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Sandown Planning Board 
 
 
  
 
 
9/15/2026 Minutes - DRAFT 
 
Sandown Planning Board Minutes DRAFT 
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9/15/2026 
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Meeting Date: 9/15/2026  
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Meeting Location: Sandown Town Hall, 320 Main Street, Sandown, NH  
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Members Present: John White (Chairman), Matthew Devine (Secretary), Ed Mencis (Ex-
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Officio), Ernie Brown (Vice Chair), Liam Paul, Lisa Luongo, Brian Luongo (Alternate) 
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Members Absent: Doug Martin 
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Other attendees: Steve Keach (Town Engineer) 
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Opening: Mr. White opened the meeting at 6:35 p.m. 
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Mr. White led the Pledge of Allegiance 
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Mr. White performed the roll call. 
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Mr. White noted that the continued public hearing for an application for site plan review 
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submitted by KRKR Trust for the property located at Tax Map 2, Lot 33, Bobcat Way, Sandown, 
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NH. The application proposes an impact for construction of a roadway is 1,645 square feet of 
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forested wetland for access to a 21-lot single-family residential subdivision called Noah Estates 
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was being continued to 10/20/2026. 
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The continued public hearing for review of a site plan application submitted by The Sanctuary 
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Estates, LLC for the property is located at Tax Map 14, Lot 3-1, 412 Main Street, Sandown, NH. 
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The application proposes to develop the subject property to construct 32 recreational camping 
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cabins with approximately 320-ft of driveway, 40 parking spaces, drainage facilities, and an 
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onsite well and septic system was being continued to 10/20/2026. 
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The continued public hearing for review of a conditional use permit application submitted by 
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The Sanctuary Estates, LLC for the property located at Tax Map 14, Lot 3-1, 412 Main Street, 
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Sandown, NH. The application proposes an impact for construction of the driveway is 2,300-SF, 
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and a 24’culvert is proposed to maintain flow under the driveway, was being continued to 
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10/20/2026.  
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Correspondence 
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• The board received a letter regarding the application submitted by KRKR Trust for the 
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property located at Tax map 2, lot 33 requesting a continuance to the 10/20/26 meeting 
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• The board received a letter regarding the application for a site plan submitted by The 
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Sanctuary Estates, LLC for the property located at tax map 14, lot 3-1 and the application 
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for the conditional use permit for the same location requesting a continuance to the 
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10/20/26 meeting  
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• The board received a letter about a seminar on workforce housing opportunities in the 
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greater seacoast area 
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With Doug Martin out, Brian Luongo was appointed as a voting member.  
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Sandown Planning Board 
 
 
  
 
 
9/15/2026 Minutes - DRAFT 
 
Review of the 8/18/26 Minutes 
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MOTION: Mr. Mencis made a motion to accept the 8/18/26 minutes as written. Ms. Luongo 
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seconded the motion. All members voted in favor. The motion carried. 
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Continued Public Hearing for an application for Subdivision of Land submitted by NTV 
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Builders, LLC. The property is located at Tax Map 2, Lot 26, 112 Little Mill Road, 
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Sandown, NH. The application proposes to develop the subject property to construct 21 
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single-family dwelling units into a residential subdivision called Noah Estates.  
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Ryan Lavelle of Lavelle Associates presented the application. He noted the property has come a 
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long way in various formats, but they are currently proposing a 21-unit open space subdivision 
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using a zero-lot line condominium form of ownership. The parcel is 60.27 acres. Each dwelling 
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will be served by a separate septic and well. They are proposing two private streets to serve the 
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subdivision.  
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Mr. Lavelle added since the last meeting the drainage reports and supporting materials have been 
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substantially revised. They worked through the town engineer and alteration of terrain 
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comments. They received an updated letter from the town engineer today and should be able to 
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fulfill all the comments. He was before the board to update them on the significant progress the 
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project has taken. They still need to fulfill some items including final sign off from the town 
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engineer, state subdivision approval, alternation of terrain permit, and gain a favorable 
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recommendation from the conservation commission on the conditional use permit. They also 
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need to have town council review the condominium documents.  
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Mr. Keach noted they need to define the limits of the shoreland protection area to ensure the 
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project is outside the boundary of that. Showell Pond would be included in the shoreland 
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protection area and he believes that a portion of the open space is within that boundary.  
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Mr. White confirmed that the project was never before zoning to ensure he was able to sit on the 
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board. Mr. Lavelle confirmed the project was never before the zoning board.  
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Mr. Lavelle noted they are trying to schedule a site walk with the conservation commission prior 
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to coming to before the planning board.  
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Mr. Keach reviewed his letter dated September 14, 2026. Some highlights included: 
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• State permits are still absent 
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• He outlined the bonding scenario for any motion of approval 
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• The project will have a 30,000 gallon cistern per Fire Chief Devine. Chief Devine has 
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asked the board to put as a condition of approval that the cistern be installed and in 
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service prior to the issuance of building permits.  
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• There is a platted ROW that is on the plan but will be part of the open space and not used 
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by the development. There are existing homes that access Little Mill via that ROW. If 
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there is not existing easement rights for the benefit of those two homes, he would want to 
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see that added.  
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Sandown Planning Board 
 
