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5/21/2026 Planning Board Agenda (minutes)

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TOWN OF BOW 
Planning Board 
10 Grandview Road, Bow, New Hampshire 03304 
Phone (603) 223-3970 |  Fax (603) 225-2982 |  Website  www.bownh.gov 
 
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Approved Minutes 
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5/21/2026 
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https://youtube.com/live/MLXhEp-cRsE 
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The Town of Bow Planning Board met on Thursday, May 21, 2026 at 7:00 PM in Room C of the 
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Municipal Office Building. Vice Chair Sandy Crystall called the meeting to order at 7:00 PM 
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beginning with the roll call of the Board.  
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ROLL CALL 
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The Town of Bow Planning Board met on Thursday, May 21, 2026, at 7:00 PM in Room C of 
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the Municipal Office Building. Vice Chair Sandy Crystall called the meeting to order at 7:00 PM 
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and initiated the roll call of the Board. 
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Planning Board Members Present: 
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• 
Sandy Crystall, Vice Chair (Acting as Chair) 
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• 
Michael Lawton 
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• 
Jonathan Pietrangelo 
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• 
Kristen Hayden 
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• 
Christopher Nicolopoulos, Select Board Representative Alternate 
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• 
Casey DeStefano, Alternate (Non-voting) 
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Planning Board Members Excused: 
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• Jessica Duke 
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• Levi Barry 
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• Don Berube 
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• Benjamin Davis 
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Staff Members Present: 
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• 
Matt Monahan, Central NH Regional Planning Commission (Acting for the Community 
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Development Director) 
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• 
William Dinsmore, Staff Support 
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I. MINOR MODIFICATIONS / CONCEPTUAL CONSULTATION 
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(None) 
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II. PUBLIC HEARINGS 
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Chair Sandy Crystall read the first application into the record. Due to the nature of the 
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application and other applications on the agenda, it was taken out of agenda order at the start of 
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the meeting. 
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9. Application no. 403-26: Eversource Energy 
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Proposed Wetland Conditional Use Permit (CUP) for approximately 15,267 sq. ft. of 
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temporary wetland impact and 2,883 sq. ft. of temporary wetland buffer impact. Located at 19 
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Morgan Drive; Map 39, Block 2, Lots 125, 125-AA, 144-B, and 144-A; Zone: Rural (RU). 
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Presentation: 
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Lindsay Tower with GZA Geo Environmental and Kurt Nelson with Eversource Energy 
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presented the proposal. The project involves replacing deteriorating utility poles that standard 
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maintenance inspections identified as having severe splitting and internal wood rot. While not 
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classified as an instantaneous emergency, the poles must be replaced swiftly to maintain 
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electrical grid reliability. 
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The work requires temporary timber matting in the wetland’s conservation overlay district to 
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provide stable construction vehicle access and safe work pads. This setup mirrors past routine 
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utility maintenance scopes reviewed by the Board. GZA will deploy an environmental scientist 
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on site to monitor compliance during construction. The active work window is expected to last 
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only a couple of days. 
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Board Deliberations & Staff Review: 
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The Board briefly debated if this was a continuation of a past case. Staff and the applicant 
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clarified that this is a completely new application. 
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Regional Impact Determination: 
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Mr. Pietrangelo made a motion, seconded by Ms. Hayden, that the application does not have a 
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regional impact. The Board voted unanimously in favor. 
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Application Completeness: 
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Mr. Pietrangelo made a motion, seconded by Mr. Lawton, to accept Application #403-26 as 
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complete. The Board voted unanimously in favor. 
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Public Comment: 
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Chair Crystall opened the Public Hearing. There being no comments from the public, and the 
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Public Hearing was closed. 
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Board Vote & Decision: 
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Mr. Pietrangelo made a motion, seconded by Ms. Hayden, to approve Application #403-26. The 
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Board voted unanimously in favor. 
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Findings of Fact: 
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Mr. Pietrangelo made a motion to approve the following Findings of Fact: 
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• 
The proposal is necessary to maintain electrical infrastructure reliability. 
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• 
Temporary impacts to wetlands and buffers are minimized through the use of timber 
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mats. 
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• 
The activity minimizes environmental impacts on abutting downstream properties and 
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water sources. 
