On the agenda: Berwick Minutes — data center (Aug 6)

Docusign Envelope ID: 8BBC67A5-8DFE-8055-81F0-FB26128020E8

Town of Berwick
Planning Board Meeting
Minutes
Thursday,August6, 202 6
Burgess Meeting Room
, Berwick Town Hall
6:30 p.m.
Call to Order
Pledge of Allegiance
Introduction of Board Members
Regular Members Present:
Nichole Fecteau (Chair); Rick Raynes (Vice-Chair); Niles Schore; Daniel Hook; Megan Burgess;
George Claassen
Alternate Members Present: Jeff Brooks (non-voting)
Members Absent: None
Staff Members Present:
James Bellissimo, Director of Planning and Development; Terry Wilson, Code Enforcement
Officer

Approval of Minutes
• July 16, 2026
Motion: Rick Raynes motioned to approve the minutes as presented.
Second: Niles Schore
VOTED – 5-0-1 in favor, Motion Passed.
In favor: Rick Raynes; Nichole Fecteau; Niles Schore; Daniel Hook; George Claassen
Opposed: None
Abstain: Megan Burgess

Public Comment
Public Hearing
Old Business
New Business
• Lot Line Adjustment.Woodland Pond. Lupine Lane
(R7 2-22 & 2-24). R3 Zone.Lathrop.
Eric Saari of Altus Engineering appeared on behalf of the applicants, with Tom Lathrop present. Mr.
Saari explained that the lots are part of the Woodland Estates cluster subdivision and are served by a
private right of way. The applicants have purchased three lots in the subdivision and propose to adjust
the lot line between two of them, transferring approximately 8,700 square feet from one lot to the
other. The reason for the adjustment is to make room for a barn. Mr. Saari stated the transfer leaves
over 20,000 square feet for septic and that neither lot is intended to be developed at this time. In
response to a question from the Board, Mr. Saari confirmed that the lot being reduced remains a
buildable lot.
Motion: Daniel Hook motioned to find the application complete.

Docusign Envelope ID: 8BBC67A5-8DFE-8055-81F0-FB26128020E8

Second: Niles Schore
VOTED – 6-0-0 in favor, Motion Passed.
In favor: Rick Raynes; Nichole Fecteau; Niles Schore; Daniel Hook; Megan Burgess; George
Claassen
Opposed: None
Abstain: None

• Sketch Plan.Megan’s Meadow
Subdivision Amendment
(creation of 1 lot).
(R37-6). R2
Zone.LRB Leasing, LLC.
Neil Rapoza of Civil Consultants appeared on behalf of the applicant. Mr. Rapoza explained that a
portion of land was transferred to LRB Leasing from a neighboring lot, and that the intent of the
amendment is to use the additional land to increase the allowable density on the subject lot and create
one additional single residential lot beyond what was approved in the original development.
Mr. Rapoza reviewed the previously approved plan, which was developed as a multifamily
development with 12 units clustered near the entrance. He stated the original development was
approved in approximately 2016 and built in 2017. A remainder parcel containing an existing house
was cut out and, to his understanding, sold. Land across Megan's Way is also retained by LRB
Leasing and was used in the original density calculations; a maintenance facility had been proposed on
that parcel and was never built.
Mr. Rapoza explained that because the project involved multifamily development, the soil density
rules apply. After the survey and soil density calculations were completed, the parcel was
approximately 1,000 to 1,500 square feet short of the density requirement. The applicant proposes to
remediate soils to bring the overall density into compliance. In response to questions from the Board,
Mr. Rapoza clarified that no wetlands are involved and that remediation consists of mixing fine sand
into somewhat poorly drained soils so that a licensed site evaluator can classify them as somewhat
well drained. He identified two areas totaling approximately 3,000 square feet and approximately
5,000 square feet, both adjacent to previously disturbed areas. He noted this approach has been used in
Town before, including by this applicant.
In response to a question from the Chair, Mr. Rapoza confirmed the parcel acquired to the north was
acquired for density calculation purposes only and is not proposed for development. The Board noted
the large field associated with the original approval is open space and cannot be developed.
The Board discussed whether to conduct a site walk. The Chair stated that the original application had
been contentious and that neighbors had appreciated the site walk, and requested that a site walk be
held. Board members were in agreement.
James Bellissimo requested that the Board consider moving the September 3, 2026 meeting to
September 10, 2026, as he would not be in Town on September 3. The Board agreed, resulting in
meetings on September 10, 2026 and September 17, 2026.

