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Minutes of 10/4/2007
November 2nd, 2007
Town of Carroll
Planning Board Minutes
October 4, 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, Connie Oliver, John Sweeney, Donna Foster, Rena Vecchio
Member of the Public present: Edith Tucker, Walter Elander, Leslie Bergum, Erik Bergum, Mike Brunetti, Matt Dieterich, Alex McConnell, Erik McMurray, Joan Karpf, Terry Penner, Michele Penner, Dana Bisbee, Judy Corso, Pat Corso, Jeff Duncan, Fred Hollis
Minutes taken by Maryclare Quigley, Secretary
Pledge of Allegiance
Meeting called to order at 7:00 PM
Chairman Birknes opened the meeting advising that a change, concurred with by Attorney Hildreth, had to be made to condition #8 by which the Board could approve the Verizon Wireless Telecommunications Tower as noted in the minutes for August 16. Condition #8 states �Accommodation shall be made to allow the Town of Carroll to locate police and fire antennae on the tower for emergency purposes with installation expense borne by the Town but without rental or use fees for the location and use.� Fire Chief Jeff Duncan reviewed these conditions and notified the Planning Board at the September 6, meeting that at the meeting on November 2, he had been assured by Attorney Hildreth if the Town�s equipment was available at the time the tower was installed, there would be no expense to the Town for installation. Therefore to correct Condition #8, Chairman Birknes said he would accept a Motion that: Accommodation shall be made to allow the town of Carroll to locate police and fire antennae on the tower for emergency purposes with installation expense borne by the applicant provided the town has its equipment on site for installation at the time the tower is erected, but without rental or use fees for the location and use. John Sweeney moved the Motion and Connie Oliver seconded. Chairman Birknes then accepted the minutes of August 16, as amended on a vote of 5 yeas and 1 nay. Mrs. Vecchio, who opposed, explained that while she understands minutes may be amended, she believes something cannot be added to the minutes that was not said at the meeting.
The minutes for September 6, were reviewed. Evan Karpf made a Motion to: accept the minutes as written. Rena Vecchio seconded and it was approved unanimously.
The minutes for September 25 we then reviewed. Dr. Karpf questioned the dates the temporary structure for the Alpine Club would be open. Michael Brunetti responded that it will open in January, 2008, and two years would be January, 2010. As it makes sense not to close mid-season, the Planning Board allowed it to remain until the end of ski season, 2010. Leslie Bergum said, just to clarify, that it would be open 2 1/2 to 3 seasons as opposed to 2 � and it was agreed that was correct. Donna Foster made a Motion to: accept the minutes as printed. John Sweeney seconded, and the Motion was approved. Dr. Karpf and Mrs. Vecchio abstained as they had not attended that meeting.
Mr. Birknes reviewed several pieces of correspondence, with the first being from Stacy Doll at the Mount Washington Resort regarding a series of four public information sessions about the Bretton Woods Development Company�s efforts. These will be held in the Town Hall and are tentatively scheduled for Tuesday, October 23, November 6, and 20, and December 4. There will also be a fifth session, but there is currently no date set. Advertising was discussed as general consensus was that it was important to reach as many people as possible. Mount Washington is setting up a website for resort and real estate development, and it was suggested to put it on the town website. It was also suggested to look into the date for the next town newsletter and if early enough, to note the dates therein. This is not a Planning Board meeting, but they have asked the Board to attend.
Chairman Birknes then reviewed a letter from EBI Consulting on behalf of Verizon Wireless regarding a proposed telecommunications facility at the Mount Washington Hotel. It was passed around and will be on file if anyone would like to review it further.
There were several pamphlets for conferences/seminars being held: �Landscaping at the Water�s Edge,� and Junkyard Licensing and Enforcement, both in October, and the LGC 66th Annual Conference, Nov. 7 � 9. Anyone interested in attending should let the secretary know.
Mr. Birknes also looked over a letter advising that landscape architects must be licensed, actually effective since July, 2006, and a letter from the OEP which included an updated Capital Improvements Program handbook. Also received was a copy of a Dredge and Fill Application from DES regarding work the state will be doing on Rt. 302 near Gibbs Brook. All pieces of correspondence will be on file.
The Planning and Technical Services Contract between the town and North Country Council has been received. Dr. Karpf made a motion to: sign the contract. Mrs. Vecchio seconded, and it passed unanimously. The contract was signed and will be returned to NCC for their signature(s) and it will be placed on file upon its return to us.
Dr. Karpf advised that he would be meeting with Bill Rose from North Country Council on Thursday, October 11, at 7 p.m. and stated that all were welcome to attend.
Next was the application and possible Public Hearing for moving the Spa/Conference Center Building at the Mount Washington Hotel. Chairman Birknes advised that the Resort has requested using their over-all bond in the amount of 14.5 million dollars by the contractor to satisfy the Planning Board�s requirement, which according to an estimate by Provan & Lorber would be $650,000. Mr. Birknes spoke with Town Counsel and he wants to review the letter for the existing surety bond. Chairman Birknes then read a letter regarding the bonding from, and hand delivered by, Mr. Pat Corso, President of BW Resort Management, LLC (copy attached). After some discussion, Mr. Sweeney moved that: the Board sign the letter, and Mrs. Vecchio seconded. It passed unanimously.