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• 
The project complies with federal, state, and local regulations. 
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The motion was seconded by Mr. Lawton. The Board voted in favor. (Note: Mr. Nicolopoulos 
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was not present for this individual vote). 
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1 & 2. Applications no. 202-26 & 402-26: 1494 Route 3A, LLC 
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1. Application no. 202-26: Site Plan for two proposed contractor bay buildings, one 
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8,400 sq. ft. and one 3,990 sq. ft., at Loraco Plaza. Located at 1494 Route 3-A; Map 40, 
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Block 2, Lot 141-B; Zone: South Bow Mixed Use (SB). 
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2. Application no. 402-26: Wetland Protection Conditional Use Permit for 1,375 sq. ft. of 
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temporary and 375 sq. ft. of permanent wetland buffer impacts associated with 
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stormwater management construction. 
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Presentation: 
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Jason Hill of TF Moran presented updates on behalf of the applicant following a joint Planning 
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Board and Conservation Commission site walk. He stated that the Conservation Commission 
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recommended approval subject to specific restoration planting conditions. 
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The plan features temporary buffer impacts at a detention system outlet alongside an existing 
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driveway that encroaches into the buffer. To mitigate this, the applicant committed to restoration 
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plantings including native grasses and container shrubs. Mr. Hill addressed minor third-party 
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stormwater engineering comments by upsizing one drainage pipe from 15 inches to 18 inches, 
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which caused no change to overall pre- and post-development flows. 
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Additionally, a waiver was requested from the Subdivision Regulations regarding minimum pipe 
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cover depth. While a 4-foot cover is standard, the flat wetland topography dictates shallow 3-foot 
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depths where the pipe enters the detention pond beneath the paved driveway. Mr. Hill confirmed 
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the heavy-duty ADS piping supports structural loading down to 15 inches, and the shallow depth 
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will be insulated to protect against frost while avoiding deeper wetland impacts. 
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Board Deliberations: 
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The Board discussed the landscape design, verifying that a native New England wet restoration 
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seed mix will be utilized to prevent non-native plant growth. The Board also addressed invasive 
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species discovered on-site, specifying that bittersweet and autumn olive must be extracted. 
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To address public safety concerns regarding the upper 3,990 sq. ft. flex building, the applicant 
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submitted an official fire truck template plan proving turning radii are sufficient for emergency 
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vehicles. The applicant also consented to a condition barring bulk chemical storage inside that 
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specific flex space. 
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Public Comment: 
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Chair Crystall opened the Public Hearing. There being no public comment, the Public Hearing 
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was closed. 
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(Note: Regional impact and completeness votes were finalized during the prior meeting session 
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before the site walk). 
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Waiver Requests Vote: 
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Mr. Pietrangelo made a motion, seconded by Mr. Lawton, to approve the requested waivers for 
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parking configurations and reduced pipe cover under Section 7.02.b. The Board voted 
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unanimously in favor. 
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Applications Vote & Conditions: 
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Mr. Pietrangelo made a motion, seconded by Ms. Hayden, to approve Applications #202-26 and 
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#402-26 with the following conditions: 
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1. Final review and approval by the third-party engineer regarding the technical responses. 
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2. No bulk storage of hazardous or regulated materials greater than 5-gallon containers 
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within the flex building. 
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3. Proper removal and disposal of all invasive species encountered during construction, 
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specifically bittersweet and autumn olive, with notes added to the final plan. 
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4. Restoration and revegetation of temporary wetland buffer impacts using a native New 
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England restoration seed mix, explicitly excluding non-native variations. 
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5. Reduction and elimination of maintained lawn areas within the wetland buffer zones. 
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6. Installation of native shrubs at the drainage outlet, including highbush blueberry, 
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dogwood, and similar native container species. 
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The Board voted unanimously in favor. 
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Findings of Fact: 
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Mr. Pietrangelo made a motion to approve the following Findings of Fact: 
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• 
Reduced pipe cover is structurally justified due to shallow seasonal groundwater 
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constraints and flat wetland elevations. 
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• 
Parking demand is adequately met via the site's distributed trade, warehouse, and 
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manufacturing layout. 
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• 
The use is appropriate, adequate, and compatible within the Mixed Use District. 
