All towns · candia

Planning Board Agenda - PUBLIC HEARING (minutes)

Document

CANDIA PLANNING BOARD 
MEETING MINUTES OF SEPTEMBER 16th, 2026 
UNAPPROVED MINUTES 
PB Members Present: Tim D’Arcy, Chairman; Mark Chalbeck, Vice-Chairman; Brien Brock, 
BOS Representative; David Labbe; Linda Carroll; Judi Lindsey 
PB Members Absent: Kevin Coughlin, excused; John Adams, alt. 
T. D’Arcy calls the meeting to order at approximately 6:30pm, followed immediately by the 
Pledge of Allegiance. 
Old Business:  
• Case #26-001 (Final Plat Application – MAJOR Subdivision): 
Applicant/Owner: DAR Builders, LLC 722 East Industrial Park Drive Unit 17, 
Manchester, NH 03109; Property Location: Crowley Road Candia, NH 03034; Map 414 
Lot 152 & 152-10; Intent: Lot 152 will be a single family residential lot with the remainder 
to be deeded to the Town of Chester for access, and right of way purposes for the proposed 
Shannon Drive. 
This is a final application following a preliminary application where the board provided advice and 
comments. The process will begin again with the applicant's presentation, followed by board 
discussion, determination of application completeness, and then opening for public comment. 
Doug MacGuire of the DuBay Group presents the application on behalf of the applicant. The 
project is a 187-acre lot, mostly in Chester, proposing a 29-lot open space subdivision with access 
onto Crowley Road in Candia. All but one lot are in Chester. Chester has granted conditional 
approval, contingent on Candia's approval due to the access road. The proposed design, road 
layout, and access points are unchanged from the preliminary review application. The applicant has 
addressed previous comments from town engineer Steve Keach, including an updated traffic study. 
The traffic study concludes that Crowley Road can handle the additional traffic volume from a 
quantitative standpoint. However, a qualitative assessment of the road's physical condition was still 
pending. To address this, the applicant, in conjunction with Continental Paving conducted a 
qualitative assessment of Crowley Road's pavement condition from the Lane Road to Chester Road 
intersections; the total length being approximately 8,500 linear feet. The assessment identified 
various conditions requiring different levels of improvement, including full reclamation and paving 
for a significant portion. Only a 1,300 linear foot section, recently replaced by the Town, would not 
require improvement. Continental Paving provided a budgetary estimate of just under half a 
million dollars for these improvements.  
Presenting the applicant’s proportional share determination, Mr. MacGuire then discusses the legal 
basis for requiring a developer to contribute to off-site improvements, citing the New Hampshire 

