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TOWN OF LINCOLN, NEW HAMPSHIRE 
PLANNING & ZONING 
DEPARTMENT 
 
 
 
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PLANNING BOARD 
ZONING BOARD OF ADJUSTMENT 
 PLANNING BOARD MEETING MINUTES 
Wednesday, August 12, 2026 – 6:00 PM 
Planning Board Public Meeting 
Lincoln Town Hall, 148 Main Street, Lincoln, NH 
 
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I. 
CALL TO ORDER 
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Planning Board Members present: Chair Paul Beaudin, Vice Chair Mike Iarocci, Selectmen’s 
Representative OJ Robinson, Member Greg Reynolds, Member Steve Noseworthy, Alternate Member Jean 
Sokul, Alternate Member Kristyn Brophy (Zoom), Alternate Member Sue Berube  
Staff: Town Planner Michael Nahmias; CCO Shawn Magoon; Recording Clerk Kristyn Brophy (Zoom); Town 
Attorney Jason Dennis (Zoom) 
In-Person Attendees: Jase Gregoire (applicant’s engineer), Dave Olson (resident), Peter Keller (resident), 
Lauren Delaney, Diane & William Delaney (resident/property owner), Todd Nichols (property owner), 
Jennifer Turner (resident/property owner), Lesley & Ron Pollara (resident/property owner), Anne McGreal 
(resident/property owner), Michele Weldon (resident/property owner), Marc & Sue Berube (residents), 
Paul Mullen (resident/property owner), Rick Russell (resident/property owner), Steve Lord 
(resident/property owner), Arthur Alford (resident/property owner), Lisa & Tim Rice (resident/property 
owner), John & Kathleen Henry (resident/property owner), Gary Casinghino (resident), Pam Henry 
(resident), Chris DePaolo (resident), Kevin McNamara (resident), Ted Sutton (resident), Leslie Holloway 
(resident), Patrick Muse (resident), David Tomasso (Lincoln Fire Captain), Michael Weden (Lincoln Fire 
Chief), Khera Jonus (resident/property owner), Rick & Suzanne Smith (resident/property owner), Paula 
Tracy (Reporter w/ InDepthNH.org), Jeane Karsburg (resident/property owner),  
Zoom Attendees: Drew Goddard (applicant), iPhone, Emily Manzelli, M Conn (resident), Tina Mercier, 
Melissa Devine, The Muses, Nicole Dischino, Warren & Mary Jane Shaw, Cindy Lloyd (resident), Cathy’s 
iPad, Ron DeFlora (resident), C B, Ryan Fairbrother (resident, Deputy Fire Chief), Elaine Tuccinardi, Tanya 
Letourneau, Zoom user, Jack Karalius, Kathie Ficeto, Larry Samberg 
 
 
Meeting called to order at 6:00pm 
 
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II. 
CONSIDERATION of meeting minutes from: 
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A. Wednesday July 22, 2026: Beaudin, Iarocci, Robinson, Noseworthy, Reynolds 
 
• Line 36: Add Vice Chair before Iarocci 
• Line 105: replace “the August 12th” with “a future meeting” 
 
Motion: Selectmen’s Representative Robinson motioned to approve as amended 
Second: Vice Chair Iarocci 
Vote: All in favor, none opposed 

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B. Wednesday July 29, 2026: Beaudin, Iarocci, Robinson, Noseworthy, Reynolds, Berube & Brophy 
& ZBA’s Chair Delia Sullivan, V Chair Chenard & Selectmen’s Rep Jack Daly 
 
Motion: Selectmen’s Representative Robinson motioned to approve as written 
Second: Vice Chair Iarocci 
Vote: All in favor, none opposed 
 
 
Chair Beaudin noted that the full Planning Board was present for the meeting and that no alternates 
would be seated. Alternate Berube recused herself before the discussion and public hearing on the 
Mothership Residential Apartments site plan review application began. 
 
