A Nashua business owner received approval from the Hudson Zoning Board of Adjustment (ZBA) on April 23 to replace an existing sign with a new LED display at a non-conforming building on Central Street, following a discussion that highlighted both the Town’s sign regulations and the challenges applicants face when navigating them.
Applicant Farrukh Chaudhry explained that he had already ordered and paid for the LED sign after what he believed was confirmation from the Zoning Department that the upgrade would be allowed. Only after the sign was manufactured did he learn that a variance was required because the building itself is non-conforming.
“We are basically requesting that an existing sign be changed to an LED sign. Apparently, there are some ordinances in place that refrain from that happening,” Chaudhry said. “There was some sort of miscommunication… We placed the order about two to three months ago, and then we were told there was a variance we needed to request. It was kind of late, we already paid for it, it’s already manufactured, it’s already on its way.”
Hudson’s zoning rules require a variance for any new or replacement sign on a non-conforming property, regardless of whether the sign is similar in size or type. While the applicant did not fault Town staff, the situation underscored how easily misunderstandings can occur when multiple departments or contractors are involved.
Chaudhry emphasized that the new sign would not be overly flashy or disruptive. Instead, it would be used to display basic business information, sales, and pricing.
“Our request is merely so this business can better serve the town folks,” he said. “We are just going to have a two-sided sign that’s going to advertise whatever we have going with sales or prices.”
Board questions focus on brightness, display frequency, and compliance board member Tim Lanphear asked for clarification on whether the sign would be internally lit or fully programmable, noting that Hudson has specific rules governing electronic and changeable signs.
Chaudhry explained that the business has internally lit signage and that the LED panel would replace one of the existing signs. The new sign would be programmable but used in a simple, controlled manner.
Associate Planner Ben Witham-Gradert provided additional context, explaining that Hudson’s zoning ordinance includes a full section dedicated to electronic signs, with rules on brightness, transitions, and how frequently the display can change.
He added that technical specifications submitted by the applicant showed the sign can comply with the ordinance.
“If it doesn’t, that’d be because they chose for it not to,” he noted, emphasizing that compliance is ultimately a matter of how the sign is programmed.
Lanphear also raised concerns about nighttime brightness and whether the sign would remain illuminated after business hours.
Chaudhry responded that the sign includes sensors that automatically dim the display at night or during cloudy weather. He also confirmed that the sign would be turned off when the business is closed, addressing concerns about light pollution and neighborhood impact.
The Zoning Board approves the variance after reviewing the application and hearing the applicant’s explanations, agreeing that the request met the criteria for a variance. Members noted that the sign would not significantly alter the character of the area and that the applicant had demonstrated a willingness to comply with all technical requirements.
The Board voted to approve the variance, allowing the LED sign to be installed once the applicant completes the remaining permitting steps.