Supreme Court case Land/Vest Properties, Inc. v. The Town of Plainfield and RSA 674:21. These 
legal precedents allow municipalities to require developers to bear a proportional share of off-site 
improvement costs that are rationally related to the needs created by and benefits conferred upon 
the subdivision. He presents two methods for determining this proportional share: First, a parcel-
based assessment, evaluating existing and potential future development on Crowley Road. With 33 
existing developed parcels, 4 vacant parcels, and potential for 3 additional subdivisions, the 
proposed 29 new lots represent 46.8% of the total potential rooftops. Second, a traffic volume 
assessment: Using data from the traffic study, the project is projected to add a significant number 
of trips. When considering the distribution of these trips (34% to Lane Road, 63% to Chester 
Road), the project's contribution to traffic on Crowley Road is estimated at 51.8%. Averaging these 
two figures results in a proportional share of approximately 49.3%, leading to the applicant’s 
proposed contribution of $246,450. Mr. MacGuire acknowledges that this is a starting point for 
discussion and that the proposal has not yet been reviewed by the Town Engineer or Road Agent. 
He states they are open to coordination with town officials concerning the specific process and 
timing of the improvements.  
M. Chalbeck asks if the remaining land would be placed into a conservation easement, to which 
the applicant responded no, stating it could be developed in the future, incurring additional 
proportional shares. D. Labbe raises concerns about the longevity of the proposed road repairs, 
stating they appear to be less than what is actually needed. Mr. MacGuire explains that the 
assessment by Continental Paving indicates a good base in most areas, making a mill and overlay a 
viable option, but acknowledges that specific areas, like those near wetlands and culverts, might 
require different approaches and that Road Agent Jeff Wuebbolt’s input would be valuable. J. 
Lindsey raises a question about whether the road could be safely widened, referencing previous 
discussions about insufficient right-of-way for a town-spec road. Mr. MacGuire clarifies that they 
are evaluating the existing road's capacity for additional traffic, not necessarily bringing it up to 
new construction standards, and that the traffic study determined the road does not need to be 
widened to accommodate the traffic. He states the Town’s standards are for new roads, not 
existing. 
T. D’Arcy reads into the record the letters from the Candia Police Department, Fire Department, 
Road Agent, and Conservation Commission (attached). These are the same letters that were read 
during the preliminary hearing, but he notes the desire to have them on record for the final 
application hearings as well. Doug MacGuire states for the record that he met with the Candia 
Conservation Commission after receiving their letter and there was no further comment from them 
after their meeting. T. D’Arcy also reads two letters from abutters that the Board received for the 
preliminary application. Both letters express concerns about the strain on Crowley Road, its 
narrowness, poor sightlines, and the potential for increased congestion and hazards due to 
construction and long-term use. Sara Dunleavy highlights in her letter that Crowley Road is not 
wide enough for two vehicles to pass comfortably and that traffic studies may not reflect the reality 
of the road conditions, especially during winter with snowbanks. John Vailas’ letter provided 

pictures of snowbanks on Crowley Road in January 2026, illustrating the difficulty of navigating 
the road with large vehicles. In his letter, he raised a question about putting the matter to a town-
wide vote, which was confirmed to be not permissible. 
T. D’Arcy opens public comment at 7:15pm. 
Jason Gustin, 161 Crowley Road, raises concerns that the current road conditions on Crowley 
Road are not even close to meeting new road standards and questions whether the traffic study 
accounts for physical constraints like snowbanks narrowing the road to a point where only one car 
can pass at a time and poor sightlines at intersections such as Chester Road and Crowley Road, 
where a telephone pole already obstructs visibility. The proposed road improvements are limited to 
pavement and do not include widening or right-of-way adjustments. He states the proposal falls 
under premature or scattered subdivisions and, therefore, should not be approved due to the 
inadequacy of Crowley Road as it stands. 
Saul Levesque, 29 Crowley Road, expresses concerns about water availability, citing his own 
experience drilling a thousand-foot well that required fracking and yielded only 1-1.5 gallons per 
minute, and noted similar issues with a neighbor's well. He also highlights the recurring drought 
conditions in Rockingham County since 2020, emphasizing the strain on water resources with 
increased development. He states that every year since 2020, except maybe one, his house has run 
out of water.  
T. D’Arcy interjects, stating the Board needs to address a procedural matter (accepting the 
application as complete) before continuing public comment. He reminds the audience that 
accepting the application as complete does not mean they are approving or denying the application; 
it is a necessary step for legal compliance. 
L. Carroll: Motion to accept the application as complete. J. Lindsey: Second. All in favor. Motion 
passed. 
D. Labbe asks if the Board has purview over water concerns, to which T. D’Arcy states they will 
have to consult counsel. Doug MacGuire states the applicant had a hydrogeological study done at 
the request of Chester and the study showed that within one mile of the proposed subdivision, the 
average yield is 10 gallons per minute. This suggests that it is not a problematic area for well 
water, though he acknowledges a small percentage of low-yielding wells. 
Steph Landeau, 662 Candia Road in Chester, questions the source of the hydrogeologist’s data, 
stating that residents within the one-mile radius did not have their wells tested. He also expresses 
concern about the distance from the development to the Chester Police & Fire Stations (around 7 
miles), and Transfer Station (around 12 miles). He theorizes a large portion of the houses will opt 
for trash pickup, which poses an issue because Chester school buses and garbage trucks will be 
traveling on Crowley Road at the same time.  

