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12/07/2010 PLBD Minutes

December 15th, 2010

Carroll Planning Board
Meeting Minutes
December 2, 2010

“These minutes of the Town of Carroll Planning Board have been recorded by its Secretary. Though believed to be accurate and correct they are subject to additions, deletions
and corrections by the Planning Board at its next meeting when the Board votes its final approval of the minutes. They are being made available at this time to conform to the requirements of New Hampshire RSAS 91-A: 2.”

Members of the Board present: Vice-Chair Evan Karpf, Frank Maturo, Donna Foster, Erik Bergum

Member of the Public present: Joan Karpf (filming), Andy Nadeau

Minutes taken by Rena Vecchio, Secretary

Pledge of Allegiance

Vice-Chair Evan Karpf declared a quorum and called the meeting to order at 7:12 p.m. The only item on the agenda for tonight’s meeting was the Minor Subdivision for BW Land Co., LLC, Map 211, Lot’s 20 & 20.2. The main purpose of this subdivision of the “Lake Carolyn” parcel is for creating a separate parcel which will include the snowmaking ponds and create a lease parcel for the overflow parking. Andrew Nadeau, of Horizons Engineering, will represent the Bretton Woods Land Co., LLC. The application for the Minor Subdivision was accepted by the Planning Board on November 4, 2010.

The Chair announced that there will be a Public Hearing for the BW Land Co. Minor Subdivision and the Swanson Major Subdivision on December 16, 2010. He also wanted to confirm, that regarding the Swanson Subdivision, they approved and agreed to have that meeting extended till December 16, 2010, Town of Carroll, 7:00 p.m. Now, everyone in the public has been notified that the meeting will take place that day. The secretary confirmed and stated that she had a letter from the Swanson representative, Steven Boulanger, agreeing to the extension for the approval of the subdivision application. The reason for this was to put a notice in the papers and to notify abutters.

Chairman Karpf said that on November 4, 2010 the PLBD had a presentation on the results of Dr. John Field’s study that was done on the Ammonoosuc River. Nicholas Miller gave the presentation. They had the opinion that the location of the parking lot and snowmaking ponds was in a potential of apparently strong risk, and they will look into that further, of the collapse of the ponds. That process could happen within 24 hours. This could possibly undermine all the way back to the sports center. Andy Nadeau asked what that meant and Evan said that it could just wash away.

Chairman Karpf then read from the Town of Carroll, Site Plan Review Regulations, under “III. Review Procedure”, section “H. Fees”, page 6:

3. The Board may require special investigative studies, environmental assessments, traffic studies, economic impact studies, a legal review of documents, administrative expenses, and other matters necessary to make an informed decision. The cost of such studies and investigations shall be paid by the applicant prior to the approval or disapproval of the Site Plan.

Evan Karpf said this Site Plan Review Regulation and RSA 676:4, gives the board the right to hire a third party review at the applicants expense. Evan said a site plan will be needed for the parking lot. The Board had no information on the Ammonoosuc and the potential danger of the collapsing of the ponds until this presentation in November. So Evan said if the board wanted to do the third party review regarding this application there would have to be a motion.

Erik Bergum made a motion that: As per RSA 676:4, as well as the Town of Carroll Site Plan Review Regulations, III. Review Procedures, H. Fees, number 3., page 6, that the board can, at the applicants expense, hire a third party review. Frank Maturo seconded.
The Chair asked if there was any discussion on the motion. Donna Foster wanted to know where the parking lot was planned according to where the ponds are now. She felt that the study showed that this is not the natural flow of the Ammonoosuc River and they are afraid that if there ever is a high flood, the river will go to its natural flow or way and then suck everything all the way back up stream. This could affect the parking lot and go all the way back to golf course.
Evan said the board could vote on the minor subdivision and put conditions on it to evaluate the impact. Andy said that there are no physical changes yet. This is to separate amenity lands. It is strictly a boundary line, anything else they know would require a site plan review in the future. This is only for lot lines and easements.

Chairman Karpf said that the Public Hearing will be held on December 16th for a Minor Subdivision. At that time they can discuss any other issues. Andy Nadeau said he would like to get up to speed on this study as it will affect the future of this area. This is the area where “The Village” zone is.

Evan said that there is a motion on the floor and where it had not been voted on, the person that made the motion could withdraw. Erik Bergum said he did not want to withdraw his motion because he felt it was appropriate to proceed whether it is an administrative issue or not. From a planning perspective it is a window of opportunity to look at sooner than later and in the long run good for the applicant as well. Erik asked Andy how he felt about it. Andy Nadeau said he really didn’t see why. He said he feels this is more of a site plan application issue. He said that if Bretton Woods Land wanted to do anything with the land, they would have to come back with a site plan application anyway. Donna Foster spoke against the motion saying when they come back with a building plan or site plan,than that is the time to bring in the third party review. Evan Karpf agreed. Erik said he would withdraw his motion. Erik said he understood what they were saying but he still felt it was an opportunity to start the investigation on this piece of property. The Chair said there is nothing being taken away from the board as far as what they can have happen. He is bringing all of this up now because tonight should have been the Public Hearing, but the notice to the papers and abutters would have gone out to late for this meeting. Therefore he did not want to hold up BW Land Company any longer than necessary and used this opportunity to go over the study on the Ammonoosuc River. There are no rights taken away from the board, no impact on the public and therefore these issues can be addressed later. Donna Foster said it is a great time for Bretton Woods to look at what they are facing.

Erik Bergum made a motion to: adjourn the meeting. Frank Maturo seconded and the motion passed unanimously. The meeting ended at 7:27.