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Minutes of 08/02/2007

August 17th, 2007

Carroll Planning Board
Meeting Minutes

August 2, 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 RSA 91-A:2."

Minutes taken by Susan Kraabel, Secretary Pro Tem


Board members present: John Birknes, Evan Karpf, Connie Oliver, John Sweeney

Members of the public present: Erik McMurray, Walter Elander, Edith Tucker, Mark Vander-Heyden, Diane Sweeney, Steve LaFrance, Mary Jane Quirk Bissette, Claude Bissette, Jeff Duncan

Meeting called to order at 7:04 PM

Pledge of Allegiance

There were no minutes to approve at this meeting.

Mark Vander-Heyden came to represent Jeffrey Simmons in the Public Hearing for his minor subdivision/lot line adjustment. He presented the board with new plans which had one change from the previous meeting. After checking with the Road Agent and Fire Chief, there was a turn-around for vehicles added to the easement area on Lot 2, thus allowing for better access for emergency and maintenance vehicles. Billy Rines said that when a house was put on Lot 2, a larger water line must be put in, at the owner’s expense. All other details were covered in the previous meeting at the time of application. Evan Karpf asked if the right of way across Lot 1 to Lot 2 would be named. He was told it would not, and Dr. Karpf said if it should be named in the future, that Sgt. Bill Smalley must be consulted before choosing a name. He also said if Mr. Simmons were to sell his house, the new owner must maintain the right of way and plow for emergency access. Mary Jane Bissette asked about where the driveway splits from Harmony Hill Road, and was told there will be a private right of way across Lot 1 to access Lot 2. Mr. Vander-Heyden said Harmony Hill Road goes straight to the railroad tracks, it doesn’t turn down Mr. Simmon’s driveway. What appears to be his driveway, a goodly portion is actually Harmony Hill Road. Mr. Vander-Heyden stated that the state has approved the subdivision since the last meeting of the board. Dr. Karpf made a motion to accept the plans and approve the minor subdivision. Ernie Temple seconded. The motion was passed unanimously. Chairman Birknes signed the mylar and 3 paper copies of the plan.

Walter Elander came before the board with mylars and plans for the Mt. Washington Hotel Resort Spa that had been previously approved. He stated that they had been issued an Alteration of Terrain Permit from NH DES and Change of Use Permit from NH DOT #4485-P. Mr. Elander stated that he and Chairman Birknes had discussed which mylars to bring for signature, as the entire set consists of 17 plans. It was decided to bring three. The first shows the relocated road from Rte. 302, the second shows the entry to the hotel and new access road to the clubhouse, the third shows the hotel and spa itself with the new tennis courts and new swimming pool. Connie Oliver asked if the tennis courts go back to the river and was told they do. Four courts will be ready for use later this year, the other four in a later year. He stated approval was conditional on the two state permits, which they have now received. Mr. Elander said the parking issues have been resolved, and Chief Duncan said he’s been working with them regarding fire department issues. Dr. Karpf said they had requested a bond in the amount of $600,000 for the completion of roads, as suggested by Provan and Lorber, and asked if we had received it. The secretary was not aware of one, but will check in the office. A check for recording fees will also be needed. Mr. Temple moved to sign the mylars subject to having received the bond. Dr. Karpf seconded the motion, and it was passed unanimously. Mr. Elander said that once the mylars are signed, he will have three paper copies of each made for town records.

Erik McMurray said they’d made several revisions to the roads in the planned Dartmouth Brook subdivision since the last meeting and his discussions with Chief Duncan. He stated they’ve started modeling the project and have had meetings with the state Conservation Commission and DES. They are looking for what will be permissible regarding one-way roads. He said they have not discussed the roads with Mr. Rines, but plan to do that to allay his concerns about snow plowing.

Mr. Elander said most of the roads are 24’ paved, with 4’ shoulders. A couple are 20’ paved with 4’ shoulders, and there’s one 16’ road. Roads will be asphalt with gravel shoulders. The interior roads are still under design and their goal is to have 16’ one-way roads in places. There would be none less than 16’, and there will be no parking on the roads. Mr. Elander said there will be parking ports for people and 2 spaces per home. When asked about occasions where people have lots of guests and 5-6 cars, how will they handle it, Mr. Elander said they will have underground parking or garages for some units, and covenants will stipulate limits on the number of cars. The main entrance will be off the Base Road and they are looking to have an emergency second access, but it’s not in the plans yet.

Dr. Karpf passed out an environmental fact sheet from the DES website, and said he has concerns about the wetlands in the area and the impact this development will have on wildlife. Dr. Karpf said that 85% of water on asphalt roads is not absorbed – lots of runoff, whereas 85% or water on gravel roads is absorbed. He said the resort owners have said they’re concerned about the environment. Mr. Elander said Fish & Game was at the meeting with DES, and they will be involved in the application. Chairman Birknes commented that the concept plan showed over 300 units for this area, and now there will be only 220. This was done mostly to preserve wetlands.

Chief Duncan said that it was his understanding that the one-way roads would be no smaller than 16’ plus shoulders, two-way streets would be no smaller than 20’, preferably 24’ with 4’ shoulders, and no parking on any roads. Mr. Elander said he would also discuss roads with the Chief of Police.