Matt Dieterich opened discussion on the Mt. Washington Hotel Spa and Conference Center building with a recap of the approval received at the May meeting. In subsequent discussions with the contractor, they discovered there would be measurable time savings (and some cost savings) having to do with the shoring of the hotel foundation, if they could move the addition by 15 feet or so. It was explained that the plans show a 17� slide of the building to the east, and noted that the distance between the pool and the building at 12 feet is slightly less than originally. It was further noted that it would tie into existing landscaping and that all vertical measurements will stay the same. Regarding the question of going back to the ZBA, it was town counsel, Bernie Waugh�s recommendation to check with the Building Inspector, Stan Borkowski. Mr. Borkowski advised that as the heights have not changed, going to the ZBA would be unnecessary. Fire Chief, Jeff Duncan advised that he believed safety was not being compromised and any fire safety issues regarding access will be addressed by the third party review.
Using a separate plan, Walter Elander showed the original location and the new location depicted in blue and black. Sheets 5, 6 and 8 of the plan are the pages being affected, so updated copies will be added to the set in the office. Dr. Karpf made a Motion to: accept the application. Mr. Sweeney and Mrs. Vecchio both seconded and it passed unanimously.
There being no further discussion, Chairman Birknes said he would accept a Motion to: accept to re-site the building at the same height but move it 17 feet east in line with the plan marked in blue and black. Mr. Sweeney moved the Motion, Dr. Karpf seconded and it passed unanimously. It was noted that only sheets 5, 6 and 8 will be recorded and the plan with the colored lines will be referenced.
Next was a Site Plan consultation for Dartmouth Brook Subdivision. Mike Brunetti began this discussion by introducing Attorney Bisby who spoke on their behalf regarding a possible conflict of interest with two members of the Planning Board. They must disqualify themselves from this discussion as they are abutters to this project. Therefore, Chairman Birknes turned the meeting over to Dr. Karpf and he and Ms. Oliver stepped down.
Mr. Brunetti narrated a slide program reviewing the project. Dartmouth Brook had originally been approved for approximately 338 units and Mr. Brunetti advised they are proposing a significantly different project. They have spent much time understanding the property � slope, habitat, resources, wetlands, etc, and learned of the 182 acres, 112 are actually developable. In working out a timeline of design and implementation, they have met with the local Conservation Commission as well as state and Federal agencies. Mr. Brunetti noted that they have two major challenges regarding habitat and possible threat to unknown wildlife. In an attempt to discover what exists, they are having a pure habitat analysis done. Because the original approval contained several road crossings that were major sites of impact with wetlands, these have now been reduced along with the reduction of the number of units to 199. The new plan shows a permanent wetlands impact of zero, with some temporary impact only during construction. Because of the major changes they have made, the land will now 30% developed and 70% open.
Parking and snow impact were also discussed. It was explained that all existing residences will have a minimum of two spaces with about 100 street spaces, which leaves sufficient space for putting snow. When asked about overflow parking designation, they advised that it would be integrated in higher density areas. Also discussed were the various planning tools they are working on for design influence and controls and will include community, architecture and landscape patterns. They will have individual lot portfolios with all details pertinent to the lot.
Mr. Brunetti advised that they are submitting their application to NH DES on October 8, and will collaborate with the various groups about the habitat. It is their intention to come to the Planning Board in November to begin their Site Plan review. They have also been advised that from the Phase I study, there are no archaeological areas of sensitivity on site.
Dr. Karpf asked what a unit is, and Mr. Brunetti answered that it is an individual residential unit. Dr. Karpf also asked if they plan to do any �green� buildings, to which Mr. Brunetti replied that they are going to do sustainable developing, and that they are having a habitat study by Normandeau Co. from Bedford. Further discussion ensued about the number of roads that have been reduced to two with access for one from the Base Road, and access for the other from Mount Madison. It was pointed out that these two may not connect, and the assembly was advised that they are working on a strong network of pedestrian ways. It was also noted that the road in Dartmouth Ridge III is lower so there won�t be any impact from it and from Hartford Lane to the end, there will be new names for spur roads. In again noting that the number of units has been reduced, when asked what happened to the units omitted, it was stated that they are reallocated. Concern was expressed about the intersection of Mount Madison Road and Base Road being quite hazardous and it was wondered if it would be made any safer. The Base Road is a state road so it is totally under the state�s jurisdiction�but they could be questioned about it.
Mr. Brunetti stated that they are looking for a bit of direction insofar as submitting plans and how to designate the lots in the subdivision.
Discussion about pedestrian walkways ensued and it was stated that they are looking at paving with outer trails being earthen, most likely. It was also wondered if the walkways would be such that it would keep people from walking off/around them thus having an environmental impact. People will be expected to abide by any rules, etc., so the implication is that they will. Working with environmental teams or other services and agencies may also help with enforcement.
Attorney Bisby advised that it would be helpful to Attorney Bernie Waugh and himself to have communication between the lawyers and experts they use. It was agreed that this should be the case.
There being no further questions, discussion ended and the meeting was turned back over to Chairman Birknes.
Dr. Karpf noted that there would be a CIP meeting on Thursday, October 11 at 7 p.m. He also requested that the LGC be contacted for copies of the pamphlets for the Law Lecture Series.
Dr. Karpf also suggested the Board should consider that there would be regional impact by this subdivision and to notify abutting towns. Mr. Sweeney made a Motion to: establish that there will be regional impact by the Dartmouth Brook Subdivision and that abutting towns shall be notified of the subdivision. Mrs. Vecchio seconded and it passed unanimously with Mr. Birknes and Mrs. Oliver abstaining.
There being no further business, Mr. Sweeney made a Motion to: adjourn. Mrs. Oliver seconded and it passed unanimously. Chairman declared the meeting ended at 8:50 p.m.