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III. 
CONTINUING BUSINESS 
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A. PUBLIC HEARING - SPR 2026-01 - COPLEY PROPERTIES LLC - SITE PLAN REVIEW 
 
A public hearing was held regarding the application for site plan review and site plan submitted 
by applicant and property owner Copley Properties LLC for the project below. The application was 
accepted by the Planning Board at the July 12, 2026 meeting. A discussion with the applicant 
preceded the public hearing. 
 
Project Name:  The Mothership Residential Apartments 
Applicant:    
Andrew Goddard, Copley Properties LLC (Owner) 
Location:    
278 Main Street 
Map and Lot:   Map 117, Lot 119 (1.07± acres) 
District:  
General Use Downtown (GUD) 
Proposal:    
The applicant proposes a change of business land use from ‘retail’ to ‘restricted 
multifamily residential housing.’ The proposal includes the removal of the 
existing building and construction of a 9,761 square foot, three-story building 
consisting of 30 residential units (mix of studio and 1 to 4 bedroom apartments) 
with a rooftop deck for tenant use.  The applicant proposes site improvements to 
support the redevelopment to include grading, installation of stormwater 
management systems, drainage, adding a parking lot and driveway, landscaping 
and public utility improvements. 
 
• Chair Beaudin asked Jason Dennis, Lincoln Town Attorney, whether letters submitted to the 
Town and Board with the specific request to be entered into the record needed to be read out 
loud to be entered into the record. Four letters specifically had requests to be entered into the 
record. Jason said they could be read into the record however if they were included in the 
packet they would also be included in the record. A discussion ensued and the Board voted 
unanimously to address issues and questions related to the letters received during the public 
hearing and following comments from the members of the public present at the meeting. 
• Chair Beaudin read a summary of the Mothership Residential Apartments site plan review 
application and proposal and introduced Engineer Jase Gregoire from Civil Works New 
England, engineer for the applicant, and applicant Drew Goddard (attending via Zoom). 
• Chair Beaudin discussed the status of the third-party review and said the Town and the 
Planning Board had not yet received the third-party review report (assigned to Dubois & King). 
• Mr. Gregoire presented the proposal on behalf of the applicant. The proposal involves replacing 
an existing vacant retail building with a 30-unit residential apartment building. Access to the 
building would be provided by upgrading the existing entrance from Main Street with a paved 
driveway that as proposed is narrower than the existing entrance.  Site development includes 
parking in the rear, stormwater management, snow storage areas, picnic areas, and a trail 

