Meeting report · Planning Board
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Planning Board — May 12, 2026
The meeting featured high-stakes procedural challenges from citizens regarding property maps and a clear internal split among board members regarding municipal planning priorities.
Public impact
Issues from this meeting with documented community impact.
01
Zoning Ordinance and Master Plan Development
The development of town-wide zoning ordinances and the Master Plan dictates land use and property rights for the entire community. Affected: All Andover residents and property owners
zoning change
Decisions logged
Every recorded vote, with timestamps and dissents.
Approval of April 28, 2026, minutes.
Moved by Duclos, seconded by Carter. Mishcon, Carter, Koron, Brule, Gilman, and Duclos in favor; Robart abstained.
Motion passed
00:00
Closing of the Wunderlich Public Hearing.
The hearing was closed to allow for verification that all property abutters were properly notified.
Motion passed
19:00
Motion to hold the Master Plan and pause ordinance updates until Select Board direction.
Moved by Mishcon, seconded by Carter. Carter and Koron in favor; Robart, Duclos, Brule, and Gilman opposed.
Motion failed
Motion to utilize draft content for Zoning Ordinance/Procedures and continue Master Plan work with LRPC.
Moved by Gilman, seconded by Koron. All in favor.
Motion passed
Topics discussed
Click a topic to expand quotes and full context.
00:00 Review & Approve Minutes
The Board reviewed the minutes from the April 28, 2026, meeting.
Speakers: John Mishcon, Donna Duclos, Roland Carter
06:03 Public Hearing: Wunderlich Proposal for Minor Subdivision
A public hearing regarding a minor subdivision at 419 Flaghole Road was held; concerns were raised regarding map accuracy, wetland depiction, and improper abutter notification.
Speakers: John Mishcon, Jake Gilman, Charlie Stewart, Jessica Rand, Dan Higginson, Maura McNaulty-Davis, Gail Henry, Dana Swenson, Donna Duclos, Roland Carter
11:59 Non-binding Consultation: Highland Lake Inn Condo Proposal
John Slater presented a plan to convert an existing barn into six zero-energy condos via a land lease model.
Speakers: John Mishcon, John Slater, Roland Carter, Karen Brule, Jake Gilman
Non-binding Consultation: Bradley Point Lane Building Plan
Pete Albrecht presented a proposal for a new home that exceeds current square footage limits on lot -414.
Speakers: Pete Albrecht, Roland Carter, Dana Swenson
Old Business: Open Building Permits and Master Plan
The Board reviewed new permits and discussed the status of the Master Plan, which was previously on hold for ordinance enforcement.
Speakers: Christine Vigneault, John Mishcon, Jessica Rand
Old Business: Ordinance Enforcement and Procedures
The Board discussed developing processes for enforcing town codes, reviewing relevant RSAs, and managing fees/penalties.
Speakers: Don Sieburg, John Mishcon, Roland Carter, Jake Gilman
Controversy & dissent
Where the board, the community, or the agenda diverged.
Potentially controversial issues
01
Wunderlich Minor Subdivision Proposal
Abutters raised significant concerns regarding the accuracy of subdivision maps, specifically regarding the omission of wetlands, incorrect property markings, and failure to notify all relevant abutters (including those on the Salisbury side).
Board position: The board paused the hearing to verify notification and address mapping inaccuracies.
high concern
02
Master Plan and Ordinance Updates
The board was split on whether to pause the Master Plan and ordinance updates until receiving direction from the Select Board versus continuing work with the LRPC.
Board position: The board ultimately decided to continue the Master Plan work and use draft content for zoning ordinances.
Internal dissent
A motion to hold the Master Plan and pause updates failed; Carter and Koron were in favor of pausing, while Robart, Duclos, Brule, and Gilman were opposed.
low concern
Split votes
Motion to hold the Master Plan and pause ordinance updates until Select Board direction.
2-4
Community vs. board tension
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Action items
Who owes what, by when.
Verify all property abutters were properly notified for the Wunderlich subdivision.
Assigned: Land Use Office
Prepare to go before the ZBA regarding housing density and setback exceptions for the Highland Lake Inn proposal.
Assigned: John Slater
Go to the ZBA for approval regarding the Bradley Point Lane building size/lot shape.
Assigned: Pete Albrecht
Continue investigation into the Flaghole properties.
Assigned: Land Use Office
Continue outreach and work with LRPC regarding the Master Plan.
Assigned: Jessica Rand
Notable statements
Recommended the hearing be tabled until it can be verified that all abutters were notified. — Dana Swenson · During the Wunderlich subdivision public hearing following reports of missing abutter information on maps. 15:00
Due to the unit density likely the proposal would need to go before the ZBA for a special exception. — Jake Gilman · Consultation regarding the Highland Lake Inn condo proposal.