 
  
 
 
9/15/2026 Minutes - DRAFT 
 
Mr. Keach added that by using the zero-lot line condominium format, it condenses the lot sizes 
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and effectively creates conservation land next to Showell Pond. But one of the requirements of 
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the open space ordinance is a 50’ perimeter buffer around the open space. There are existing 
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homes that are within that buffer as well as proposed wells within that area. He would like Ryan 
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to give a detailed explanation of what work will need to be done within that buffer.  
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He has some issues with the location of some of the wells being within the protective 50’ radii. 
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There are other locations for the wells too go, but it is ultimately up to NHDES to determine the 
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location. He would like for Ryan to see if there was a way to do something different. He does not 
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want to see the wells encroach on someone else’s well.  
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Mr. Lavelle noted the current owners want the utilities to be unit specific and have no shared 
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wells or septic systems. They aren’t single family lots but they want them to feel that way. There 
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are only so many locations for the septic systems and wells.  
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Mr. Paul noted it is a lot of wells. He had concerns about the impact to the land within the 
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protective buffer that may happen when getting equipment in to install the wells.  
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Mr. Lavelle noted a community well would be more costly and time-consuming getting 
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approvals.  
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Mr. Keach noted that NHDES will likely have issues with the plan and kick it back and they will 
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need to evaluate another option. The state will likely have issues with the well radii and buffers 
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not being met. He added that there will be no infrastructure in terms of roads and pavement being 
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added within that area.  
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Mr. Brown noted that in order to fit a community well, they would likely have to fill in wetlands 
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which would mean having to obtain a dredge and fill permit. Mr. Lavelle noted they may be able 
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to fit it near the retention pond.  
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Mr. Luongo questioned how the plans would change if they did not receive the waiver for onsite 
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recreation. He didn’t see any areas indicated on the plans for onsite recreation.  
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Mr. Lavelle noted he would type up a formal waiver requested indicating they would provide a 
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voluntary $1,000 per lot donation in lieu of onsite recreation. Mr. Luongo had concerns about 
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whether they could accept that money since he didn’t see anywhere in the regulations to indicate 
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that is appropriate, he also didn’t like the visuals of the board accepting money in order to grant a 
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waiver. Ms. Luongo agreed but also added she didn’t believe $1,000 was enough.  
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Mr. Keach noted that it is appropriate. The spirit of the ordinance was to provide recreation for 
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residents. By adding the facilities in the neighborhood, they would be private and only available 
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to those that lived in that neighborhood. The problem comes with costly liability insurance and 
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maintenance, and it becomes a burden to the residents. The board felt the voluntary donation 
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focused more on public recreation and created a benefit for the public.  
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Sandown Planning Board 
 
 
  
 
 
9/15/2026 Minutes - DRAFT 
 
Mr. White tabled the conversation about the donation and whether that process and or amount 
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should change to a workshop meeting. He didn’t want to interrupt a public hearing for internal 
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board discussions.  
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The public hearing was continued to October 20, 2026 for further discussion.  
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Continued Public Hearing for a Conditional Use Permit application submitted by NTV 
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Builders, LLC. The property is located at Tax Map 2, Lot 26, 112 Little Mill Road, 
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Sandown, NH. The application proposes an impact for construction of a roadway is 1,645 
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square feet of forested wetland for access to a 21-lot single-family residential subdivision 
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called Noah Estates.  
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Mr. Lavelle noted he is hoping to schedule a site walk with Conservation before the next 
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meeting.  
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Mr. Paul added that he would like the conservation commission to weigh in on the vegetative 
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buffers and what they would want to see there. Mr. Brown believed that it is supposed to be 
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replaced with something similar to what is there.  
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The public hearing was continued to October 20, 2026 for further discussion.  
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Public Hearing for review of a Subdivision Application submitted by Mark Calledare. The 
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property is location at Tax Map 12 Lot 8, 25 Hersey Road, Sandown, NH. The application 
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proposes a two-lot subdivision.  
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Mr. White recused himself since he sat on the zoning board for the same application. Mr. Brown 
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stepped in as Chair.  
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Mr. Lavelle presented the application. He indicated they are proposing a two-lot subdivision on a 
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6.02 acre lot. The proposal retains the existing dwelling and creates one new rear dwelling lot. 
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They received the required variance for frontage on a Class VI from the zoning board. They have 
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received state subdivision approval, and all monuments have been set.  
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The access is proposed over the existing private right of way known as Cronin’s Landing. It 
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alleviates the need for a dredge and fill permit. The proposed driveway is more than 450’ long 
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which means that it needs to meet NFPA Fire Code standards. The future dwelling unit will have 
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a fire sprinkler system installed. Mr. Lavelle will connect with Chief Devine to determine the 
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configuration of the turnaround. A waiver request for a $1,000 voluntary donation in lieu of 
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onsite recreation was provided.  
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Mr. Keach noted in his review letter dated September 15, 2026, NHDES subdivision approval 
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was the only state permit required. All other comments were minor.  
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MOTION: Mr. Mencis made a motion to take jurisdiction of the subdivision application 
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submitted by Mark Calledare for the property located at Tax Map 12 Lot 8, 25 Hersey Road, 
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Sandown Planning Board 
 
