is an
existing structure and no expansion was proposed. The Board discussed that because this is an
existing structure and no modifications are being proposed, it would continue as a legal non-
conforming structure. The Chair called for public comment. Seeing none; called for a motion to
approve.
Motion: Motion by Rob Gilgen to approve with a condition that the acreage figures be corrected
prior to final acceptance/effectiveness. Sean Gwlik seconded. All in favor. Motion carried.
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The Chair closed the public hearing for the Country Club application.
Zoning Ordinance Amendments Public Hearing: The Chair opened the public hearing on
proposed zoning ordinance amendments and proceeded through the proposed warrant-articles
to recommend items to the Selectboard for placement on the March 10 ballot. The Board has
previously discussed all amendments in depth at previous meetings.
Amendment 1 – Accessory Dwelling Units
The purpose of this amendment is to update accessory dwelling unit (ADU) regulations and
definitions to comply with current New Hampshire state law.
A question was raised regarding parking: the draft showed a reduction in required parking for
single-family dwellings from two spaces to one. Liz Emerson explained this reflected a separate
state-law change in municipal parking requirements but is included with the ADU changes.
Motion: Linda Moore made the motion:
“I move to send this amendment to the Selectboard for inclusion on the March 10 Town Ballot to
read as follows: Are you in favor of the adoption of Amendment No. 1 as proposed by the planning
board for the Town of Bethlehem Zoning Ordinance as follows: to update all Accessory Dwelling
Unit (ADU) regulations and definitions to comply with current New Hampshire state law. The
Planning Board recommends this amendment.” Rob Gilgen seconded. All in favor. Motion carried.
Cheryl Bailey requested since Les Blomberg with the Noise Pollution Clearinghouse was joining
via Zoom if the Board could review Amendment 6 so we could let Les go.
Amendment #6 – Commercial/Industrial Noise Regulations (New Section)
Cheryl Johnson, on behalf of the Conservation Commission, and Veronica Morris provided an
overview and introduced Les Blomberg (Noise Pollution Clearinghouse) via Zoom as a technical
resource in drafting the proposed regulations.
The objective of the proposal is to ensure commercial/industrial uses are consistent with
community character goals and public health considerations (sleep disruption, stress/health
impacts) and wildlife impacts (disruption of feeding/mating/migration; communication
interference). They discussed enforcement triggering mechanisms intended to minimize cost to
the Town, including “plainly audible” standards (especially at night) and low-cost preliminary
measurement tools, with professional measurement as a later step if needed. It was written as a
way to establish clear, enforceable metrics beyond discretionary site plan conditions.
A questions was asked whether existing businesses would be affected. It was explained that the
ordinance would apply to new businesses and existing businesses only if proposing substantial
changes that trigger renewed site plan review.
Veronica and Cheryl proposed striking a portion of the “Applicability to Existing Commercial and
Industrial Uses” language (identified as “item 4”) to avoid retroactive application to existing
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businesses, stating that retroactive use was not the intent and could create problems. The Board
indicated agreement with removing that provision.
Motion: Linda Moore made the motion:
“I move to send this amendment to the Selectboard for inclusion on the March 10 Town Ballot to
read as follows: Are you in favor of the adoption of Amendment No. 6 as proposed by the planning
board for the Town of Bethlehem Zoning Ordinance as follows: to add a new section to include
noise regulations for commercial and industrial uses. The Planning Board recommends this
amendment.” Rob Gilgen seconded. All in favor. Motion carried.
Amendment 2 – Maximum ADU Living Area (950 sq.ft.)
This amendment would establish the maximum living area of an ADU at 950 square feet.
A member of the public asked why 950 sq. ft. was selected. Liz Emerson explained that state law
provides parameters (municipality may set any maximum size as long as it’s not lower than 750
square feet. If the Town doesn’t set a maximum, the default minimum is 950 square feet. The
Board noted prior discussion during public meetings and preference to set 950 rather than a
smaller maximum.
Motion: Alecia Loveless made the motion:
“I move to send this amendment to the Selectboard for inclusion on the March 10 Town Ballot to
read as follows: Are you in favor of the adoption of Amendment No. 2 as proposed by the planning
board for the Town of Bethlehem Zoning Ordinance as follows: to establish the maximum living
area of an Accessory Dwelling Unit at 950 square feet. The Planning Board recommends this
amendment.” Linda Moore seconded. All in favor. Motion carried.
Amendment #3 – Sign Regulations
The Selectboard requested the Planning Board assume responsibility for sign regulation review.
This amendment will clarify that the Planning Board has the reviewing authority where sign
approval is required and reorganize the sign section to remove repetition and improve clarity.
