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Planning Board — December 4, 2024
Routine procedural approvals contrasted with extended questioning and multiple public comments on density, buffers, and land use, leading to deferral rather than approval.
Public impact
Issues from this meeting with documented community impact.
01
Jacobson subdivision and CUP under former IIHO/PRD rules
33 single-family lots plus farm/open space on significant acreage, with waivers and potential off-site road improvements Affected: Residents near Christian Hill Road and Foundry/Boston Post Road intersection; future occupants of 33+ units
zoning change
Decisions logged
Every recorded vote, with timestamps and dissents.
Confirmed Eversource site plan compliance with conditions precedent/subsequent and landscaping bonding
Motion by a speaker, seconded by a speaker; approved case PZ19826--1413 at Map 2 Lot 23
Motion carries (unanimous)
Determined both Jacobson subdivision and CUP applications complete
Motion by a speaker; board found no issues with completeness
Motion carries
Continue CUP and subdivision application to February 19 at 7pm
Applicant waives statutory deadlines; motion by H, seconded, all in favor.
Approved
Approve minutes of November 20, 2024 with correction on line 66
Motion by E, second by H, all in favor.
Approved
Topics discussed
Click a topic to expand quotes and full context.
▶ 00:53 Eversource (Public Service of New Hampshire) Compliance Hearing
Review of as-built non-residential site plan for substation expansion at 2 Hertz Drive; applicant proposed bonding ~$145k for delayed landscaping installation until spring.
Speakers: Unidentified speaker
▶ 12:18 Jacobson Revocable Trust Subdivision Application
Discussion of final subdivision approval for 33 single-family lots plus farm and open space lots under the former Integrated Innovative Housing Ordinance; included CUP request, two waivers (cul-de-sac radius, roadway slope), stormwater design, and completeness determination.
Speakers: Unidentified speaker
▶ 1:02:22 Sidewalk and walking access
Discussion of potential sidewalk or path along Christian Hill to support walking to schools from the 39-unit development.
Speakers: Unidentified speaker
▶ 1:03:30 Housing unit design and senior housing
Board members questioned ensuite bedrooms and whether a multi-bedroom senior house counts as one unit.
Speakers: Unidentified speaker
▶ 1:04:45 Farming plans and land management
Applicant described hiring consultant Ian McSweeney for a farm plan using 99-year leases, 1% transfer fee, and polyface/permaculture methods on ~4.5 acres.
Speakers: Unidentified speaker
▶ 1:09:33 Cul-de-sac and density
Questions on shared driveway serving ~6 properties at the cul-de-sac end.
Speakers: Unidentified speaker
▶ 1:19:09 Public comments
Residents and abutters commented on farmland ownership, wetland buffers, solar arrays, and housing types.
Speakers: Unidentified speaker
▶ 1:25:08 Case scheduling and minutes approval
Board discussed timeline for engineering review and continued the application; approved November minutes and adjourned.
Speakers: Unidentified speaker
Controversy & dissent
Where the board, the community, or the agenda diverged.
Potentially controversial issues
01
Jacobson subdivision buffers, farmland ownership, and solar compatibility
Abutters and residents raised concerns that buffer waivers result from over-density, that farmland should be collectively owned rather than controlled by applicant, and questioned solar array placement on agricultural land; these touch core values around open space preservation and rural character
Board position: Board recorded comments, requested engineering and fire reviews, and continued the application without resolving concerns
high concern
Community vs. board tension
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Action items
Who owes what, by when.
Resend landscaping bond estimate paperwork to Gloria Norcross and copy Steve
Assigned: Applicant (Sam Boys/Meridian) · Due: Immediate
Perform full engineering/stormwater review of Jacobson plans and submit report to Gloria
Assigned: Steve Keach / town engineer · Due: Mid-January 2025
Review off-site road/drainage improvements needed on Christian Hill Road and Foundry/Boston Post Road intersection
Assigned: DPW Director (Eric) · Due: Prior to next hearing
Review cul-de-sac radius, cistern location, road/driveway widths for emergency access
Assigned: Fire Chief · Due: Prior to next hearing
Submit refinements and responses to comments
Assigned: Applicant · Due: Early January 2025
Notable statements
Recommended requiring NH Dept. of Agriculture best management practices as enforceable conditions for farming activities via HOA — Unidentified speaker · Jacobson discussion ▶ 21:00
Requested demonstration that the project still delivers the mix of housing benefits (single-bedroom, single-floor, etc.) that justified up to 39 dwelling units in the CUP approval — Unidentified speaker · Jacobson discussion ▶ 28:25
Farming is already occurring on site with chicken tractors and haying at no cost. — Unidentified speaker · Response on farm viability ▶ 1:12:12
The senior house counts as one of 37 units despite four bedrooms. — Unidentified speaker · Clarification on unit counting ▶ 1:15:08
Public comment
What residents said — verbatim, with timestamps.
7
Total speakers
2
Addressed
2
Partial
3
Not addressed
Jonathan Divine
Addressed
Represented Eversource as civil engineer and confirmed the site was built per the approved plan, except for landscaping which will be bonded and installed in spring.
Key concern
Compliance hearing for site plan and request to bond landscaping.
Board responseBoard asked clarifying questions on inspections and O&M manual, then approved the compliance with bonding condition.
Board directly addressed via questions and motion to confirm compliance with conditions.
Sam Boys
Partial
Presented the Jacobson subdivision application details including stormwater, waivers, farming plans, and open space on behalf of the applicant.
Key concern
Approval of subdivision, conditional use permit, and two waivers.
Board responseBoard asked extensive questions on stormwater, cul-de-sac, farming, sidewalks, and solar; deferred decision and continued to February 19.
Board engaged with questions and requested additional reviews but did not decide.
Carter Scott
Partial
Applicant explained farming plans, elder-friendly housing design, solar installations, and open space protections.
Key concern
Clarify project benefits and respond to board questions on housing and farming.
Board responseBoard questioned housing classification, farming viability, and requested follow-up on benefits mix.
Board engaged directly but deferred full resolution.
Unnamed resident
Not addressed
Resident who frequently walks/bikes Christian Hill Road supported a sidewalk or path and questioned whether the elder housing qualifies as single-family or is a co-op.
Key concern
Pedestrian access from development and proper classification of proposed housing.
Board responseBoard noted comments; chairman clarified no decision tonight and path issues already raised by board.
Comments recorded but no direct response or action taken during meeting.
Tom
Not addressed
Commented that farmland should be part of open space owned by all owners and that buffer waivers stem from trying to fit too many units.
Key concern
Ownership of farmland and justification for buffer impacts.
Board responseNone specific; meeting moved to next speaker.
Comment noted in record but not addressed by board.
Will
Addressed
Asked whether solar panels would be installed on the farmland lot and if arrays would be raised for animal grazing underneath.
Key concern
Compatibility of solar and farming uses.
Board responseApplicant confirmed dual-use agrovoltaics are being considered.
Applicant directly answered during the hearing.
Sally Wilkins
Not addressed
As abutter and interested party, commented on housing mix, supported elder housing, and requested the town's solar regulations be made available.
Key concern
Housing types and access to solar regulations.
Board responseNone; chairman thanked speaker and closed public portion.
Comments recorded; solar regulations question not answered in meeting.
Accountability flags
Documented procedural gaps. Each item links to its source.
Topics discussed — not on agenda
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