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between the property and the neighboring Depot property (260-264 Main Street). Parking 
onsite is provided with 47 parking spaces, including two spots which are ADA-compliant. 
• Mr. Gregoire continued that the proposal includes grading and stormwater management via a 
new pond in the northeast corner of the property and three sections of porous pavement. He 
continued to discuss the location of the construction entrance and erosion control plans during 
construction. 
• Mr. Gregoire presented the driveway plan and profile for the project, followed by the utility 
plan. Mr. Gregoire discussed how the project includes a plan for tapping into existing water and 
sewer mains on Pollard Road and includes the installation of two fire hydrants, however the 
locations are subject to New Hampshire Department of Transportation (DOT) approval. He 
discussed how the new mains would include stubs for future development to tap into the line. 
The Lincoln Board of Selectman was presented with a proposal to connect to town utilities in 
this fashion at the April 20, 2026 Selectboard meeting (minutes from this meeting are attached). 
Per the minutes of the April 20, 2026, the Selectboard unanimously voted “To agree to extend 
water and sewer as proposed with a third-party review; an agreement on pipe size (under a 
third-party review), appropriate slope, a second fire hydrant, and a maintenance agreement 
until such time another property is connected to this line.”  Member Reynolds asked if a 
pumping station proposed in the initial design was still included. Mr. Gregoire noted that a 
previously discussed pumping station is no longer needed as a gravity sewer is feasible 
following further surveying and engineering review. 
• Mr. Gregoire discussed the sight distance plan and profile provided as Sheet 9. Chair Beaudin 
asked if the sight distance plan considered snow banks and Mr. Gregoire responded that the 
plan considers 2 feet of snow banks, per a DOT requirement. 
• Mr. Gregoire next discussed the Truck Movement Plans which shows how a fire truck would 
enter and exit the main entrance of the property from Main Street (provided as Sheet 20 on the 
Site Plan) and how a fire truck would maneuver in the parking lot (Sheet 21). Mr. Gregoire 
explained that a fire truck would have to make a three-point turn to turnaround and exit the 
back parking lot. A parking spot was eliminated from the middle of the lot in order to 
accommodate a fire truck.  This same plan applies for garbage trucks servicing the proposed 
dumpster location.  Mr. Gregoire mentioned that the applicant discussed these plans and fire 
hydrant location with the Lincoln Fire Department Chief Michael Weden. 
• A Landscaping Plan was provided as a new sheet not included in the original submittal. Mr. 
Gregoire said this was added based on feedback from the Board from the July 12, 2026 
Planning Board meeting. The plan includes a six-foot tall privacy fence along the northern edge 
of the property to Main Street to mitigate light and noise from the parking lot. 
• Mr. Gregoire presented the construction laydown plan which was requested to be provided and 
evaluated as part of the Town’s third-party review.  He followed up with an overview of the 
changes and additional submittals provided since the previous meeting. 
• Chair Beaudin stated that the Board has requested Lincoln Department of Public Works (DPW) 
Director Nate Hadaway and Fire Chief Michael Weden attend the meeting to address any 
concerns related to public safety and public utilities. 
• Chair Beaudin invited Chief Weden to the table to discuss the Truck Movement Plans as 
proposed and how they would affect emergency operations. Chair Beaudin asked Chief Weden 
to explain the operational difference between what was proposed on the Plans and having 360-
degree access around a building.  Chief Weden stated that having 360-degree access would 
allow for easier maneuverability onsite, provide more room to stage, make it much easier for 
multiple apparatus to operate, and allow for access to all four sides of the building as opposed 
to two sides. Chair Beaudin asked if the plan as proposed provided enough space for adequate 
staging areas and room for multiple apparatus to operate onsite. Chief Weden stated it would 
not and staging and operations would take up a lane on Main Street during a response. Chair 
Beaudin asked if a staging plan had been developed and Chief Weden stated no. Chair Beaudin 
asked about winter considerations and Chief Weden explained winter adds additional concerns 
due to narrowing roads and snow piles. 