 
  
 
 
9/15/2026 Minutes - DRAFT 
 
Sandown, NH. The application proposes a two-lot subdivision. Mr. Luongo seconded the motion. 
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All members voted in favor. The motion carried.  
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Mr. Lavelle read his letter requesting a waiver to subdivision regulation 9.23 into the record.  
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MOTION: Mr. Mencis made a motion to accept the waiver request to subdivision regulation 
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9.23 requiring onsite recreation and accept a $1,000 voluntary donation to the Recreation 
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Revolving Fund.  
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Discussion: Ms. Luongo questioned where the $1,000 amount came from. Mr. Lavelle noted it 
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has always been the number that was offered. Ms. Luongo added that it should possibly be more 
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since $1,000 doesn’t cover a lot.  
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Mr. Luongo questioned where in the law it states they can accept the money. He added that 
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optically it doesn’t’ look good granting a waiver for money. He would prefer they not take any 
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money.   
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John White – 8 David Lane  
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Mr. White would like the recreation donation discussion to be continued to a workshop and not 
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debated in the middle of a public hearing. Since it is a small amount, the board should grant the 
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waiver without the donation. 
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Ms. Luongo added that optically the visuals of granting a waiver for money doesn’t look like it’s 
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voluntary. She also questions the amount of money and thinks maybe it should be more so it 
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could be more beneficial to the town. It should be a worthwhile amount to add more to the 
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revolving fund to make more a difference.  
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Mr. Paul seconded the motion. Members voted in favor. Mr. Luongo abstained. The motion 
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carried.  
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Mr. Brown noted the fire chief would need to clarify the turnaround on the driveway. Mr. Lavelle 
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noted it would be a factor prior to receiving the occupancy permit. The turnaround may change 
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based on the final location of the home.  
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Mr. Keach noted that they are utilizing Cronin’s Landing which is an existing woods road. It will 
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alleviate the need for a future wetland crossing. The NFPA requirement for a driveway over 300’ 
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allows the fire chief to request a turnaround. The logical time for that review is when the 
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building plans and building permit come into play.  
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Mr. Keach reviewed his recommended conditions of approval:  
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• Demonstration of availability of easement rights to permit driveway access to future lot 
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8-1 via Cronin’s Landing a private Way 
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• Receipt of correspondence from town engineer confirming comments and 
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recommendations offered in letter report dated September 15, 2026 have been resolved to 
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his satisfaction 
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Sandown Planning Board 
 
 
  
 
 