Motion: Alecia Loveless made the motion:
“I move to send this amendment to the Selectboard for inclusion on the March 10 Town Ballot to
read as follows: Are you in favor of the adoption of Amendment No. 3 as proposed by the planning
board for the Town of Bethlehem Zoning Ordinance as follows: to amend the Sign Regulations to
clarify to identify the Planning Board as the reviewing authority, when approval is required and
to reorganize the regulations to remove repetitive language and improve clarity. The Planning
Board recommends this amendment.” Sean Gawlik seconded. All in favor. Motion carried.
Amendment #4 – Add State Law References Throughout the Ordinance
This amendment is proposed to insert RSA references throughout the zoning ordinance for added
clarity and to align with current state law.
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The Chair called for further discussion. Seeing none; called for a motion.
Motion: Alecia Loveless made the motion:
“I move to send this amendment to the Selectboard for inclusion on the March 10 Town Ballot to
read as follows: Are you in favor of the adoption of Amendment No. 4 as proposed by the planning
board for the Town of Bethlehem Zoning Ordinance as follows: to add state law references
throughout the ordinance. The Planning Board recommends this amendment.” Sean Gawlik
seconded. All in favor. Motion carried.
Amendment #5 – Personal Wireless Service Facilities
This amendment is proposed to clarify that under state law, collocation/modification of
equipment on an existing facility is reviewed for building permit compliance only and is not
subject to zoning/land use review; add the required appeal process.
The Board noted this is driven by state requirements and would apply regardless of what the
Bethlehem Zoning Ordinance says.
Motion: Linda Moore made the motion:
“I move to send this amendment to the Selectboard for inclusion on the March 10 Town Ballot to
read as follows: Are you in favor of the adoption of Amendment No. 5 as proposed by the planning
board for the Town of Bethlehem Zoning Ordinance as follows: To amend the Personal Wireless
Service Facilities section to clarify that, under State law, collocation or modification of equipment
on an existing facility is reviewed only for building permit compliance and is not subject to zoning
or land-use review, and to add the required appeal process. The Planning Board recommends this
amendment.” Alicia Loveless seconded. All in favor. Motion carried.
Amendment #7 – Minor Grammatical and Formatting Corrections
This amendment is being proposed to correct minor grammatical and formatting errors
throughout the ordinance with no substantive changes.
The Chair called for any discussion from the Board or public. Hearing none; called for a motion.
Motion: Jerry Blanchard made the motion:
“I move to send this amendment to the Selectboard for inclusion on the March 10 Town Ballot to
read as follows: Are you in favor of the adoption of Amendment No. 7 as proposed by the planning
board for the Town of Bethlehem Zoning Ordinance as follows: to correct minor grammatical and
formatting errors throughout the document, with no substantive changes to the content or
meaning of any section. The Planning Board recommends this amendment.” Sean Gawlik
seconded. All in favor. Motion carried.
Impact Fee Ordinance Proposal Discussion
The Board discussed the concept of adopting an impact fee ordinance (referencing RSA 674:21),
which is as a mechanism to collect proportionate contributions from development to fund capital
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improvements (roads/transportation, water/wastewater, solid waste, public safety, and
potentially public education facilities).
The Town has concerns about potential future large housing/development projects and the
Town’s ability to recover costs associated with increased demand on facilities.
Rob Gilgen noted that RSA 674:21 provides some authority even without an ordinance (exactions
for off-site improvements necessary for occupancy) and asked what additional authority the
ordinance would provide. Liz Emerson would investigate further and have more information for
the next meeting. A short discussion ensued that having the ordinance available provides an
important option/tool, even if not used frequently.
Motion: Jerry Blanchard made the motion:
“I move to send this amendment to the Selectboard for inclusion on the March 10 Town Ballot to
read as follows: Article : To see if the Town will vote to adopt an Impact Fee Ordinance, pursuant
to RSA 674:21, V, authorizing the assessment and collection of impact fees on new development
to fund growth-related capital facilities identified in the Town’s Capital Improvements Program;
such fees to be deposited into separate capital reserve funds established under RSA 35:1, and
used only for eligible capital improvements; and to authorize the Planning Board to administer
the ordinance; said ordinance to take effect upon passage.” Rob Gilgen seconded. All in favor.
Motion carried.
The Chair closed the Zoning Ordinance Amendment public hearing.
The Chair called for any further business from the Board or the public. A question was raised as
to whether a final draft of the Impact Fee Ordinance was required in order for the proposal to
move forward to the Selectboard.
Liz Emerson stated that, based on her understanding of state law, a proposed Impact Fee
Ordinance may be forwarded to the Selectboard without a completed final draft, but that she
would conduct further research to confirm this interpretation.
The Chair called for any further business. Seeing none; called for a motion to adjourn.
Motion: Jerry Blanchard made a motion to adjourn. Linda Moore seconded. All in favor. Meeting
adjourned at 7:05pm.
Respectfully Submitted,
Liz Emerson
Interim Planning & Zoning Clerk