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• Chair Beaudin asked what Chief Weden desired for the Site Plan and Chief Weden responded 
the Town wants 360-degree access. Selectman’s Representative OJ Robinson asked for 
clarification and if the adjacent property (Depot) was considered.  Chief Weden stated he wants 
to be able to drive around the building and that the adjacent property is not sufficient.  Chair 
Beaudin explained that 360-degree access has been required by the Board in at least two 
applications for Site Plan Review that came previously before the Board and it was mentioned 
that the Hampton Inn and Home 2 Suites (currently under construction) were required to have 
360-degree access.  Member Reynolds asked why the 360-degree access is needed for safety 
purposes and Chief Weden stated for the safety of the building occupants, safety of first 
responders, better access for ladders to rescue occupants, and to allow for vehicles in the 
parking lot to be removed from the area during a response as the trucks would be blocking the 
only entrance. 
• Vice Chair Iarocci brought up a past fire incident at Pollard Brook that he experienced and 
discussed how chaotic the scene was with people exiting the building, first responders arriving 
on scene, and people trying to leave in their cars during the response.  Chief Weden said the 
Town’s response typically includes 4 apparatus and mutual aid will result in 15-20 more 
apparatus arriving at a response. Chair Beaudin asked about responses that involve shuttling 
water and Chief Weden responded 10-12 vehicles may respond to a call like that. 
• Vice Chair Iarocci asked for clarification on egress to the building as the building only has one 
set of entry/exit doors. 
• 
Mr. Goddard stated that the development and building meet NFPA-1 (National Fire Protection 
Association Fire Code) and all State Fire Codes and that the building is sprinkled.  Mr. Goddard 
stated some requirements of NFPA-1 and stated that they went beyond the code to provide 
better turnaround and fire hydrants.  He went on to state that 360-degree access is more of a 
wish-list item rather than a legal requirement. He then asserted the NFPA does not require a 
turn-around at all, but takes fire safety seriously and has going beyond all state and national 
requirements, including a 90-degree turning area. 
• Mr. Goddard stated that 360-degree access is not a requirement of applicable State fire codes.  
He also stated that all bedrooms would have appropriate fire egress and that the State Fire 
Marshal’s Office will review the building designs.  He stated the Board should focus on what the 
laws and rules require as opposed to considering measures and conditions that are not 
required by Fire codes. 
• Chair Beaudin explained that the Town of Lincoln Site Plan Review Regulations in Article XV 
(Site Building and Design Requirements), Section C (Landscaping and Site Planning 
Requirements), Subsection 4 (Safety), allows for the Board to impose conditions, that may be 
stricter than other rules and codes, related to ensuring the safety of pedestrians and vehicles as 
it pertains to parking, loading, and emergency vehicle access. Attorney Jason Dennis added that 
RSA 153:5 IV allows for municipalities to be more restrictive than the State’s Fire Code.  Jason 
explained that the section of the Site Plan Review regulations cited above contains a ‘shall’ 
which means the Board must ensure the Site Plan provides for emergency vehicle access in a 
safe and convenient manner. The Fire Code does not preempt Towns in New Hampshire from 
having requirements that are stricter than the State minimum requirements that are in Code 
and that it is at the discretion of the Board to impose a stricter condition than State Fire Code.   
• Chair Beaudin asked if the 360-degree access could be a condition of approval and Jason stated 
it could but the Board could also reject the Application based on the lack of 360-degree access.  
• Applicant Goddard responded that Copley Properties would not be agreeable to 360-degree 
access because their plan already surpasses minimum State Code.  Applicant Goddard went on 
to state that if 360-degree access will be condition of an approval then he would rather the 
Board deny the application and allow the Superior Court review the decision. 
• Chair Beaudin read an email from Chief Michael Weden which is included in these minutes on 
the next page. 
• Applicant Goddard stated that he did not want a condition and did not want to revise the plan 
and preferred the Board deny the application. Applicant Goddard described his goal as 

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providing long‑term rentals for people who live and work in Lincoln, not short‑term/seasonal or 
second‑homes/condos. Applicant Goddard stated that 360-degree access was unreasonable 
and he thought the Court would rule in his favor. 
• Member Noseworthy expressed concern about the number of people in the building and their 
safety. 
• Attorney Dennis provided input on next steps and how the Board should move forward given 
the applicant’s refusal to meet the 360-degree access condition.  Jason suggested having a 
discussion on the 360-degree access condition and allow for applicant to respond that they will 
not agree to the condition. He then clarified when an appeal would go to the Town’s Zoning 
Board of Adjustment and when it would go to Superior Court and confirmed that an appeal of 
this application would go to Superior Court with one discrete issue to address (the 360-degree 
access).  Attorney Dennis asked the Board if they desired to hear the entire application out and 
hold the hearing or if the Board would like to deny this application based on the applicant’s 
refusal to meet the proposed 360-degree access condition.  Additional discussion ensued 
including a reading of Article XX (Appeals) of the Site Plan Review regulation by Chair Beaudin. 
Attorney Dennis restated that this matter would be appealed to Superior Court. 
• Selectmen’s Representative Robinson asked a question about consistency with applying this 
condition and referenced ‘The Heights’ development, a 30-unit building that the Board 
approved previously that did not have 360-degree access requirement. Discussion ensued. 
• Alternate Sokul asked the applicant if there was any room for a compromise as a means of 
avoiding an appeal.  Applicant Goddard responded that since they met each code, he felt he 
shouldn’t have to.  He went on to state that the idea of restricting this project was not a good 
move for Lincoln as this project would provide long term rentals for those who need it most, 
the workforce of Lincoln and the surrounding area.  Goddard continued to discuss how this 
project meets NFPA and how litigation will make it costlier to build in the future and those 
costs would be passed down to renters. 
• Chair Beaudin questioned the applicant’s intentions, stating his current understanding is that 
this project is going to be done with market rate rents, and will not be affordable, workforce 
housing. He asked for clarification because “there's a lot of difference between Market Rate, 
Affordable, and Workforce housing” as he was under the impression this would be affordable. 
• Mr. Goddard felt the Chair’s question was disingenuous and explained that workforce housing 
is for year-round residents and although it may not be “affordable” to all, the rental rates for 
the project will be affordable based on HUD (Housing & Urban Development) rates, and that 
the project was never proposed as subsidized housing.  He stated that 141 Main Street is also 
below HUD rates. As a private developer, his goal is to provide year-round housing to a 
community that does not currently have adequate housing availability. 
• Member Reynolds asked Chief Weden if he had been behind the Depot to consider if it would 
be suitable for a response.  Chief Weden stated he had and that it is not enough space for the 
larger trucks and only a small truck could access back there. 
 