Docusign Envelope ID: 8BBC67A5-8DFE-8055-81F0-FB26128020E8

Site Walk scheduled for 4:30pm September 10

• ConditionalUse.500 Portland Street. Energetics Manufacturing&D.
R Industrial.(R72-17).
RC/I Zone.General Biological Corporation.
David Sozanski, Chief Technology Officer and co-founder, appeared on behalf of the applicant. Also
present were Ahbi Godavarthi co-founder and Chief Executive Officer; Scott Kearnan, property
owner; and Brian Rayback, land use attorney.
Mr. Sozanski provided background on the company, which was founded approximately three and a
half years ago, is headquartered in Waltham, Massachusetts, and operates a commercial
manufacturing site in northeastern Louisiana. He explained that the company's approach is to break
chemical plants down into discrete unit operations and build modular, highly automated equipment
that can be manufactured centrally and assembled on site, reducing cost and schedule compared to
conventional plant construction. He stated the company operates under the d/b/a AT Process
Technologies for this work, which is a chemistry project and not a biology project.
Mr. Sozanski explained that energetics refers to molecules with a high amount of stored energy, used
in rocket motors, propellants, and explosives. He described the company's research into the field and
stated that the company's process technology proved applicable at the smaller scales involved.
Mr. Sozanski stated that 500 Portland Street is proposed as a location to design, build, and test the
modular units, referred to as skids, and to manufacture that equipment for shipment to final production
sites. He stated that the site was originally approved for 12 buildings within the existing impervious
envelope, only two of which have been built, and that the parcel provides ample setback distance from
neighbors. He noted the regional workforce in precision manufacturing and metalworking and the
site's proximity to the company's existing engineering team.
Mr. Sozanski stated that the site is for testing of production equipment and not for testing of
explosives, and that there will be no detonations or explosive testing on the site. He described the
material produced as a secondary explosive requiring a detonator to initiate.
Proposed site changes were described as minimal, with no changes to the existing impervious
envelope, drainage, or septic. The proposal includes use of the existing buildings for design,
manufacturing, and remote operation of tests; construction of a concrete test pad with concrete walls
on three sides; a barricaded explosive storage magazine; and fencing. Mr. Sozanski explained that a
Type 1 magazine is an in-ground permanent structure covered with earth and a Type 2 magazine is a
portable steel structure that would be barricaded, and that Type 1 is the company's preference. He
stated storage is regulated by the ATF and the Department of Defense at the federal level and by the
State Fire Marshal at the state level, and that ATF distance tables govern separation from inhabited
buildings and public roads. Modeling shown was based on 1,000 pounds of material, and Mr.
Sozanski stated the company intends to limit magazine construction and quantity so that the inhabited
building distance does not extend beyond the property lines.

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Mr. Sozanski stated the company is working with experienced safety consultants who are reviewing
magazine construction, the site security plan, and standard operating procedures. He stated R&D
activities are expected to continue indefinitely and that manufacturing operations are expected to ramp
over the coming years, with hiring of mechanical and electrical technicians, engineers, test engineers,
and QA/QC technicians beginning after local approvals.
The Chair stated that the Board's action for the evening was limited to application completeness,
scheduling a site walk, and scheduling a public hearing, and opened the floor to Board questions. Rick
Raynes asked how much of the parcel the company anticipates using. Mr. Sozanski stated the
company would lease the entire parcel because persons not affiliated with the operation cannot be
within the outer zone, and confirmed that the existing tenant is expected to vacate before operations
begin.
George Claassen asked whether there would be a chimney or air emissions. Mr. Sozanski stated the
process is fully sealed and that no air emissions are anticipated, and that heat would be electric. He
stated solid and liquid waste generated would be hauled off site and treated by a hazardous waste
vendor, that the site would be classified at least as a small quantity generator requiring registration and
waste manifests, and that he expects approximately one truck per week removing waste in drums and
totes.
In response to a question regarding employment, Mr. Sozanski stated approximately five to 10
employees over the next six months to a year, increasing to approximately 20 to 25 if module
manufacturing ramps up.
Rick Raynes asked for a layman's explanation for the public. Mr. Sozanski stated that the site is not an
explosives factory, that some explosive material is produced as part of equipment testing, and that
storage quantities and applicable rules are comparable to those of a medium-sized blasting operation.
Daniel Hook asked about the volume of material being processed during testing. Mr. Sozanski stated
production scale begins at approximately one kilogram per hour, with larger scale approximately 10 to
20 times that, and that the material is a powder kept wet to reduce reactivity, packaged in anti-static
plastic bags within cardboard boxes. He stated the submitted materials reference approximately 10
pounds at the test site and that the analysis was intentionally framed under the more conservative
intentional detonation category.
Megan Burgess asked whether additional structures are anticipated. Mr. Sozanski stated the company
may expand manufacturing space and may shift additional lab and R&D operations to the site, but that
no additional detonation or test areas would be required.