9/15/2026 Minutes - DRAFT 
 
• Addition of a note to final plan acknowledging waiver of Section 9.23 granted on 
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September 15, 2026 
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• Maintenance of a positive PREA account balance 
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Recommend approval granted based on the following findings of fact: 
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• Prior receipt of variance from terms and conditions of Article 2, Part B, Section 3B of the 
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Sandown Zoning Ordinance to permit the subdivision without benefit of frontage on a 
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qualifying street 
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• Apart from variance noted above, proposal conforms with applicable requirements of 
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zoning ordinance and subdivision regulations as submitted 
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• Receipt of NHDEs subdivision approval  
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MOTION: Mr. Mencis made a motion to approve the application for a subdivision submitted by 
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Mark Calledare. The property is location at Tax Map 12 Lot 8, 25 Hersey Road, Sandown, NH. 
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The application proposes a two-lot subdivision. Mr. Devine seconded the motion. All members 
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voted in favor. The motion carried.  
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Mr. White stepped back in at 8:05pm.  
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Preliminary Design Review for an open space subdivision plan application for Little Mill 
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Rd., Sandown, NH, Located at Tax Map 3, Lot 12, known as Showell Pond Estates.  
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Ryan Lavelle was representing the owner of the property. He noted they were not seeking 
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approval for anything. The property received multiple zoning board approvals and a planning 
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board approval for a two-lot subdivision. He explained the subdivision allowed for 15 acres to be 
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separated from the remaining lot that contained multiple small camps.  
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The preliminary design to subdivide the 15-acre lot proposes adding a road called Armand’s 
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Way. In the subdivision regulations there must be 200’ of separation between roads. If Armand’s 
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Way was to access Little Mill there would only be 97’ of frontage separating Armand’s Way and 
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the existing Showell Pond Road. They want to get the board’s opinion on whether they would be 
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granted a waiver to allow Armand’s Way to be only 97’ from Showell Pond Road.  
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Mr. Lavelle further explained that there is the potential that Showell Pond Road could intersect 
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with Armand’s Way providing a different access to Little Mill Road for the current residents of 
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Showell Pond Road. They cannot legally compel the residents to change their existing access and 
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abandon the current portion of Showell Pond Road they travel over but they can give them a 
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secondary option. They have worked into the plan a combined bus stop so there wouldn’t need to 
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be two stops.  
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Mr. Keach added that Armand’s Way will conform to our current regulations and will have 
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adequate site distance on Little Mill Road. We would have appropriate infrastructure to sustain 
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the additional traffic from the houses on Showell Pond Road. There would be a connection from 
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Armands Way to Showell Pond Road. You can’t close the other right of way, but it may become 
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obsolete.  
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Sandown Planning Board 
 
 
  
 
 
9/15/2026 Minutes - DRAFT 
 
Mr. Lavelle added that it would be a safer option for those on Showell Pond Road to access their 
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property. It would improve the access for fire, delivery drivers, etc.  
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Mr. Luongo questioned if the road would be private and maintained by the residents of Armand’s 
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Way. If that is the case, would the residents of Showell Pond Road have to contribute to maintain 
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the portion they would be utilizing and how would that be enforced. Mr. Lavelle added he 
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assumed the road would be maintained by the seven homes on Armand’s Way and that would be 
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put into the condominium documents.  
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Mr. Brown noted he would prefer to see Armand’s Way be a public road to avoid that issue. Mr. 
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White agreed and added it would be a huge improvement to the road in that area.  
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Mr. Lavelle thanked the board for their input.  
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Other Business 
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Mr. White noted that the board needed to review the budget at their next meeting. It needs to be 
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submitted to the budget committee by October 26, 2026.  
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Mr. White also added that if the board were to propose any zoning amendments, then they would 
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need to have those discussions now. Mr. Keach would circulate the legislative changes to the 
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board so they could determine if there was anything they would be required to change as a result.  
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Mr. White notified them that he would be sitting in on the Hazardous Mitigation Plan meeting. 
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He would update everyone on the content of that meeting. He also attended a Rockingham 
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Planning Commission meeting for the state’s 10-year transportation plan. He noted that any 
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items currently on the plan need to be followed up on to remain on the plan. He would double 
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check and see if there were any proposed projects for Sandown.  
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Mr. White asked board members to keep board business separate from the public hearings and 
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added they can discuss during workshops or at the end of meetings.  
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Mr. Luongo noted he has no issue with the waiver for onsite recreation, his concern is that 
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optically it doesn’t look like a voluntary contribution. He also questioned why it was always 
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$1,000 per lot. Should we make it clear that they don’t need to give any amount or it could be 
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less. Mr. Mencis noted that in the past for single lots, the fee has been waived entirely. Mr. White 
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added that the regulation is a state requirement to have onsite recreation. Onsite recreation isn’t 
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practical for homeowners to maintain and they become an eyesore. Builders were looking for an 
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alternative and the donation became that alternative. He agrees the amount should be higher. Mr. 
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Luongo questioned if it should be an application fee instead. Mr. Brown noted that it could not 
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be an impact fee. Ms. Luongo noted that enforcement mechanisms for maintenance could be 
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added to the condominium documents. She added that if they are making a donation it should be 
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something meaningful to the town.  
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Mr. Paul suggested they have more workshops so they can work through more items like that.  
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Sandown Planning Board 
 
 
  
 
 
9/15/2026 Minutes - DRAFT 
 
MOTION: Mr. Mencis made a motion to adjourn. Mr. White seconded the motion. All members 
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voted in favor. The motion carried.  
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The board adjourned at 9:05pm. 
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Respectfully Submitted, 
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Andrea Cairns 
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Andrea Cairns 
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Assistant to the Town Administrator 
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