Motion: Chair Beaudin motioned to support the Fire Chief's recommendation for 
360-degree emergency vehicle access around the building. 
Second: Vice Chair Iarocci seconded the motion. 
Vote: Motion passed with opposition from Selectmen’s Representative Robinson. 
 
• Chair Beaudin asked Applicant Goddard if, as applicant, his company would be willing to meet 
the condition and the response was ‘no.’ Mr. Goddard stated he is going to take a position to 
support long-term housing and greater affordability in the town of Lincoln vs seasonal rentals, 
and is standing up for the people that live and work in a community that needs more workforce 
housing. He concluded that he will be agreeable to accept the denial on behalf of the people 
that live and work in the town of Lincoln.  Attorney Dennis suggested the Board put this in the 
record as a stipulated denial as the applicant and Board were unable to come to agreement on 
this issue. Chair Beaudin suggested that the Board take a vote.   

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• Applicant Goddard stated that he did not have Counsel on the call but went forward to state 
that he would accept the stipulated denial.   
• Chair Beaudin made a motion to issue a stipulated denial for the Mothership Residential 
Apartments.  Vice Chair Iarocci seconded the motion. Member Reynolds asked what we need to 
include in the denial.  Attorney Dennis stated that the Board should state the reasons for the 
denial on the record and draft a Findings of Fact and a basis of decision. 
• While discussion was open on the motion, Planner Nahmias brought up concern that the Board 
was issuing a denial without hearing from the public in a hearing.  His concern was that a judge 
may question why the Board did not request feedback from the public and may question what 
the public had for feedback. Chair Beaudin asked Attorney Dennis to respond and he stated 
that it could go either way on this but that it makes sense to take feedback from the public on 
the 360-degree access condition and public safety and limit comments to this issue. Chair 
Beaudin agreed.  
• Member Reynolds asked Chief Weden if Lincoln were a town with more than one ladder truck 
would this condition be needed? Chief Weden responded not necessarily and it was the access 
to the building itself that was an issue. Member Noseworthy stated that he felt this site was not 
large enough for what the applicant has proposed. 
 
Motion: Chair Beaudin motioned to open the public hearing with public 
comments limited to the 360-degree access condition. 
Second: Selectmen’s Representative Robinson seconded the motion. 
Vote: Motion passed unanimously. 
 
Chair Beaudin opened the meeting up for Public Comment at 7:19pm 
 
1. Rick Russell – abutter (Lincoln Station) 
Mr. Russell stated he is an abutter and has owned at Lincoln Station since 2012. He 
referenced a petition he signed that was submitted to the Planning Board raising concerns 
about infrastructure, particularly water pressure at Forest Ridge and the need for additional 
water capacity. Citing prior minutes that documented water capacity concerns, he 
questioned how the town could ensure lives would be saved in a serious fire at the proposed 
building if the Chief’s recommendations aren’t followed and water pressures are inadequate. 
He urged the Board to give serious consideration to the Fire Chief’s requested 360-degree 
access and to the actual water capacity of the line serving the project. He indicated he would 
be submitting a letter for the official record on top of the petition that he submitted to the 
Board (which was included in the Board’s packet). 
 
