Select Board
Thursday, October 2, 2025
Meeting Minutes
Select Board: Andrew Maneval, Kathy Scott, Andrea Hodson
Attendees: John Sandri, Don Scott, Dan Rancourt, James McEwan, Noel Greiner, Nancylee Greiner, Charles Sorenson, Cathy Sorenson, Mike Wilder, Daniel Cheshire, Kully Mindemann, Cathy Lovas, Harry Wolhandler, David Belknap
Recording Secretary: Mary Ann Noyer
Agenda, Minutes of 9/18 – With an amendment to add brief items about staffing and the rail trail pocket park, the board approved the meeting agenda. The SB voted 2-0 to approve the September 18 minutes with Andrea Hodson abstaining due to absence.
Public Hearing, Official Complaint, Home-based business – SB Chair Andrew Maneval explained the procedures regarding official complaints to the SB, as governed by NH Statutes and by concepts of due process, including RSA 43:4. A copy of the procedural rules was shared with all attendees. A copy of the relevant evidentiary documents, including the complaint, correspondence from abutters, and the relevant Zoning Board of Approval files and SB meeting minutes, also was shared with attendees.
Kathy Scott raised the question of whether or not she should recuse herself, given her husband’s occasional prior work with Mr. Sandri. The SB noted the question comes down to her ability to judge the situation and evidence fairly. She ascertained she could. The SB then moved and voted in favor to appoint Mr. Maneval as the Hearing Officer.
Mr. Rancourt presented his formal complaint, alleging that the home-based business as currently operated by Mr. Sandri exceeds the approval granted to Mr. Sandri in January 2023 by the ZBA. Specifically, Mr. Rancourt described inadequate screening measures, an excessive number of vehicles and pieces of equipment, storage of materials on the roadside, with the resulting cumulative impact affecting property values in the neighborhood. He also referred to noise from processing of materials and the growth of the business since its inception. He stated that, as it currently operates, it is inappropriate for the residential/agricultural district. Mr. Rancourt requested that the ZBA approval be upheld as it was granted. Photos presented by Mr. Rancourt were accepted into evidence.
Mr. McEwan agreed that the business has grown, with the use of an increasing number of vehicles, employees, and pieces of equipment and that the noise and activity are not in keeping with a rural neighborhood.
Home-based business owner John Sandri addressed the stated complaints, noting that the business activity on the property is the same as it has been in previous years, that any noise from processing materials was work done for maintenance of his own property and not as part of his business. Similarly, any additional equipment cited was rented for such property maintenance and for removal and cutting of dead ash trees or for building his own stone walls. The fence and tree planting, referred to in the ZBA approval, were completed, though some of the trees have died or need more time to grow in. If additional employees are seen, these are subcontractors heading to or home from a job site, as allowed under the special exception. Mr. Sandri noted his desire to foster good relationships with neighbors.
The SB noted that, while it encourages neighbors’ working together, its role is to ascertain whether there is any violation of the current ordinances or of the ZBA approval.
Mike Wilder, Code Enforcement Officer, reviewed his discussions with the complainant and the business owner. Based on his visit to the site, and referring to his submitted photos, he noted that from the road, little equipment could be seen, and everything else was behind the shed or fence. Aside from possibly replanting trees to replace those that have died, according to Mr. Wilder, Mr. Sandri has provided adequate screening and is in compliance with the special exception conditions.
Abutter Kully Mindemann spoke highly of Mr. Sandri as a neighbor and businessman. He feels that any noise coming from the property is in keeping with noise he has experienced in the neighborhood as part of rural or country life, and that he and his wife have never had a problem with such noise. Mr. Mindemann added he feels Mr. Sandri has enhanced the property and has no basis for complaint.
Noel Greiner also spoke to the significant improvements made to the Sandri property and to the great value his family and business add to the neighborhood and community. He hasn’t noticed any large vehicles or trailers coming and going. Don Scott echoed the compliments and noted the trees planted by Mr. Sandri will fill in within 5 years and provide a vegetative wall.
To Mr. Sorenson’s question about a confirmation of the number of employees, Mr. Sandri noted he only has 3, the permitted number aside from himself, doing business work on the property. Additional employees and subcontractors only work at clients’ properties.