David Ondzes, 215 Crowley Road, states that high school students in Candia must walk to the end 
of  Crowley Road to their bus stop; his son currently walks one mile. During the winter months, 
the mornings will be even more dangerous to walk down the road in the dark with the combined 
factors of snowbanks, plow trucks, buses, garbage trucks, and the regular traffic. 
Ryan Balukas, 151 Crowley Road, says he moved to Crowley Road specifically because it is a 
scenic road and is concerned that repaving and increased traffic would turn it into a racetrack, 
compromising its appeal and safety.  
Katherine Balukas, 151 Crowley Road, expresses that, as a taxpayer and voter, she is disinterested 
in road improvements funded by taxpayers, and states the money would be better allocated to other 
town needs, such as the schools. She reiterates the concerns about winter road safety with 
snowbanks, stating they already drive into snowbanks to avoid plow trucks as it is. She also 
questions how the proportional share of improvements was calculated, considering the planned 
expansion of the development in the future.  
Greg Carter, 25 Mayhew Drive, asks if there is no option to access the development through 
Chester. T. D’Arcy confirms the only road frontage is on Crowley Road. There is an abandoned 
road (discontinued for about 200 years) leading to the back of the property, but it does not qualify 
as an access route. Mr. Carter then states that because the Town already has plans to update 
Crowley Road in the future, the applicant’s offer to fund a portion of the improvements is moot. 
Jim George, 858 North Road, expresses concern about the future generations in Candia paying 
taxes to maintain a road for a development that is in another town. He asks if the Town has 
considered the future and the lack of benefits this development gives Candia. 
Stacy Tremblay, 160 Crowley Road, states that this development will ruin the quality of life for the 
residents on the quiet, scenic road, and Chester will be receiving all the tax money. She notes a 
lack of community benefit and expresses concern about the road's capacity as an 18-rod road that 
cannot be expanded to an arterial road of 24 rods. She also mentions the disruption to the wildlife 
in the area. 
James Kirk, 297 Crowley Road, states he and hjs family moved to Candia from Massachusetts in 
January of last year specifically for the serenity and tranquility of Crowley Road. He implores the 
Board to deny this application because the development will disturb the peace and privacy of the 
neighborhood. 
Michael Yergeau, 12 Laliberte Lane, inquires about nitrate studies for the subdivision, given the 
prevalence of wetlands on the property, and questioned if the development violated scenic road 
regulations. The Board clarifies that Candia cannot re-adjudicate Chester's conditional approval 
and Candia does not have purview over that section of the development because it is in Chester. 
They also state that the scenic road designation primarily protects trees and stone walls and does 

not restrict development or dictate road width. 
T. D’Arcy closes public comment at 7:45pm 
The Board reviews outstanding issues from the Town Engineer’s latest review letter, specifically 
regarding requested changes to the intersection of Crowley Road and Shannon Road. Doug 
MacGuire states that while he has reviewed the letter, he has not finalized revisions to the offsite 
plans to address these engineering items due to pending discussions about the proportional share 
determination and potential improvements. He assures the Board that these items will be addressed 
prior to finalization. 
Multiple board members state they do not agree with the traffic study and feel the numbers 
presented by Continental Paving are insufficient for the work that is truly needed; the numbers are 
more reflective of a “band-aid job”. As such, they feel it appropriate to have the Road Agent and 
Town Engineer review and respond to the proportional share determination. 
M. Chalbeck: Motion to authorize Jeff Wuebbolt and Steve Keach to review and respond to the 
proportional share determination. J. Lindsey: Second. All in favor. Motion passed. 
The Board reiterates their disagreement with the traffic study, finding it inadequate and believing 
the impact will be far greater than reported. Doug MacGuire questions the basis for their 
disagreement and asks if they have further requests from their own engineer, emphasizing the need 
to rely on professional reviews. B. Brock clarifies that while they can take input, they are not 
obligated to agree with it. T. D’Arcy then elaborates on his personal engineering perspective, 
stating that the traffic engineer lost credibility when claiming a 278% increase in traffic would not 
be noticeable. Mr. MacGuire seeks clarification on whether the Town Engineer concurred with the 
study, and T. D’Arcy confirms Mr. Keach found the methodology acceptable but disagreed with 
the qualitative assessments of road capacity and traffic increase. 
To ensure the Road Agent and Town Engineer have enough time to review and respond to the 
proportional share determination, Mr. MacGuire requests a continuance. The hearing is continued 
to Wednesday, October 7th at 6:30pm at the Town Offices. 
 