John Sweeney commented on the two-story buildings with underground parking and whether the digging would have an impact on the wetlands. He was told an engineering study will be done.

Mr. Elander said their goal is to submit an application by August 22 for the September Planning Board meeting. Chairman Birknes said he’d spoken with Mike Brunetti, and that perhaps at the Public Hearing there will be either a slide or video presentation.

Mr. Elander stated as he did at the last meeting that they are moving along with the subdivision process at the same time as the site plan review and will submit applications to run concurrently. The first step would be to present the subdivision of the entire parcel of Dartmouth Brook, then the second step would be the subdivision plan for the units within Dartmouth Brook. He asked if the covenants should be submitted with the application for site plan review and subdivision. Chairman Birknes replied that they should, and they will be sent to Town Counsel for review, with fees to be paid by the applicant.

There will be two houses in Dartmouth Brook accessed by the road going past the Bode Miller house; the rest will use the Base Rd. There will be a right of way for another parcel owned by someone else. That parcel as well as the Sylvester land across Rte. 302 is not part of the Bretton Woods Concept plan.

Steve LaFrance of Horizons Engineering addressed the board on the subject of road geometry. Mr. LaFrance spoke about things they look at when building roads.

Road width – a function of whether it’s 1-way or 2-way, whether there will be parking, turning radius at corners, etc.

Horizontal and vertical geometry. This is addressed in part in the subdivision regulations.

Public Health & Safety, which is all about design speed. Mr. LaFrance referenced Geometric Design of Highways and Streets, calling it the Bible of road design. He talked about traffic calming measures, such as bump outs at intersections, center islands, and narrowing the roads to within safe limits. Mr. LaFrance explained how they picked their road widths such that vehicles can pass and emergency vehicles through. Using the tables he provided he showed how elevation, friction and radii correlate to design speed. He said their plans do not meet the subdivision regulation guidelines with regard to radii, thus needing a waiver, but also suggested that the board may want to consider changing the ordinance to meet the standards set by the American Association of State Highway and Transportation Officials. Chairman Birknes said they would consider it. Dr. Karpf asked if speed limits would be posted in Dartmouth Brook, and was told they probably would be.

Mr. Elander said they had one more item to discuss. Chairman Birknes said he’d been asked by Matt Dieterich whether we had special requirements or permits for tents. He’d said it was for a temporary tent to service Bretton Woods property owners at the base of the ski area. Mr. Dieterich told him it would be in place for two years and have plumbing. Chairman Birknes said at the least it would have to come under site plan regulations – development or change or expansion for non-residential purposes. Mr. Elander said this tent for the Alpine Ski Club would be to the right of the base lodge as you face the mountain, near the ski patrol and maintenance area. It would be built on an asphalt pad, have utilities, seating, kitchen, ski storage, heat – approximately 8,000 sq. ft. This would be in place from December 2008 through spring 2009, until a permanent building would be in place. When asked if he had concerns, Chief Duncan replied he absolutely did, but would wait until he sees designs before commenting. Chairman Birknes suggested Stan Borkowski, the building inspector/code enforcement officer be involved, and that we check with the assessors as to taxability. Chairman Birknes stated there would need to be a site plan review at a minimum – look at egress, safety issues – this would be more like a permanent building for a two year term.

At the previous meeting, it was reported that Tina Silva-Shaw has verbally withdrawn her application for a minor subdivision, and the board approved the withdrawal. It was also reported that Jay Ouellette has verbally withdrawn his request to use the John Burt property on Rte. 3 North for a used car lot, and the board approved the withdrawal. A letter from Mr. Ouellette states his withdrawal from the project. Since then Ms. Silva-Shaw told the secretary she may want to continue the subdivision at some point. Likewise, Mr. Burt said he may want to do the used car lot on his property. Chairman Birknes asked that a letter be sent to Ms. Silva-Shaw telling her she must start the subdivision process over if she later decides to pursue it. A letter will go to Mr. Burt telling him that Mr. Ouellette’s license was part of the conditions which granted the special exception, and also that the special exception expired at the end of one year because the project was not completed.

The Chairman reminded the board of a meeting with North Country Council and the Board of Selectmen on August 6 at 7PM. Ms. Oliver said she would be unable to attend. He also reminded them of the Cell Tower Public Hearing continuation on August 16 at 7 PM, and since he cannot attend, Dr. Karpf will preside.

Dr. Karpf said he will call his contacts at the FAA on Monday or Tuesday of next week to see about the lighting issue – how much less than 90’ the tower must be to avoid having to light it. We need to determine this before the August 16th meeting. Chairman Birknes gave a copy of the conditions he’d like to see in place if the tower is approved. He suggested the price of dismantling the tower when possible be added to the bond amount. He’d also like to have the board apprised of the Mt. Oscar hearings so they can attend. Dr. Karpf said he’d contacted the chairman of the Bethlehem Planning Board, Mr. Seeley, about possibly hiring Mr. Maxson, and they said they’d consider the suggestion.

At 8:30 PM, there being no further business, Dr. Karpf made a motion to adjourn. Mr. Temple seconded, and the motion was passed unanimously.