Potential late‑night gatherings of 80–100+ guests in two central outdoor pavilions, creating activity and noise that could carry well into the night

The proposed Sanctuary Estates development includes 32 cabins, two outdoor pavilions, two hot tubs, two barrel saunas and two fire pits positioned just over 75 feet from the nearest residential property. Given this close proximity, many residents are concerned about how concentrated activity in these areas could affect the peace, privacy, safety and rural character of the surrounding neighborhood and town.

Tiny cabins are less than 400 sq feet which encourages large group gathering outside.

A venue sold for extended celebrations which prompts potential concerns about noise, drinking, public safety, and impaired driving through town and near residential neighborhoods.

Location

Sandown's last commercial property, zoned residential and business, abutting the Riverbend Estates and Stoneford neighborhoods.

Address

412 Main Street, Sandown, NH 04874

Sanctuary Documents

Documents Provided to the Town Boards by Sanctuary Estates

Site Plan and Conditional Use Permit Application

Site Plan Maps

Fiscal Impact Analysis

Noise Impact Study

Trip Generation Analysis

The Fiscal Impact Analysis projects about $15,837 in annual property tax revenue, while estimating only $2,000 total in combined police and fire costs. That very small service impact figure is based on comparisons to other properties and assumptions about limited emergency calls, raising questions about how accurately those estimates reflect real-world demands. While the report concludes a net positive fiscal impact of roughly $13,837 per year, that conclusion depends heavily on the assumption that police and fire impacts remain minimal.

The Trip Generation Analysis estimates this proposal would generate approximately 83 weekday trips, representing about a 2.2% increase over the existing 3,837 daily trips on Main Street .The report characterizes this increase as “negligible,” based largely on generalized ITE campground trip rates and a single traffic count location south of the site. However, the analysis does not appear to fully evaluate seasonal peaks, weekend surges, turning movements, or cumulative impacts on Route 121A, which could understate the real traffic effect on this rural corridor.

The Noise Study concludes the proposal would not create an adverse noise impact, predicting a worst-case noise level of 30 dBA at nearby homes, below existing background levels of 35–50 dBA. However, the analysis focuses almost entirely on modeled human voices (10–20 raised voices) and assumes continuous but controlled conditions, without fully accounting for late-night gatherings, amplified music, seasonal peak use, or cumulative activity from two pavilion areas. While the consultant states impacts will be minimal, the conclusions rely heavily on modeling assumptions rather than real-world operational experience for a 32-unit short-term rental site.

Binder of Docs Provided to the Planning Board by Sanctuary Estates on February 17, 2026

This binder contains the full Planning Board submission for The Sanctuary Estates. It includes site plans, engineering drawings, technical studies, business and operating plans, and supporting letters, many of which raise complex regulatory, environmental, fiscal, and community impact considerations. While intended to address approval requirements, the volume and scope of materials may prompt additional questions regarding long-term impacts, infrastructure demands, environmental effects, and overall compatibility with the surrounding area.

What's Included:

• Site Plan Application

• Town Engineer Comments

• Response to Engineer’s Comments

• Project Plans

  • Engineering Plans

  • Architectural Plans

  • Watershed Plans

• Signage Package

• Project Renderings

• Professional Reports and Studies

  • Noise Study

  • Traffic Analysis

  • Fiscal Impact Analysis

  • Fire Code Review / Life Safety Narrative

  • Environmental Impact Analysis

• Feasibility Study

• Operating Plan

• Business Plan

• Police Chief Comments from Similar Uses

• Support Letters

• Appendices

  • Statutory Compliance Narrative

**File is too large to preview, please click download to view all pages**

When The Celebration Continues, So Does the Impact

Here's what our neighbors are saying

"My biggest concern, this town doesn't have a public water or sewage lines. Water pressure is constantly changing. What happens when we have another no rain summer?"

"Comparing hotel "emergencies" to this is apples and oranges. Hotel management de escalate thousands of situations."

"Thirty-two unmanned cabins with short-term, out-of-town occupancy are not compatible with the quiet, family oriented town we chose to live in. Sandown thrives because of its close-knit community our library, coffee shop, ice cream stand, pizza shop, and the neighbors who look out for one another. This proposal does not strengthen those assets, nor does it offer clear or lasting benefits to our town."

"This project is planned for construction on wetlands, raising serious environmental and community concerns for Sandown residents."

"I’m against the Sanctuary Estates project because it puts too much at risk including our environment, our already limited water supply, and the safety, privacy, and quiet that make this town a community. It’s just not a responsible fit for our area."

"Keep our town rural and quiet. If its not broken don't fix it. Leave the natural landscape alone. Everyone always want to mess around ......for money. Its annoying. Just leave the town as it is. Its just fine without it"