• Case #26-005 (Earth Excavation Permit):  
Applicant/Owner: Granite Hill Materials & Recycling, LLC and Believe Freetown, LLC 
321 Route 27, Raymond, NH 03077; Property Location: N.H. Route 27; Map 407 Lots 
66 & 71; Intent: Excavation for reclamation purposes. 
The applicant has requested an additional continuance and is slated to be on the agenda for the 
October 7th, 2026, Planning Board meeting at the Town Offices. 

New Business: 
• Informational: 
Applicant/Owner: Frank Reynolds 296 High Street Candia, NH 03034; Property 
Location: 296 High Street Candia, NH 03034; Map 405 Lot 16; Intent: Seeking input 
and advice concerning subdivision, road frontage, septic, etc. 
Frank Reynolds explains his and his wife’s desire to create a multi-generational plan for their 
property, allowing their family to remain connected to the land. The plan involves dividing the 
approximately 21 acre-property into two lots: one for their daughter and her husband, which 
would include the existing house and approximately four acres, and another for themselves to 
build a new house. Later, the new house would be purchased by their other daughter and her 
husband. They are seeking input, suggestions, and clarity on what is possible and what 
limitations exist before proceeding with a professional survey. Mr. Reynolds presents a map 
created for the Federal Aviation Administration (FAA) in 1985, when the tower was built behind 
their house. T. D’Arcy acknowledges the property's odd shape and notes that each lot would 
require 200 feet of frontage. Mr. Reynolds confirms they have approximately 588 feet of road 
frontage on High Street. Their primary concern is the location of the existing house and septic 
system, as the property line for the new lot could potentially run through the existing leach field. 
The Board confirms that if the property line can be established to provide 200 feet of frontage for 
the new lot and maintain a 25-foot side setback from the house, it should be feasible, and Mr. 
Reynolds would just need an easement for the leach field. It is recommended that the Reynolds’ 
consult a lawyer to review easements and rights, especially concerning the FAA's right of way 
through their property to the tower. 
Other Business: 
• Town Planning 
• Approval of Minutes 9.2.26 
J. Lindsey: Motion to accept the minutes from September 2nd as presented. M. Chalbeck: 
Second. All in favor. Motion passed. 
• Any other matter to come before the Board 
T. D’Arcy states a member of the Selectboard recently brought to attention that the Zoning 
Ordinance currently allows data centers by right in the Commercial, Industrial, and Mixed-Use 
Zones, as well as by special exception in the Residential Zone. Board members agree this should 
be reviewed, and an amendment to remove this from the Zoning Ordinance should be proposed 
for Town Meeting. 

B. Brock provides an update on the Farms of Candia development, sharing that Mr. Logan met 
with the Board of Selectmen about subdividing a 3-acre building lot on Baker Road to sell 
separately from the development. He was informed that the BOS do not have the authority to 
create a lot on a Class VI Road and he would need to go to the Zoning Board of Adjustment with 
his request. 
J. Lindsey makes an official announcement of her campaign to be one of the New Hampshire 
State Representatives for District Rockingham 2. Her 25 years on the Planning Board and 
Conservation Commission, 23 years as a teacher, and love for her town and community have 
solidified her desire to be a voice for the people in the State House. She encourages everyone to 
check out her campaign website and provide feedback. 
J. Lindsey: Motion to adjourn. L. Carroll: Second. All in favor. Motion passed. The meeting 
adjourned at approximately 8:30pm. 
 