Niles Schore asked about the explosive storage capacity and duration of storage. Mr. Sozanski stated
the 1,000 pound figure shown is a ceiling, that inventory would rotate, and that explosives would
generally be present in inventory. Mr. Schore asked for an explanation of the test pad and the
reference to unintentional and accidental events. Mr. Sozanski explained the test pad is a concrete pad
where synthesis equipment is operated, with raw materials staged on one pad and process equipment
on the other, and that it should likely be one contiguous pad with a lip to contain spills. He reiterated

Docusign Envelope ID: 8BBC67A5-8DFE-8055-81F0-FB26128020E8

that explosives are not being tested and that the equipment is being tested, and that the company
applied the more conservative intentional detonation standard because the equipment is running for
the first time.
Mr. Schore asked whether the company had spoken with the Police Chief regarding site security. Mr.
Sozanski stated the company had met with the Police Chief and provided a high level overview. He
stated a site safety plan is being drafted and will be provided before the next meeting, and that security
is anticipated to include an eight to 10 foot fence with barbed wire and camera monitoring, with
requirements potentially stipulated by a future government contract security designation.
In response to a question regarding timeline, Mr. Sozanski and Mr. Godavarthi stated that the work is
recognized as a critical priority at the federal level, that contracts have been available to the company
but that it has lacked the site and infrastructure, and that the company would initially operate as a
subprime with the expectation of becoming a prime contractor.
George Claassen asked which agencies conduct inspections and oversight. Mr. Sozanski stated the
Defense Contract Management Agency on direct contracts and otherwise the ATF. Mr.
Godavarthi stated the company is regulated by the DCMA, DDESB, Department of Defense, State
Department, ATF, and EPA, in addition to state and local regulation.
Mr. Raynes asked Mr. Sozanski to define the term magazine for the public. Mr. Sozanski explained it
is the structure or room where munitions or explosives are stored and described the Type 1 and Type 2
construction standards, including bullet resistant construction and lightning protection requirements.
Mr. Rayes asked whether it would be accurate to say the company is building the equipment that
makes explosives rather than building explosives. Mr. Sozanski confirmed that is correct at this site,
and that commercial manufacture of explosives would occur at a separate future site. He confirmed
the material produced during equipment testing is made at the site and would be shipped to customers,
and that the amounts produced are small relative to a commercial plant.
Mr. Raynes about transportation of material. Mr. Sozanski stated it is Class 1.1D material under DOT,
requiring a site security plan, registration with PHMSA, placarded trucks, dedicated loads, specialized
drivers, and route planning. In response to a further question, he stated the material is shipped wet, or
alternatively coated, to desensitize it, and that it is sensitive to shock, friction, and static electricity.
Daniel Hook asked whether manufacture of explosives is continuous. Mr. Sozanski stated it is not, and
that manufacture occurs only during pre-planned test campaigns, after which equipment is
disassembled and stored.
Mr. Godavarthi stated that the company does not expect to approach the 1,000 pound storage limit and
that nearly everything produced would be shipped off site. Mr. Sozanski added that chemical
quantities listed in the submitted materials are ceilings rather than actual inventories, that the Fire
Department would be advised of materials on site, and that Tier 2 reporting may be triggered.
Terry Wilson asked about the skids and the testing process. Mr. Sozanski confirmed the modules and
skids are the same, that they are roughly shipping container sized at 10, 20, or 40 feet, and that they
are manufactured on site. He confirmed the equipment is tested for function, that nothing is detonated

Docusign Envelope ID: 8BBC67A5-8DFE-8055-81F0-FB26128020E8

inside the skid, that the testing occurs behind the barricade for safety, and that product is moved to the
magazine. He stated there will be no detonations of any kind on the site and only small scale
production of the molecules.
Motion: Rick Raynes motioned to approve the lot line adjustment.
Second: Daniel Hook
VOTED – 6-0-0 in favor, Motion Passed.
In favor: Rick Raynes; Nichole Fecteau; Niles Schore; Daniel Hook; Megan Burgess; George
Claassen
Opposed: None
Abstain: None
Site Walk scheduled for 4:30pm August 27 and Public Hearing September 10, 2026

Public Comment
Informational Items
James Bellissimo informed the Board that he has begun drafting ordinance language for data centers,
including a definition and performance standards, and will bring it to a future meeting for review.
Chair Fecteau and James Bellissimo informed the Board that they will meet with the Town's land use
attorney, Phil, on Monday to begin a grant funded project reviewing housing provisions in the Land
Use Ordinance and Subdivision Regulations. The purpose is to bring the Town into compliance with
recent housing law changes in a manner that is clear to interpret, enforce, and implement. The Board
discussed that growth restrictions may need to be reworked, including the current limit of three per
year per subdivision, potentially toward an overall zone based growth cap. The process is anticipated
to run five or six months and to result in proposed ordinance amendments for June 2027. Members of
the public are encouraged to participate.

Adjournment
Motion: Rick Raynes motioned to adjourn.
Second: Niles Schore
VOTED – 6-0-0 in favor, Motion Passed.
In favor: Rick Raynes; Nichole Fecteau; Niles Schore; Daniel Hook; Megan Burgess; George
Claassen
Opposed: None
Abstain: None

Signed as Approved by the Board:

_________________________________
Chair

09-17-2026

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Date