Developer seeks conservation input on 21-unit Sandown condominium that would fill 1,645 sq ft of isolated wetland

Ryan Labelle, principal of Labelle Associates, told the Sandown Conservation Commission on July 9 that he represents the owners of Tax Map 2 Lot 26 and is seeking conservation comment on a revised plan for 21 condominium units off Little Mill Road.

Labelle said the project has a long permit history and that the current filing is an amendment to a prior alteration-of-terrain (AOT) wetlands permit. He told the commission the layout avoids the larger wetland system that feeds Shoal Pond and “we don't come anywhere within 250 feet of Shoal Pond, which is a protected water body in the state of New Hampshire.” He said the application proposes filling an isolated wetland pocket of roughly 1,645 square feet to allow access by a private road and associated utilities.

The commission's members pressed for technical detail. One member asked whether each condominium would have a separate well and septic system; Labelle confirmed all 21 units would have individual wells and septic systems and explained wells were being sited in open-space areas while septic systems were shown nearer the street. Members requested the larger topo and professional engineering sheets that were available to the planning board and said they wanted exact wellhead and setback drawings so the commission could verify compliance with the town well-separation and septic-location requirements.

Commissioners also flagged cumulative impacts from nearby developments and gravel operations around Shoal Pond, and raised concerns about heritage features that appeared on historical maps. A commissioner requested that the commission schedule a site walk and, where practical, involve a local wetlands scientist to help the panel assess on-the-ground conditions. The presenter agreed a site visit and additional, more detailed plan sheets would be provided to the commission as the applicant refines the conditional-use permit and subdivision materials.

The commission did not take a formal vote on the project tonight. Members asked the applicant to return with updated, dimensioned plans, the HOA/condominium declarations or covenants that will govern open-space use (for example ATV restrictions), and the full set of engineering/topographic sheets the planning board holds. The applicant said he expects the process to continue over several months and that he will provide the requested materials for the commission's review.

What happens next: the commission will inspect the plans and the site once the applicant supplies the requested drawings and will consider drafting a letter or comment for the planning board when it has a clearer record of limits, setbacks and mitigation measures.