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Minutes of 02/01/2007
February 26th, 2007
Carroll Planning Board
Meeting Minutes
February 1, 2007
“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: Chairman John Birknes, John Sweeney, Charlie Cohn
Connie Oliver, Bill Wright, Bill Smalley
Member of the Public present: Edith Tucker, Walter Elander, Margarethe Birknes, Dianne Sweeney, Shawn Lynch, Tom Cleland, Bill Rines, Matt Dieterich, Michael Brunetti, Jim Kennedy, Charles Adams
Minutes taken by Maryclare Quigley, Secretary:
Pledge of Allegiance
Meeting called to order at 7:00 PM
The Board reviewed the minutes of January 16, 2007. Ernie pointed out the need for a correction in paragraph 3, should be “lighting as needed…” Chairman Birknes entertained a MOTION to: accept the minutes as corrected. Charley Cohn moved the Motion and John Sweeney seconded. The Motion was approved unanimously.
Chairman Birknes then reviewed correspondence, which was a “save the date” card for a planning and zoning conference at the Center of New Hampshire in Manchester on April 28. Mr. Birknes asked those who wish to attend, to let Maryclare know.
As the representative, Mark Vander Heyden, was not present for the continuation of the Public Hearing for the Picconi Subdivision, the Board moved on.
Michael Brunetti, Celebration Associates, Director of Property, began the presentation for the annual update of the Bretton Woods Concept Plan. Mr. Brunetti said that the overall plan has been consistent to date and using the chart for visual assistance, walked the assembly through the various phases and also pointed out the areas of focus for 2007. Having spent at least fifteen months on the development of a lifecycle chart, which included a lot of behind the scenes work on phase 1, understanding the topography, wetlands, zoning ordinance, boundary surveys, etc., and phase 2, focusing on project visioning, identity, understanding the area, and have commissioned their market research both for commercial for a potential resort village, and for residential. Mr. Brunetti said while it will be consistent with the overall Concept Plan, they now have the tools to do the Master Plan, and that they are in hopes of completing this in three or four months. He gave a brief overview of the expected projects for 2007, and also mentioned that though it had been considered at one time, having part of the golf course across Route 302 is no longer part of the plan.
Matt Dieterich, also of Celebration Associates, Development Manager for Bretton Woods, continued discussion about hotel projects for the near future. These include restoring the 18 hole golf course, relocating infiltration system for sewage disposal, and interior work at the Hotel. There are also additional plans for the expansion of 9 holes for the Mount Pleasant golf course, and a major project of a building for hotel and spa meeting space. Mr. Dieterich said they are working on getting their permitting in place for the summer projects so they will be able to get working on them. He advised they are hoping to be able to present a building permit for the interior renovations in a week, and to be able to submit their applications to the Planning Board in the next month or two for the major projects.
Chairman Birknes expressed the Board’s appreciation at being kept informed of their projects and progress.
The next item was Walter Elander, from Horizons Engineering regarding the restoration and upgrading of the golf course that Mr. Dieterich had spoken of. It was Mr. Elander’s belief that a Site Plan Review would not be required, but he wanted the Board’s opinion on this. He described the project and explained that each hole will be restored with some slight rearrangement of the first five, but after that each hole will be exactly as it is currently. He also explained that the existing leach field had failed and it will be replaced at the same time. This will be done with a rapid infiltration basis which will be two feet below grade and two feet above the surface, rather than all subsurface. This area will be fenced and landscaped. The tees and greens will be raised slightly and the entire area will be rotor tilled and reseeded. Chairman Birknes read the Site Plan Review and said that based on the criteria he also believed it was not required; rather it would be called an alteration.
There was further discussion of this golf course including the historic significance of it being an original Donald Ross course. Charles Adams, Managing Director, Celebration Associates, LLC, advised that they had been able to procure the consulting services from Brian Silva, the most seasoned renovator and restorer of Donald Ross courses, and that they are looking forward to the possibility of securing a USGA event in the future. If this is the case, as Edith Tucker pointed out, it will most likely be televised.
There being no further discussion, Chairman Birknes entertained a Motion for the record that: a Site Plan Review is not necessary for this project. John Sweeney moved the Motion and Ernie Temple seconded. This was approved unanimously.
Next was Billy Rines, Road Agent, who wanted to clarify information on two subdivisions. The first was one on Sugar Loaf Drive, off Little River Road, regarding the water line which presently is not complete, and he wanted to know where things stand. This brought up several other issues including road maintenance, such as plowing, and installing utilities, i.e. electric and telephone, and who is responsible for these things. It was suggested that if water is a condition for approval, the Selectmen and Building Inspector be notified not to issue building permits until confirmation that water has been installed.
Mr. Birknes asked if any building permits had been issued for Naturally New Hampshire (which he was told three had been) as the discussion reminded him of that subdivision which had been approved on the condition of receiving a surety bond. He asked if one had been received, and Maryclare said she would find out and let him know.
Regarding the plowing and maintenance of Sugarloaf Drive, it was suggested it may be a private issue, between developer and property owners. However, as discussion progressed, during which Mr. Rines pointed out from looking at the plans, the road has not been deeded over to anyone else, so Mr. Seymourian still owns it. It became the Planning Board’s opinion that it was Mr. Seymourian’s responsibility to take care of the road. The lack of a water line is also an issue, and discussion ensued that the subdivision was approved based on the plans which included a water line, culverts, etc. Chairman Birknes said that Mr. Seymourian does need to come before the Board and further, requested that no permits be issued until the road meets the requirements, or a surety bond is received.
Mr. Rines also had some questions about the Picconi subdivision on Route 3 north, particularly about the road and its elevation. There was a short discussion and he was advised that in their review, Provan and Lorber Engineering noted this as one of the areas that needed to be addressed before final approval should be given.
Next was a brief discussion regarding the Bretton Woods septic capacity. Charles Adams said they will have to enlarge the system for the expected growth and hope to have the expansions applied for and developed before going forward with their plans. He also said that the failed system at the golf course was under notice when they purchased the property, so they knew this at the time. Mr. Birknes stated, just for the record, that the Concept Plan does not receive subdivision approval on its own, to which Mr. Adams responded that they are aware of this.
In other business, Mr. Adams brought up the zoning ordinance and in particular the articles the Planning Board has put forth this year. He offered their assistance as he said his organization has had a lot of experience with these things. There was further discussion on the articles regarding the wetlands and the ridgeline and hillside, and Mr. Adams suggested there may be areas in these that could use some changes, such as tightening up language to make a stronger rather than weaker tool. Mr. Birknes said the Board would welcome any technical and professional help that Mr. Adams’ group might give. Mr. Birknes, speaking for the Board, said they really want something in place and amendments as may be needed could be considered after. Mr. Adams reiterated his commitment to assist in any way they can.
There being no further business, a Motion to: Adjourn the meeting was made by Charlie Cohn and seconded by Ernie Temple. This was approved unanimously.
The Chairman declared the meeting ended at 8:35 p.m.