Chair Beaudin requested DPW Director Nate Hadaway speak to any issues regarding water 
capacity and/or pressure for fire suppression. DPW Director Hadaway stated that pressure was 
not an issue however supply of water is an emerging concern for the Town of Lincoln.  
 
DPW Director Hadaway discussed the following areas of concern: 
 
a) Overall Production Capacity vs. Current Use – Director Hadaway explained that in perfect 
conditions, running all equipment at design maximum, the system could produce roughly 
1.8 million gallons per day (GPD) (about 1,440,000 GPD from the plant plus ~360,000 GPD 
from the wells). In practice, to avoid water‑quality problems (especially disinfection 
byproducts), they operate the plant at about 800 GPM (≈1,152,000 GPD) and run the wells 
about 8hrs/day (adding about 100,000–165,000 GPD). During peak demand periods 
(summer and busy winter), actual use is already in the 900,000 to 1.1 million GPD range, 
which he characterized as being close to what he can “comfortably” produce while 
maintaining good water quality. 
b) Dependence on River vs. Loon Pond; Drought/Weather Limits – The system normally 
relies on river water from the East Branch, but during heavy rains and high turbidity they 

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have to switch to Loon Pond. When operating on pond water, treatment capacity drops to 
about 750 GPM, limiting production to roughly 1,080,000 GPD from the plant alone. He 
noted that drought and very low river flow have also forced him to shut down one of the 
river intake pumps because it was not adequately submerged, further constraining capacity 
just when reliability is critical. 
c) Operational Limits on Wells and Equipment – Director Hadaway stressed that neither the 
treatment plant nor the wells are intended to run continuously for 24 hours a day. The wells 
have their own “mini treatment plant” that adds sodium bicarbonate (baking soda) and 
disinfectant, and requires operator checks; he does not consider it safe or appropriate to run 
them continuously without attention. He also prefers periodic downtime for major 
equipment to reduce the risk of mechanical failure and water‑quality issues, which effectively 
caps how hard he can push the system even in emergencies. 
d) Fire‑Flow / Hydrant Use During Fires – He described at least two incidents where 
firefighting demands stressed the system: in one downtown fire, multiple hydrants were 
opened while two storage tanks were filling, causing a main tank to drop to a low‑level 
alarm, and he told the Fire Department they needed to find another source. Recalling a 
separate winter fire, he stated firefighters did not have a suitable hydrant at the scene and 
again had to use an alternate source. These episodes demonstrate that under certain 
conditions, extended high‑flow hydrant use for fires can quickly draw down storage and 
force limitations on hydrant supply. Vice Chair Iarocci asked how this impacts the Fire 
Department. Chief Weden responded that when the Fire Department is forced to bring in 
water in situations like these, they call in mutual aid from nearby departments which 
respond from up to a half-hour away. 
e) Risk During Peak Demand Events – When asked about a worst‑case scenario (e.g., a major 
summer weekend such as Highland Games combined with drought), Nate indicated that it 
would be a “struggle” to balance maintaining safe, adequate drinking‑water supply for the 
town against the heavy, sustained flows needed for a large fire. In his view, during such peak 
demand and strained source conditions, the system is vulnerable to being stretched very 
thin if a significant fire occurs. 
f) Water Main to the Mothership Site – Dead End vs. Service Line – Director Hadaway 
stated that he views it as a single service connection across Route 112 to one building, 
functionally similar to the service line going into the Hampton Inn, rather than a formal 
dead‑end main. As proposed, it is sized for that particular building, but designed to allow 
future connections via “stubs”. If additional development later connects to those stubs, the 
line could then function more like part of a distribution main, but in its initial configuration 
he does not treat it as a separate dead‑end main. 
 
2. Ted Sutton – non-abutter (Forest Ridge) 
Mr. Sutton stated he has lived in the area for approximately 40 years. He referenced a fire-
flow and water system analysis prepared by Hoyle Tanner (Water System Assessment for the 
Town of Lincoln, New Hampshire) which concluded that the Lincoln water system has 
expanded without comprehensive planning and suffers from serious deficiencies in fire flow, 
storage, and treatment capacity. He requested that this report be considered and entered 
into the record.  He also reported that, in speaking with the DPW Director, he was told the 
impact of bringing both the hotel across the street and the proposed project online is 
unknown without another flow study, and he suggested the applicant fund such a study so 
the town can make informed decisions about fire protection. 
 