Nancylee Greiner spoke to the noise she has generated helping her father with his wood business and commented on the lack of noise coming from the Sandri property. Mr. Rancourt expressed concern as to what extent Mr. Sandri’s business will grow and be allowed to grow.
Mr. Maneval closed the public comment portion of the hearing for SB deliberation. Andrea Hodson noted the important distinction between the separate sets of activities – work done for the property owner and work done for the business. She also distinguished between transitional or temporary work on homeowner projects versus day to day, enduring work of the business.
She asked Mr. Sandri to confirm the typical hours of business activity. He noted that at roughly 7am, employees arrive to pick up vehicles or equipment to go to job sites. They typically return between 4 and 5pm or when jobs are finished. Occasionally someone will return to the property during the day. Any additional vehicles on site are due to projects for the homeowner.
Kathy Scott noted for the minutes that the required abutter notices for the ZBA hearing were sent, with confirmed receipt. She added that agricultural work is not noise-free and that the town’s residential/agricultural district has historically experienced noise from timber and farm work.
Mr. Maneval asked Mr. Sandri if he processes wood on his lot or splits rock for business. He noted that a very minimal amount of each material, the wood being from his own dead trees and stone being only one hour or two over the past year but not for business. He doesn’t plan to expand the business any more but will be processing the remaining dead wood from his own trees.
Given the testimony provided and information collected, the SB felt prepared to make a decision on the complaint. Mr. Maneval noted the two questions were: 1) Whether the Sandri business was in violation of the ZBA special exception or other town ordinances; and 2) If a violation were found, what remedy the SB would seek. More specifically, he stated the board should consider the allegations related to the number of vehicles and equipment, screening from the road, noise, reduction of property values, and the size of the business implicit in the ZBA’s approval.
The SB spent considerable time discussing ordinance language in Article 4.1.19 related to noise, as well as the language in the ZBA decision relative to screening. SB members agreed that the testimony provided regarding noise did not rise to the level of a violation, the distinguishing factor being the distinction between what is business-generating noise and what noise is related to the homeowner’s own projects. They also noted the ordinances’ lack of specificity on allowed levels of noise.
As to whether the existing screening suffices based on the ZBA decision, Ms. Scott and Ms. Hodson were satisfied that it is, and is in keeping with the character of the district. The board deliberated further on the vehicles and equipment related to the business, finding no violation related to the business. They further stated any lack of evidence to support a negative impact on property values.
Following deliberation, Andrea Hodson moved that the Select Board finds that Mr. Sandri is not in violation of the special exception for a home-based business as decided by the Zoning Board of Adjustment on January 18, 2023. Kathy Scott seconded. During discussion, the board noted that, in addition to the hearing testimony of the evening, it had studied all the documents and information provided and the specific allegations set forth clearly by Mr. Rancourt. The board voted 2-1 in favor, with Mr. Maneval opposed, expressing concern about adequate screening and believing an order could have been issued to direct further compliance. The board will draft a notice of decision for distribution to all the interested parties.
Drought conditions – The SB thanked the Health Officer for the helpful information and input. At this stage, the board will make DES guidance available to the public via the website and at town hall and urge conservation by homeowners. Bothe the DES and WMUR regularly report on the drought. Should conditions worsen, the SB does have the authority to institute conservation requirements.
Financial update – The board noted that year to date expenditure numbers against budget look good. Separately, the SB approved the pay warrant for $40,288.91 and the payroll warrant for $29, 269.41.
Rail Trail Pocket Park, DES Dredge & Fill application. The board approved the reimbursement request by Don Scott for the town’s additional $340 in application fees for the project on the town rail trail.
Other business – The SB signed Wilcox & Barton’s Inspection Report for submission to DES for renewal of Groundwater Management Permit.
SB Meeting Calendar – The board will meet the following Thursdays at 7pm: 10/9, 10/16, 10/30; and also Fri 11/7 at 9 am for a department head meeting. Additional meeting dates: 11/11 and 11/20 at 7pm. Draft SB agenda for 10/9includes setting the budget calendar for dept heads, review of the notice of decision from the SB hearing, and police department update.
At 9:11 pm, the SB moved and voted in favor to enter non-public session to discuss a staffing matter. No decision was made. Material will be reviewed. At 9:34 pm, the SB moved and voted in favor to exit nonpublic session, subsequently moving and voting in favor to preserve the confidentiality of the minutes.
The meeting adjourned at 9:35 pm.