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The motion was seconded by Mr. Lawton. The Board voted unanimously in favor. 
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3. Application no. 502-26: Timothy Polson 
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Proposed Lot Line Adjustment at 68 and 76 Woodhill Road; Map 22, Block 3, Lots 4 and 4-A; 
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Zone: Rural (RU). 
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Presentation: 
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The applicant, Tim Polson, presented the application to annex approximately 4.57 acres from Lot 
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4 (belonging to neighbor Gretchen de Pass) into Lot 4-A. No modifications or development are 
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planned for the parcel. 
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Board Deliberations & Missing Waiver: 
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Staff and the Board reviewed the application against the subdivision checklist. Mr. Monahan 
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noted that a mandatory checklist item regarding the right-of-way width was omitted. Mr. Polson 
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explained that the local houses date back to the 1830s, and a historic 66-foot right-of-way sits 
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between them. 
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During a 1989 subdivision, 7 feet were deeded to the town as a permanent easement. Expanding 
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this right-of-way to the standard 80 feet would encroach directly into the neighbor’s living room. 
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Staff advised that a formal written waiver request under Section 3.02.D for a substandard right-
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of-way must be submitted to keep the town's records clean and prevent missing checklist items 
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from blocking application progress. 
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The Board also noted that the FEMA flood status map panel details must be added to the plans, 
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though the property sits safely on top of a hill outside the active flood zone. Physical bounds for 
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the new lot line have not been set yet to avoid premature surveying expenses, which the Board 
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agreed can be handled as a condition of final approval. 
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Regional Impact Determination: 
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Ms. Hayden made a motion that the application does not have a regional impact. Mr. 
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Nicolopoulos seconded the motion. The Board voted unanimously in favor. 
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Application Continuance: 
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Mr. Pietrangelo made a motion to continue Application #502-26 to the June 18, 2026 meeting to 
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allow the applicant time to submit the required right-of-way waiver. The motion was seconded 
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by Mr. Lawton. The Board voted unanimously in favor. 
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4. & 5 Applications no. 503-25 & 405-26: J.E. Belanger Land Surveying, PL4.  Application 
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no. 503-25: Proposed Lot Line Adjustment at 163 Hooksett Turnpike; Map 2, Block 4, Lot 21; 
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Zone: Rural (RU). 
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5.  Application no. 405-26: After-the-fact Wetlands CUP for 5,366 sq. ft. of wetland buffer 
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impact. 
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Presentation: 
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Jacques Belanger, LLS, presented a wetland CUP for land that the applicant's son, Taylor 
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Belanger, is purchasing after the previous owner lost the parcel to tax liens. The septic system 
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and shed are on the town-owned land in the wetland buffer.  
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The applicant had been interested in buying the entire town parcel, but the Select Board agreed 
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to sell only a portion to provide a reasonable residential yard while keeping the surrounding 
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space open under town ownership. The Town had executed a voluntary merger of adjacent 
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parcels to ensure the remaining town lot retains proper street frontage. 
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The entire area being acquired is encumbered by a 75-foot wetland buffer. Following a recent 
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site walk, the Conservation Commission recommended removing an existing shed located within 
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the buffer and installing buffer markers to prevent future impacts closer to the swamp. 
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Board Deliberations & Buffer: 
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The Board examined the plan checklist items. The location of the well was confirmed to sit right 
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within the public right-of-way in front of the garage. The applicant confirmed that the newest 
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FEMA flood map panel data has been added to the active plan sheet. 
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To preserve subsequent property owner compliance, the Board debated the wetland buffer 
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markers, given the reduced buffer size. The Board directed that a dedicated 10-foot-wide 
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vegetative buffer strip must be reestablished along the rear lot line running parallel to the road, 
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past the septic leach field. Durable metal fence posts carrying wetland boundary placards will be 
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installed along the reduced buffer edge as described and edge of lawn behind the house. 
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A question was raised about coordination with Hopkinton. 
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Public Comment: 
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Greg Coates (8 Sullivan Drive) asked about the purpose of the acquisition. Selectman 
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Nicolopolos described the town's acquisition of the parcel (which had been one parcel with the 
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Hopkinton side), the Select Board agreed to sell a portion of the acquired parcel to provide 
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enough land for the continued use of the yard. 