3. Dave Olson, abutter (Lincoln Station) 
Mr. Olson, full-time resident, expressed concern that the proposed site design only meets, at 
best, minimum fire-access requirements and does not provide adequate safety given the 
density of development and tight circulation on the lot. Referring generally to fire access 
standards (minimum 20-foot road width, limits on dead-end lengths, and apparatus turning 
radii), he questioned whether the ladder truck can safely maneuver the 90-degree turn at the 

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south side of the parking area and whether the depicted turn-around would place the truck 
too close to a burning building once outriggers are deployed. He noted that outriggers 
would likely block the drive aisle, preventing other emergency vehicles from passing, and 
that the rear of the building is essentially inaccessible due to site layout and existing tree 
line. He characterized the problem as one of excessive density on a small parcel and urged 
the Board to require 360-degree access or other measures to ensure safe emergency 
operations. 
 
4. Todd Nichols, abutter (Depot) 
Mr. Nichols identified himself as an abutter and a Pro Board-Certified Firefighter I, Firefighter 
II, and Fire Instructor who teaches a technical education fire program. From a professional 
firefighting perspective, he expressed strong support for the Chief’s request for 360-degree 
apparatus access. He explained that a 360-degree walk-around of a structure is standard 
practice on arrival and stated that, given the tight conditions around the Depot, it would be 
very difficult for firefighters to complete such a walk-around, even on foot, and nearly 
impossible for the ladder truck to achieve full access with outriggers deployed. He warned 
that outriggers would likely occupy the full width of the drive adjacent to the building, 
blocking other emergency vehicles, and concluded that the design is not safe for residents 
or firefighters without 360-degree access. 
 
5. Sue Berube, abutter (Lincoln Station) 
Ms. Berube, speaking as an abutter recused from the public hearing, asked procedural 
questions regarding what would occur if the matter is appealed to Superior Court and then 
remanded, including whether abutters would have further opportunity to raise additional 
issues so that appeals are not fragmented across multiple trips to different bodies. She 
raised regulatory concerns, including whether the proposed water/sewer extension creates a 
dead-end requiring a Select Board waiver despite the applicant’s assertion that no waivers 
are sought, and whether the driveway length exceeds 300 feet under the Town’s driveway 
standards, which would trigger requirements for turnouts and turnarounds. She questioned 
how the boundary between “driveway” and “parking lot” is being defined in relation to 
setbacks and turnout requirements. She also noted that: the Heights project had an 
additional access to water sources via snowmaking infrastructure; her comments sought to 
preserve abutter rights, to raise other concerns, and to highlight possible noncompliance 
with driveway and dead-end standards. 
 
6. Leslie Holloway, abutter (Depot)  
Ms. Holloway stated she lives directly behind the proposed project at the Depot and that she 
would be looking down into the new building and rooftop terrace, which she finds 
objectionable from a privacy standpoint. She voiced strong support for requiring 360-degree 
access and asserted that essentially everyone in the room agreed, requesting and observing 
a show of hands in favor. As a long-time resident of nearly 50 years and a former business 
owner in town, she expressed concern about “too much growth, too fast” and reiterated her 
support for the Chief’s 360-degree access recommendation.  
 
7. Patrick Muse, abutter (Lincoln Station) 
Mr. Muse spoke briefly to emphasize the importance of documenting the extent of public 
concern for the record. He suggested that the Clerk record the number of people present in 
the room and online for this hearing, and to specifically note the in-room show of hands in 
support of 360-degree access, so that any reviewing court can see the level of community 
participation and support for the Chief’s safety recommendation. It was explained that the 
approved minutes will reflect those in attendance, both in-person and via Zoom, as well as 
any motions or polls made by the Board. 
 
 

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8. Kevin McNamara, abutter (Depot) 
Mr. McNamara, an abutter stated he has been involved in numerous projects within the town 
and feels a 360-degree turn-around and a water-flow study should be required prior to 
approval.  
 