Recommended that the Board focus on adding references to the relevant RSAs into the zoning ordinances and work to draft the camping ordinance as a separate ordinance. — Don Sieburg · Discussion on enforcement language and procedures within ordinances.
Member positions
3 issues · 3 explicit · 4 inferred
Jon Mishcon
Present
Chair
Review & Approve Minutes
YES
✓
Master Plan and Ordinance Updates
YES
✓
Sought to pause Master Plan and ordinance updates until Select Board direction.
Master Plan and Ordinance Updates
YES
✓
Jacob Gilman
Present
Vice Chair
Review & Approve Minutes
YES
✓
Master Plan and Ordinance Updates
NO
✓
Opposed pausing the Master Plan and ordinance updates.
Master Plan and Ordinance Updates
YES
✓
Donna Crisp-Duclos
Present
Member
Review & Approve Minutes
YES
✓
Master Plan and Ordinance Updates
NO
✓
Opposed pausing the Master Plan and ordinance updates.
Master Plan and Ordinance Updates
YES
~
Karen Brule
Present
Member
Review & Approve Minutes
YES
✓
Master Plan and Ordinance Updates
NO
✓
Opposed pausing the Master Plan and ordinance updates.
Master Plan and Ordinance Updates
YES
~
Nancy Walsh-Robart
Present
Member
Review & Approve Minutes
ABSTAIN
✓
Master Plan and Ordinance Updates
NO
✓
Opposed pausing the Master Plan and ordinance updates.
Master Plan and Ordinance Updates
YES
~
Roland Carter
Present
Member
Review & Approve Minutes
YES
✓
Master Plan and Ordinance Updates
YES
✓
Sought to pause the Master Plan and ordinance updates.
Master Plan and Ordinance Updates
NO
~
John Koron
Present
Alternate
Review & Approve Minutes
YES
✓
Master Plan and Ordinance Updates
YES
✓
Sought to pause the Master Plan and ordinance updates.
Master Plan and Ordinance Updates
NO
~
Positions marked ~ are inferred from context and may not reflect the member's explicitly stated position.
Public comment
What residents said — verbatim, with timestamps.
5
Total speakers
5
Addressed
0
Partial
0
Not addressed
Charlie Stewart
06:03
Addressed
He noted discrepancies between the maps provided to the Planning Board and those he received, specifically regarding proposed buildings. He also pointed out that the original maps failed to depict wetlands and that property names appeared to be incorrectly marked.
Key concern
Inaccuracies and omissions in the subdivision maps provided to abutters.
Board responseThe board (via Rand and Higginson) noted that updates had been made, but ultimately decided to table the hearing to verify all abutters were properly notified.
The board acknowledged the mapping issues and took the formal action of tabling the hearing to ensure proper notification and verification.
Maura McNaulty-Davis
Addressed
She expressed concern that the proposed subdivision might diminish the value or utility of her property. After reviewing the updated design maps, she stated she had no further comments.
Key concern
Potential negative impact of the subdivision on her property.
Board responseThe board noted her comments and proceeded to table the hearing due to the notification issues raised by others.
While the board didn't rule on her specific property impact, they addressed the procedural validity of the hearing which affects her standing as an abutter.
Gail Henry
Addressed
She pointed out that all provided maps, including the updated versions, were missing an abutter located on the Salisbury side of the property.
Key concern
Incomplete notification of all relevant property abutters.
Board responseThe board accepted this concern and moved to table the hearing until notification could be verified.
The board responded directly to the notification issue by tabling the hearing to ensure all abutters are included.
John Slater
Addressed
He presented a plan to construct a six-unit, zero-energy condo complex at Highland Lake Inn by expanding an existing barn. He detailed the use of a PV array for power and a land lease model for ownership.
Key concern
Seeking a non-binding consultation for a new development proposal involving density and lot line adjustments.
Board responseThe board recommended he continue his plans but advised him to prepare to go before the ZBA for exceptions regarding housing density and setbacks.
The board provided specific guidance on the regulatory path (ZBA) required to move his project forward.
Pete Albrecht
Addressed
He presented a design for a new home on Bradley Point Lane that would replace an existing structure and extend further from the waterline. He noted that the square footage would increase and the septic system has been updated.
Key concern
Seeking a non-binding consultation regarding a proposed building plan that exceeds the town's square footage limits.
Board responseThe board determined that due to the lot's size and shape, he would need to seek approval from the ZBA.
The board reviewed his maps and provided a clear direction on which governing body (ZBA) must approve his plan.
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Report composed by
grok-4.3, gemma-4-26b, grok-4.20-0309-reasoning · analyzed 2026-06-01.