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Minutes of 4/05/2007

April 17th, 2007

Carroll Planning Board
Meeting Minutes
April 5, 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, Evan Karpf, Charlie Cohn, Connie Oliver, John Sweeney, Ernie Temple and Rena Vecchio

Members of the Public present: Edith Tucker, Linda Jalbert, Bonnie Moroney, Michael Brunetti, Donna Foster, Harold Garneau, Dennis Fontaine, Nancy Fontaine, Tina Silva-Shaw, Shawn Lynch, Leslie Bergum, Douglas Bews, Jim Covey, Lisa Covey, Matt Dieterich, Walter Elander, Steve LaFrance, Gardner Kellogg, Lori Hogan, Jeff Duncan, Billy Rines, John Goodney

Minutes taken by Maryclare Quigley, Secretary:

Pledge of Allegiance

Meeting called to order at 7:00 PM

The Board reviewed the minutes of March 1, 2007. Evan Karpf asked that the word “submitted” be inserted between “been” and “to Provan & Lorber” in the second paragraph on page 2. Dr. Karpf also said that he had asked Mr. Vander Heyden to contact Provan & Lorber to review the changes he had made in the plans and would like that to show in the minutes. Charlie Cohn made a MOTION to: accept the minutes with the changes noted and Evan Karpf seconded. The Motion was approved unanimously. New Member, Rena Vecchio, abstained from voting as this was the first meeting she attended.

Selectwoman Bonnie Moroney, on behalf of the Board of Selectmen, presented Chairman Birknes with a petition signed by 85 registered voters requesting that the Architectural Design Review be voted on by the public, rather than having the Planning Board decide the matter. Mr. Birknes advised that this would not be acted upon at this time but that he would hold this for May 3, when the Public Hearing will be continued. Mrs. Moroney asked that the minutes show the petition was presented and that the Board of Selectmen had approved it at their meeting on Monday, April 2.

Chairman Birknes then brought up the Declaration of Covenants and Restrictions for Seymourian Subdivision Ariana LN/Sugarloaf DR that the Planning Board had received in the mail. This was in response to the subject of the maintenance and ownership of Sugarloaf Drive which had been brought up at a prior meeting. It was Mr. Birknes’ opinion that the second paragraph on page 1 does not say anything and is obviously in error. He also noted that as it is owned by two people, both owners should sign, but only one had. Mr. Birknes remarked that the last page does not seem to be part of the Declaration and that it is not proper for what it seems to be. It should be reviewed by our Counsel so Mr. Seymourian’s lawyer should contact our Town Counsel. As Mr. Birknes also pointed out, the Covenants are for people who buy lots in this subdivision, but there are other people who own homes on Sugarloaf Drive. It is his belief it should be discussed and asked that this be put on the agenda for the May meeting and that Mr. Seymourian and the residents be notified. The question was asked why the road situation had not been addressed when the subdivision was transferred to the new owner. Both Mr. Birknes and Evan Karpf explained that this is among some changes the Board has made, and that it has been somewhat part of the learning process.

Chairman Birknes then reviewed information received regarding a workshop, sponsored by North Country Council, on Thursday, April 19, at the Franconia Town Hall. It is on land use and legal issues and will be presented by Bernie Waugh. RSVP is requested by April 17, so any Members who wish to attend should let Maryclare know before that date.

Next was Mrs. Jalbert, regarding her family’s property on Route 302 West, Map 206, Lot 112. Her coming before the Board was basically to inquire what they might or might not be allowed to do on the property. It was determined that the property is zoned R-B, so a business should be allowed. She said it was their thought that maybe they would put tables there so people could stop and eat a picnic lunch, and perhaps at some future time, they would consider doing barbeque-type fare—hot dogs, hamburgers, etc. There is currently a small building on the lot which would either need to be renovated or torn down. Mrs. Jalbert was advised the discussion was really too vague and that her family should decide specifically what they would like to do and come back to the Board so it might then be put before Town Counsel. Dr. Karpf gave her information regarding requirements, etc., for businesses having to do with food, and she was also advised that they may have to contact the State not only for food issues, but because they are located on a State road. This lot is separated by a driveway from the lot where the family home is located. Rena Vecchio asked if this lot is considered separate from the other, which it is, and also wanted to know if it needs to be a certain size. As that could be the case, it was suggested that they may wish to have both considered as one lot, and thus may wish to do a lot line adjustment. Mrs. Jalbert said she and her family would consider all the information, and thanked the Board for their time.

Gardner Kellogg, Surveyor, representing David Camara, Map 207, Lot 024-400-055 and Map 207, Lot 024-500-006 was next. Mr. Kellogg explained that the land had been part of a subdivision and he would now like to make one lot of the two. The land is on the end of Lauren Road and borders on a cul de sac. Chairman Birknes is of the opinion that it is not necessary to have a Public Hearing for this and read the Section pertaining to it.
The Board agreed but will continue this to the meeting on May 3, when they will grant approval, as the abutters must be notified.