9. Steve Lloyd, abutter (Lincoln Station) 
Mr. Lloyd, an abutter, indicated he had submitted a letter for the record addressing multiple 
issues but would limit his oral remarks to access and safety. He cautioned that while a 20-
foot access drive may appear acceptable on paper, actual conditions with winter snowbanks 
and dense parking can significantly narrow usable width, especially if residents or visitors 
park outside designated spaces. He recalled the Common Man/Nordic Inn fire approximately 
26 years ago as an example of the chaos that can occur in a major incident and expressed 
concern that similar chaos in such a tight and densely developed area would pose serious 
risks. He characterized the proposal as too much development on too small a parcel and 
strongly supported the requirement for 360-degree access to protect residents and 
responders.  
 
10. Michelle Weldon, abutter (Lincoln Station) 
M. Weldon stated she was submitting an additional letter from Caleb O’Connor to record. 
She noted that Mr. O’Connor’s letter lists seven issues he believes should be addressed 
before the application is approved, including concerns about water availability to all users. 
She did not detail those issues orally, in deference to the Board’s request to focus on the 
fire-access topic, but wanted to ensure that the letter and its concerns, particularly regarding 
water, are part of the official record.  
 
• Engineer Gregoire questioned if there was a specific process or requirement for flow tests for 
either the Common Man Diner or the hotel behind it prior to approval, and if so, they would 
like to receive a copy as a guideline. Chair Beaudin instructed the applicant to reach out to 
Planner Nahmias for those documents. 
 
Chair Beaudin closed the public comment portion of the hearing at 8:23pm. 
 
Motion: Chair Beaudin motioned for the Board to draft a Finding of Facts. 
Second: Selectmen’s Representative Robinson seconded. 
Finding of Facts  
1. Because of the applicant’s stated refusal to comply with the 360-degree fire apparatus 
access condition, the application cannot meet the requirements of Article XV (Site Building 
and Design Requirements), Section C (Landscaping and Site Planning Requirements), 
Subsection 4 (Safety), of the Town of Lincoln, New Hampshire Site Plan Review Regulations. 
2. Possible lack of water supply makes 360-degree access critical for firefighter and resident 
safety as full 360-degree access allows better access to rescue occupants from all sides of 
the building 
3. 360-degree access was a prior requirement for the Hampton Inn and other similar projects 
in Lincoln, establishing precedent 
 
Vote: All in favor, motion passed unanimously. 
 
Motion: Chair Beaudin motioned to enter a stipulated denial of the application on the 
basis that the Board has voted to impose 360-degree fire access, and the applicant has 
communicated that he that they would not agree to satisfy that condition. 
Second: Vice Chair Iarocci seconded. 
Vote: Motion passed unanimously. 
 
• Engineer Gregoire thanked the Board for their time. 

Page 10 
 
 
 
 
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IV. 
OTHER BUSINESS 
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A. Planner Nahmias reminded that the next meeting is scheduled for August 26th and provide the 
following as updates and agenda items: 
• Clark’s Bears – Application to relocate their Barnyard ride 
• The Landing – Pemi on the River – lot merger request for an 11-unit condominium complex. 
• Pulse Gondola – Has the complete packet, but there is not enough time to Notice so it will be 
added to the Board calendar on a later date. 
 
B.    VACANCY UPDATE  
• Planner Nahmias stated that they have received 14 applications for the vacancy and are 
scheduled to conduct interviews starting Friday the 14th. 
 
 
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V. 
PUBLIC PARTICIPATION 
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● None 
 
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V. 
ADJOURNMENT  
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Motion: Chair Beaudin motioned to adjourn the meeting. 
Second: Selectman Robinson  
Vote: All in favor, none opposed 
 
Meeting adjourned at 8:44pm 
  
Respectfully submitted, 
 
Kristyn Brophy 
Kristyn Brophy, Recording Clerk 
 
Date Approved: August 26, 2026 
 
Paul Beaudin II 
 
  
Paul Beaudin II, Chairman