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Selectman Nicolopolos clarified the land being acquired is non-developable, which satisfied Mr. 
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Coates inquiry. 
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Michael Milano (6 Sullivan Drive) voiced concerns regarding potential flooding or drainage 
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alterations near his neighboring leach field. The Board confirmed no new drainage infrastructure, 
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grading changes, or septic expansions are authorized under this application. The public hearing 
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was then closed. 
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Application Completeness: 
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Mr. Pietrangelo made a motion, seconded by Mr. Lawton, to accept the application as complete. 
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The Board voted unanimously in favor. 
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Regional Impact Determination: 
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Mr. Pietrangelo made a motion that the application does not have a regional impact, subject to 
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coordination by the landowner with the neighboring town of Hopkinton due to the property's 
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location on the municipal border. The motion was seconded by Mr. Nicolopoulos. The Board 
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voted unanimously in favor. 
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Applications Vote & Conditions: 
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Ms. Hayden made a motion, seconded by Mr. Pietrangelo, to approve the two applications with 
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the following conditions: 
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1. An official impact fee note must be added to the final plans per checklist item 48. 
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2. The wetland buffer must be reestablished and marked with placards on metal fence posts, 
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including a 10-foot wide buffer zone running along the rear property line for 
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approximately 146 feet and additional permanent wetland buffer boundary markers must 
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be placed along the active lawn edge where applicable. 
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3. Complete physical removal of the existing residential shed located within the wetland 
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buffer. 
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4. Execution of final plan signatures by the Town Manager or Select Board to finalize the 
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land transfer. 
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5. Placement of all required professional engineering and surveying stamps on the final 
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plan sets. 
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6. Review and formal administrative approval by the Hopkinton Planning Board. 
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The Board voted unanimously in favor. 
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Findings of Fact: 
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Ms. Hayden made a motion to approve the following Findings of Fact: 
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• 
The lot line adjustment is purely administrative in nature to correct pre-existing 
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conditions. 
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No additional development or intensification of use is proposed on the parcel. 
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The established buffer conditions significantly improve long-term wetland protection. 
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The motion was seconded by Mr. Pietrangelo. The Board voted unanimously in favor. 
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6. Application no. 206-26: Mabel Mackenzie 
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Proposed Site Plan Modification to convert 2,600 sq. ft. of warehouse space into an automotive 
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spray paint booth at 161 River Road; Map 36, Block 5, Lot 18; Zone: General Industrial (I-2). 
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Board Action: 
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The applicant was not present for the hearing. The Board noted the submitted application lacked 
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comprehensive detailing, containing only standard manufacturer equipment cut sheets for the 
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spray booth without an accompanying site plan or detailed facility layout. 
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A motion was made by Mr. Nicolopoulos, seconded by Ms. Hayden, to continue the application 
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to the next scheduled meeting pending the applicant's attendance and submission of complete 
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project details. The Board voted unanimously in favor. 
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7 & 8. Applications no. 205-26 & 404-26: Kearsarge Bow LF LLC 
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7. Application no. 205-26: Site plan for a 1.76 MW alternating current (AC) ground-
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mounted solar photovoltaic array at 8 Falcon Way; Map 14, Block 4, Lot 71; Zone: 
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Civic (CV). 
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8. Application no. 404-26: Wetland CUP for approximately 800 sq. ft. of wetland buffer 
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impact. 
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Presentation: 
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Alex Young of Kearsarge Energy and Rob Bukowski, PE of Weston & Sampson, presented the 
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project. The solar development was awarded via a competitive 2023 town RFP and approved by 
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town voters. The proposed project sits on the capped, underutilized structural cap of the old town 
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landfill. Kearsarge has executed an official long-term lease with the town that includes strict 
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decommissioning protocols. The project has secured its utility Interconnection Services 
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Agreement with Unitil. 
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The solar arrays will sit entirely above grade on pre-cast concrete blocks or stone-filled wire 
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gabion baskets to protect the underlying synthetic landfill cap membrane. The gravel levelers and 
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conduit paths will also run above grade. Stormwater analysis shows that because the underlying 
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landfill cap is already a low-permeability layer, the array placement will not increase current 
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runoff volumes into the perimeter rock swales or the local stream. 
