Meeting report · Planning Board
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Planning Board — April 28, 2026
The meeting was largely procedural and consultative, though the mention of unpermitted construction and a recent split vote suggests underlying administrative friction.
Public impact
Issues from this meeting with documented community impact.
01
Conservation Subdivision Guidelines and Master Plan Updates
Updates to ordinances and the Master Plan to reflect RSA changes will shape long-term town growth and land use regulations. Affected: All Andover residents and property owners
zoning change
Decisions logged
Every recorded vote, with timestamps and dissents.
Accept application for 419 Flaghole Rd. as complete with requested waivers.
Motion made by Carter, seconded by Gilman.
Motion passed (All in favor)
00:00
Adopt meeting procedure motion regarding speaking order.
All discussions must have one individual speaking at a time, addressed by the Chair. Motion made by Fenton, seconded by Carter.
Motion passed (All in favor, none opposed)
Approve April 14, 2026, meeting minutes as amended.
Amendments included correcting the Chair vote to 4-3 and reclassifying the Wunderlich application. Motion made by Carter, seconded by Gilman.
Motion passed (All in favor)
Adjourn meeting.
Motion made by Duclos, seconded by Carter.
Motion passed (All in favor)
21:21
Topics discussed
Click a topic to expand quotes and full context.
00:00 Completeness Review: 419 Flaghole Rd. Subdivision
The Board reviewed an application for a minor subdivision of 419 Flaghole Rd, discussing wetland compliance, buildable land criteria, and requested waivers.
Speakers: Jessica Rand, Dan Higginson, Les Fenton, Roland Carter, Jacob Gilman
Non-binding Consultation: 100 Putney Rd. Subdivision
Amanda Shute sought advice on subdividing a portion of a 158-acre lot for a home while maintaining the remainder for conservation purposes.
Speakers: Christine Vigenault, Amanda Shute, Jon Mishcon, Donna Crisp-Duclos
Review of Open Building Permits
The Land Use Coordinators reported on new permits, discussed pending Vertex Permits, and addressed concerns regarding construction without permits on Flaghole Rd.
Speakers: Jessica Rand, Christine Vigenault, Karen Brule, Les Fenton
Review and Approval of Minutes
The Board reviewed the April 14, 2026, minutes, correcting the Chair election vote count and the classification of the Wunderlich application.
Speakers: Jon Mishcon, Jacob Gilman, Roland Carter
Controversy & dissent
Where the board, the community, or the agenda diverged.
Potentially controversial issues
01
Unpermitted Construction on Flaghole Rd.
The Land Use Coordinators reported concerns regarding construction occurring without permits on Flaghole Rd, which implies potential code violations and lack of regulatory oversight.
Board position: The Board directed the Land Use Office to investigate two specific projects to determine if permits were actually issued.
medium concern
02
100 Putney Rd. Subdivision/Conservation
Balancing residential development (housing needs) with the preservation of large acreage (rural character) is a classic land-use conflict in municipal planning.
Board position: The Board encouraged a 'Conservation Subdivision' approach to achieve both housing and preservation goals.
low concern
Split votes
April 14, 2026 Chair election
4-3 (as corrected in the minutes)
Community vs. board tension
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Action items
Who owes what, by when.
Update maps to indicate the adjusted leechfield proximity and bring a final plat to the public hearing.
Assigned: Dan Higginson · Due: Public Hearing
Consult with a land developer to lay out property options and review Conservation Subdivision guidelines.
Assigned: Amanda Shute
Investigate two projects on Flaghole Rd. to determine if permits were issued.
Assigned: Land Use Office
Update Andover Ordinances and the Master Plan to reflect RSA changes approved in 2025.
Assigned: Town/Planning Staff
Notable statements
An option could be a conservation subdivision. — Donna Crisp-Duclos · Discussing potential subdivision methods for 100 Putney Rd.
Considering a Conservation Subdivision could help provide more housing for the town while maintaining rural character. — The Board · Responding to Amanda Shute's inquiry about what the Town would like to see for the property.
Member positions
6 issues · 0 explicit · 1 inferred
Jon Mishcon
Present
Chair
Review and Approval of Minutes
YES
~
Supported approving minutes with amendments
Non-binding Consultation: 100 Putney Rd. Subdivision
✓
Consulted on subdivision options
Jacob Gilman
Present
Vice Chair
Completeness Review: 419 Flaghole Rd. Subdivision
YES
✓
Seconded motion to accept application as complete
Review and Approval of Minutes
YES
✓
Seconded motion to approve minutes as amended
Donna Crisp-Duclos
Present
Member
Non-binding Consultation: 100 Putney Rd. Subdivision
✓
Suggested conservation subdivision as an option
Adjourn meeting
YES
✓
Made motion to adjourn
Karen Brule
Present
Member
Review of Open Building Permits
✓
Discussed open building permits
Roland Carter
Present
Member
Completeness Review: 419 Flaghole Rd. Subdivision
YES
✓
Made motion to accept application as complete
Review and Approval of Minutes
YES
✓
Made motion to approve minutes as amended
Adopt meeting procedure motion regarding speaking order
YES
✓
Seconded motion regarding speaking order
Adjourn meeting
YES
✓
Seconded motion to adjourn
Les Fenton
Present
Ex-Officio
Adopt meeting procedure motion regarding speaking order
YES
✓
Made motion regarding speaking order
Positions marked ~ are inferred from context and may not reflect the member's explicitly stated position.
Public comment
What residents said — verbatim, with timestamps.
1
Total speakers
1
Addressed
0
Partial
0
Not addressed
Amanda Shute
Addressed
Ms. Shute presented a proposal to subdivide a portion of her 158-acre property at 100 Putney Rd for a single home. She expressed interest in keeping the remaining acreage as a conservation area and asked for the town's input on what they would like to see for the property.
Key concern
Seeking guidance on how to subdivide the property for residential use while maintaining conservation land.
Board responseThe Board suggested exploring a conservation subdivision to help maintain rural character and suggested she work with a land developer to review guidelines and layout options.
The Board provided specific professional advice, suggested a specific zoning type (Conservation Subdivision), and gave actionable next steps regarding developers.
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Report composed by
grok-4.3, grok-4.20-0309-reasoning, gemma-4-26b · analyzed 2026-06-01.