The next item was a lot line adjustment, Map 203, Lot 66, brought by Tina Silva-Shaw, owner. Mrs. Silva-Shaw explained that she wants to make two lots on her property, the front with 1.5 acres and the back with 1.74 acres. She was advised that her property is in the RU (Rural) Zone which requires two acres for a house lot, unless town water is available, in which case one acre is sufficient. She explained that what will be the new front lot already has a residence and town water on it, and that she wants to build a home on the new back lot. While it does not have town water on it, it is only about 100 feet away. She was advised that she may need to get a Variance, if not a Special Exception, to obtain a building permit as it is less than two acres and currently does not have town water. Chairman Birknes advised though this does not need a Public Hearing, it will continue to May as the abutters must be notified. At Mrs. Silva-Shaw’s questioning, Chairman Birknes agreed that it is approved pending abutters’ notification and finalizing at the next meeting on May 3. Chairman Birknes also requested the record show “with the impending approval that the southerly lot will not be build-able without a Special Exception Variance OR town water.” Mr. Birknes requested that the Plan for recording should show that there cannot be a residence on the lot without town water.

Next was Walter Elander, Horizons Engineering, representing Bretton Woods Resort Management Co., LLC, Map 210, Lot 8; Map 211, Lot 10, Map 210, Lot 47; for a Site Plan Review. Mr. Elander introduced the plans and advised that he has spoken with Tim Grant of Provan and Lorber for the third party review. He expressed their goal is that the Public Hearing will be held at the May 3rd meeting.

Mr. Elander then turned the presentation over to Mike Brunetti, Director of Development, Celebration Associates. Mr. Brunetti began by explaining the change of entry near the front of the Hotel, and the hope for better flow for pedestrians as well as vehicles, along with explaining the entrances for the conference center, spa and service area, as well as various other changes including the tennis courts, pool, and so forth. This led to a discussion of future phases and included a number of questions regarding the location of roads around the immediate area.

Mr. Brunetti said the new space would consist of 43,000 square feet with meeting space being 23,000 square feet and the spa making up the remaining 20,000 square feet. He went on to describe the new space by levels and the entryways to various locations of the new space. He advised that they are studying the building height as it is currently over the height limit; and that they are analyzing the parking needs, though Mr. Brunetti stated that the increase in space does not mean an increase in rooms. Assuming they have their hoped-for start in May, they anticipate finishing by December, 2008. When asked what the setback of the pool area from the River is, Mr. Brunetti answered that it’s about 100 feet. The Pedestrian Village was mentioned and he said they may have a conceptual master plan by July and hope that the site plan for the first phase might be ready sometime in the fall.

It was stated that Chief Duncan had been to the Hotel for a meeting and Mr. Brunetti said they are happy to work with him as well as with Stan Borkowski, the Building Inspector, and with any others in town and are happy to answer, or consider, any questions there may be. Mr. Brunetti advised that the building is being terraced with the grade and that it is mostly architectural design that makes the building height exceed the limit of 33 feet – maybe 8 to ten feet. He also mentioned that at the recommendation of a kitchen design consultant, there is an expanded servery, not a full service kitchen, in the conference center. When asked about sewer and water, the Board was advised that the sewer will be tied into the Mount Washington Hotel plant and Rosebrook Water Company will be supplying the water. They are looking to possibly relocating wells to the golf course side and the feasibility of this is currently being studied.

Mr. Elander resumed discussion regarding details and checklist. Since a review by the Board’s engineering company, Provan and Lorber, is required, Mr. Elander was advised to communicate directly with them. This may also possibly allow the review to be completed sooner.

There being no further discussion, Evan Karpf made a Motion to: accept the Site Plan Review application. Ernie Temple seconded, and it was approved unanimously.

Chairman Birknes advised that the Public Hearing will be on May 3.

The subject arose about when dealing with structures deemed historic – that when making additions to the building, it must be made clear what is old and what is new. Matt Dieterich, Development Manager, Celebration Associates, responded that demarcation is only required when receiving tax credits or money from public agencies. Since that is not the case with this addition, it is not necessary and they are, in fact, trying to make the transition from old to new as seamless as possible.

Chairman Birknes advised the next meeting is the continuation of the Cell Tower hearing on Tuesday, April 10, at 7 p.m.

Under other business, Rena Vecchio advised that she will be unable to attend the meeting on May 3, as she will be out of town.

Evan Karpf made a Motion to: adjourn the meeting. Ernie Temple seconded and it was unanimously approved.

Chairman Birknes declared the meeting ended at 8:35 a.m.

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