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To address visual concerns along White Rock Hill Road, the utility pole run was moved 
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northeast near an existing parking lot to preserve public parking spaces. Maintenance access 
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requires only a standard pickup or bucket truck about once a quarter, alongside mowing inside 
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the fence line two to three times a year to manage tall weeds. 
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Board Deliberations & Environmental Protections: 
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The Board reviewed the overlay maps. Mr. Bukowski presented a color-coded map showing the 
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150-foot prime wetland buffer and the 75-foot wetland buffer. Because a portion of the northern 
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landfill perimeter sits within the 150-foot prime wetland boundary, a wetland conditional use 
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permit is required. 
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NH DES regulations require a trenched turtle protection silt fence during construction to protect 
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endangered Blanding's and spotted turtles. This fence must be placed within the prime wetland 
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buffer zone because trenching cannot occur closer to the landfill without piercing the landfill 
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cap. 
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Tree clearing is limited to less than a quarter-acre of select tall pines along the western boundary 
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near Falcon Way to prevent array shading. No trees will be cut on the residential side. 
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Public Comment: 
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Rita Davis (37 Evangelyn Drive) raised concerns regarding the visual impact of the gabion 
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baskets from her backyard, potential drainage issues, animal displacement, and structural inverter 
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hum. The Board and applicant clarified that the array is positioned on the opposite side of the 
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landfill near Falcon Way, hidden by existing trees with no tree cutting on her side. Inverter noise 
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at the property line is imperceptible, measuring below the decibel level of a household 
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refrigerator. 
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Deb Campelia (9 Evangelyn Drive) spoke in favor of alternative solar energy development and 
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expressed comfort with the layout since the protective tree buffer facing the neighborhood is 
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being preserved. She recommended residents photograph local Blanding's turtles to log them 
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with Fish and Game. The public hearing was then closed. 
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Application Completeness: 
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Ms. Hayden made a motion, seconded by Mr. Pietrangelo, to accept the applications as 
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complete. The Board voted unanimously in favor. 
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Continuance and Site Walk Scheduling: 
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Mr. Pietrangelo made a motion, seconded by Mr. Lawton, to continue the applications to the 
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June 18, 2026 meeting and to schedule an official public site walk on Monday, June 15, 2026, at 
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5:30 PM. 
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The applicant will provide a full digital plan set to both the Planning Board and Conservation 
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Commission summarizing any minor edits before the site walk. The Board voted unanimously in 
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favor. 
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10. Application no. 207-26: Amoskeag Realty LLC 
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Proposed Site Plan for construction of a 2,375 sq. ft. addition to the existing warehouse at 506 
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Hall Street; Map 16, Block 1, Lots 65 and 67; Zone: I1 (Limited Industrial). 
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Presentation: 
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Jeff Merritt, PE with Granite Engineering LLC, and Paul Malandrino, VP of Operations  
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representing Amoskeag Beverages presented the application. The project consists of a small 25' 
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x 95' open-sided structural pallet and barrel storage addition off the northeast corner of the 
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existing facility. The addition features a shallow pitched roof rising to 21.5 feet, which sits 
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significantly lower than the primary warehouse roofline. 
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Runoff from the addition will be collected via three new area catch basins and routed directly 
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into the large-scale retention basin built during the facility's 2025 expansion. This existing basin 
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brought the entire industrial site into full NH DES Alteration of Terrain (AoT) stormwater 
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compliance. The applicant is currently seeking an official administrative AoT permit amendment 
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from the state to log the added roof square footage. 
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Topographically, Hall Street sits 14 to 15 feet higher than the addition site, meaning the structure 
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is completely hidden by natural slopes and a black screened fence. Pallets will be managed using 
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internal forklifts via a single bay door; no public entry or external vehicle access paths are 
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planned. No new exterior lighting or parking spots are being added. 
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Board Deliberations & Technical Review: 
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The Board reviewed the drainage plan, noting the use of an 8-inch connection pipe rather than 
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the standard 12-inch line. Mr. Merritt explained that a 12-inch pipe would create a direct 
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physical conflict with an existing underground water main. 
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Hydraulic calculations confirm the 8-inch line handles the small roof area safely. If an extreme 
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storm clogs the system, overflow will spill safely onto the facility's interior paved parking lot and 
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drain into secondary catch basins without impacting any abutting properties. 