Respectfully submitted, 
Megan Ross 
Land Use Coordinator 
cc: file 



Candia Volunteer Fire Department 
11 Deerfield Road 
Candia, New Hampshire 03034 
(603) 483-2202
(603) 483-2311 (fax)
www.CandiaVFD.org 
December 22, 2025 
Tim D’Arcy, Chairperson 
Candia Planning Board 
74 High Street 
Candia, NH 03034 
Re: Tanglewood 
       MAJOR Subdivision- Crowley Road (Map 414 Lot 152 & 152-10) 
       Intent: Lot 152 will be a single-family residential lot with the remainder to be 
deeded to the Town of Chester for access and right-of-way purposes for the proposed 
subdivision. 
Dear Mr. D’Arcy, 
I have reviewed the plans referencing the Major Subdivision application for Crowley Road in 
Candia, NH. 
Based on my review, the Fire Department has no problems with this plan. 
If you have any questions, please feel free to contact me. 
Sincerely, 
Dean Young, Chief 
Candia Volunteer Fire Department 
cc: file 

 
Town of Candia 
Town Road Agent 
Jeffrey Wuebbolt 
Candia, New Hampshire 03034 
(603) 483-8588 
 
 
 
From: Candia Town Road Agent 
To: Tim D’Arcy, Chairman of the planning Committee 
Subj: Tanglewood development  
 
 
After reviewing the plans submitted there are a few points that I would like to bring to the board’s attention. They 
are as follows: 
 
1. Road assessment: Currently Crowley Road serves as a low-volume paved road. The right of way is 33’ and 
there is a maximum of 20’+/- of pavement at any point in the road. The road serves the current traffic 
adequately and due to a narrow right of way and being classified as a scenic road it would be very difficult to 
widen if needed. It is important to note that a road project was completed in October of 2025 which included 
base and pavement improvements on a portion of this road. These improvements are set to continue over the 
next few years and will focus on creating a more stable road base and better drainage infrastructure. It does 
not include widening of the road or right of way.  
2. There needs to be an updated traffic study conducted by the applicant so that the town can give a proper 
assessment of what is needed to ensure road safety and stability. 
3. It is important to note that this project as submitted would effectively double the number of houses on 
Crowley Road, with only one being taxed in Candia and that any increase in traffic on Crowley Road would 
result in a higher burden to the town for maintenance and any needed rehabilitation. 
4. Based on prior development on Crowley Road, there was an offsite improvement fee set for each house lot. 
Previously, the fee was assessed to be $11,261.91 per lot. This fee was based upon the number of vehicle trips 
each lot creates per day. Based on this fee and the submitted set of plans, the offsite improvement fee would 
total $304,071.57. It is important to note that this fee does not include any costs of bringing the road up to 
town standards for widening and creating clear space based on a traffic study. 
5. Based on the amount of construction traffic that will be associated with a development of this size, I advise 
there be a bond put on Crowley Road for any damage associated with construction of the project. 
 
I reserve the right to make any changes to this letter based on updated plans or new information that is brought to 
my attention. 
 
 
 
 
 
 
_______________ 
 
Jeff Wuebbolt 
Road Agent  
 

January 15, 2026
Dear Planning Board,
The Candia Conservation Commission would like to submit a few 
comments on the proposed Tanglewood development on Crowley 
Road.
These are the CONSERVATION VALUES the property located directly 
across the road from this proposed development  includes:
● Wildlife habitat identified as
conservation priorities in the NH Wildlife Action Plan (2025), NH’s 
Coastal Plan, and the Bear-Paw Conservation Plan
● Over 3,000 feet of frontage on the Fordway Brook; serving as a
“buffer” to the brook – providing riparian habitat as well as protecting 
water quality (a “Tier I” watershed, one of the highest quality in the 
state)
● • Wetlands and other riparian habitat • Habitat for species of concern,
including native Brook Trout, Spotted Salamander, and Blanding’s 
Turtle, all having been documented on or near the property
● • Productive forestland
• 2,100 feet of undeveloped frontage on Crowley Road
• Outdoor educational and recreational use by the public
Development in this area will have a negative impact on these important 
environmental values - including safeguarding our water and biodiversity.
Respectfully,
Judi Lindsey
Chair of the CCC