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Staff confirmed the town checklist items were met: state grid coordinates are updated, NRCS soil 
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profiles are mapped via the AoT report, and the Fire Chief noted the addition must comply with 
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NFPA 13 sprinkler codes for pallet storage, which will be verified during building permit 
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reviews. 
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Application Completeness: 
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Mr. Pietrangelo made a motion, seconded by Ms. Hayden, to accept the application as complete. 
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The Board voted unanimously in favor. 
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Waiver Requests Vote: 
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The applicant requested waivers from Sections 15.09 and 15.10 regarding standard landscape 
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frontage buffers and formal parking space calculations (which technically mandate 3 new spaces 
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for the added storage area). 
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Mr. Pietrangelo made a motion to approve the waivers, noting the site's massive 2025 employee 
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lot provides more than enough real-world parking. The motion was seconded by Ms. Hayden. 
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The Board voted unanimously in favor. 
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Regional Impact Determination: 
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The City of Concord notified town staff due to the project's proximity to the city line. However, 
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because no construction or access occurs within Concord, the Board determined a formal 
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regional impact declaration was unnecessary. 
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Mr. Pietrangelo made a motion that the application does not have a regional impact, subject to 
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the condition of coordinating the ongoing stormwater review with Concord via the state AoT 
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notification process. The motion was seconded by Mr. Lawton. The Board voted unanimously in 
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favor. 
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Application Vote & Conditions: 
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Mr. Pietrangelo made a motion, seconded by Mr. Lawton, to approve Application #207-26 with 
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the following conditions: 
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1. Receipt of the finalized NH DES Alteration of Terrain (AoT) permit amendment. 
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2. Complete coordination with the City of Concord regarding stormwater notifications. 
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3. Verification that no new external lighting fixtures are added to the exterior face of the 
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addition. 
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4. Final plan sets must carry the formal signatures of the property owner and licensed 
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professional engineers. 
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The Board voted unanimously in favor. 
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Findings of Fact: 
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Mr. Pietrangelo made a motion to approve the following Findings of Fact: 
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• 
The warehouse addition is minimal in scale and has zero visual impact on the 
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surrounding area due to natural screening and topography. 
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• 
The specialized storage use does not generate new traffic or require additional vehicle 
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parking. 
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• 
The 8-inch drainage pipe configuration is acceptable because site constraints prevent a 
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12-inch line, and the design safely handles peak runoff without impacting neighbors. 
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The motion was seconded and the Board voted unanimously in favor. 
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III. NEW BUSINESS 
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• 
Zoning Ordinance Certificate: The Board reviewed the official Zoning Ordinance 
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certificate page presented for signatures. Mr. Pietrangelo made a motion, seconded by 
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Ms. Hayden, to approve and sign the Zoning Ordinance Certificate of Adoption. The 
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Board voted unanimously in favor. 
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• 
Town Land Purchase Review (RSA 41:14-a): Staff presented an annexation plan 
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detailing a parcel of land slated for municipal purchase, requesting Planning Board 
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comment per statutory requirements. Ms. Hayden made a motion, seconded by Mr. 
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Pietrangelo, that the Planning Board has no adverse comment regarding the recorded 
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annexation plan. The Board voted unanimously in favor. 
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IV. OLD BUSINESS 
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(None) 
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V. CORRESPONDENCE AND OTHER BUSINESS 
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(None) 
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VI. REVIEW OF MINUTES 
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The Board reviewed the draft meeting minutes from April 16, 2026. Chair Crystall requested an 
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amendment to change the phrase “wetland delineation” to read “wetland scientist statement” for 
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precise documentation. 
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Mr. Pietrangelo made a motion, seconded by Ms. Hayden, to approve the minutes of April 16, 
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2026, as amended. The motion passed, with Mr. Nicolopoulos abstaining due to absence from 
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that session. 
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VII. NON-PUBLIC SESSION 
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(None) 
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ADJOURNMENT 
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At 9:46 PM, a motion was made and seconded to adjourn the meeting. The Planning Board 
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voted unanimously in favor. 
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Respectfully Submitted, 
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William Dinsmore/ Staff 
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