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Minutes of 11/14/2007

November 19th, 2007

Town of Carroll Planning Board
Minutes
November 14, 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, Charlie Cohn, Ernie Temple, Rena Vecchio

Member of the Public present: Edith Tucker, Walter Elander, Matt Dieterich, Erik McMurray, June Rogier, John Gutowski, Arne Fellman, Judith Pappas, Chris Pappas, Bruce Seymourian, Raymond Dubreuil, Annette Dubreuil, Jeff Duncan

Minutes taken by Maryclare Quigley, Secretary

Pledge of Allegiance

Meeting called to order at 7:00 PM

Chairman Birknes opened the meeting with a review of correspondence. The first was from Michael Brunetti, Director of Development with Mt. Washington Resort Development, inviting Planning Board members and/or Fire Chief and/or Building Inspector to visit the Charlotte, NC, area with members of their team and representatives from Horizon Engineering. The goal of the trip is to help everyone have a better understanding of the planning and design of mixed-use villages such as they are planning for Bretton Woods as well as to learn a bit of the inner-working, day-to-day functionalities once implemented. The Chairman had checked with Town Counsel regarding Board members, and it was Atty. Waugh�s advice that they not accept the invitation, for a number of reasons including that they must remain neutral and that they are a judicial-type of board. However, it was Atty. Waugh�s believe that the Fire Chief and Building Inspector could go and report on the trip to the Planning Board at a public hearing. Mr. Birknes asked the secretary to contact each of the gentlemen about their ability to attend.

The Chairman then advised of a letter from the Community Development Finance Authority regarding block grants. There will be an application writing workshop on December 6, in Concord. Any wishing to attend should let us know soon as it must be responded to by November 30. Applications for the first round of 2008 funding must be received by CDFA by 5:00 PM, Monday, January 28, 2008. Chairman Birknes wondered if this is something that might be applied to the proposed police station � and if so, perhaps members of the Building Committee might wish to go.

The next letter was from the NH Div. of Historical Resources advising that they had reviewed the telecommunications project at the Mt. Washington Hotel, which is to extend the stealth flagpole on the south turret by 10� for the collocation of antennas within it and for extending the flagpole on the north turret for matching purposes. Along with this will be the placing of support equipment on the top floor of the turret and placing two condensers on the main roof of the building adjacent to the turret. It is their belief that there will be no adverse effect if done as submitted. However, they must be notified if there are any changes.

A letter from the State Department of Transportation received by the Town was next. The Chairman reviewed this and said it was about a scenic overlook that is planned for Route 302 East, giving details about location and financial information. All at the meeting appeared to find this extremely favorable and look forward to its completion.

Chairman Birknes then read a letter to the Wetlands Inspector, at NHDES, from the Carroll Conservation Commission and signed by Leslie Bergum. The Chairman explained that the Commission is advisory only, and while they may bring issues or make recommendations, the Planning Board will listen but is not required to act on them.

Mr. Birknes then brought up the minutes from the October 4th meeting which had been unintentionally passed over. Evan Karpf made a Motion to: accept the minutes as printed. Charlie Cohn seconded and the minutes were approved unanimously.

The next item was to sign the first of several voluntary land merger applications, with the first of these being for Leo and Theresa Jellison. Chairman Birknes went through the application. Dr. Karpf made a Motion to: sign the voluntary mergers and John Sweeney seconded. This passed unanimously. Chairman Birknes read the RSA regarding the voluntary land mergers that instructs they be signed without public hearing or notice as long as the merger does not conflict with town ordinance or by-laws and that future subdivision will not be allowed without public hearing and notices. Dr. Karpf then made a Motion to: sign the remaining voluntary mergers with no further discussion. Connie Oliver seconded, and this was approved unanimously. Chairman Birknes then proceeded to sign those for: John Gutowski and June Rogier, Paul and Colleen Sampson, Gerald and Ursula Classon, and Bruce Seymourian.

Representing the Ledgewood Subdivision for a boundary line adjustment, was Eric Pospesil from Boulanger Consulting. Mr. Pospesil explained this was to correct an error with the road. During construction of it, following a road that had gone through a gravel pit and excavation area, they realized that the actual radius toward the cul de sac end was too sharp for the design speed and safe maintenance of the road. In electing to move the location of the road and flatten the radius of the curve, it changed the shape of the lot and they want to record the correction. Referring to the prior plan, Mr. Pospesil explained that they are not shifting property lines, only extending to the road those lines of the lots which the Subdivision still owns, in the area of the road shift. Chairman Birknes stated that it did appear to be safer. There being no further discussion, Mr. Temple made a Motion: that the change in the road be approved and Mr. Cohn seconded. The Motion was approved unanimously. Mr. Birknes signed the mylar and it will be recorded at the Registry of Deeds.

There was a possibility that John D�Urso might wish to be heard by the Board, but as he was not in attendance, Chairman Birknes went to the next item.

Bruce Seymourian came to the Board for a consultation to amend his Sugarloaf Drive Subdivision, which had originally been approved in August, 2006. He made changes to his plan, consisting of extending a water line to Ariana Drive and installing a bridge rather than a culvert, and had not realized he was required to receive Planning Board approval for these. According to Subdivision By-Laws, as well as receiving approval from the Board, infrastructure installations must be approved by the Road Agent. When these changes were discovered, the water line had already been buried and thus Bill Rines, Town of Carroll Road Agent, was unable to inspect it entirely. But what he was able to view caused concern, as it was his believe that the line may not be deep enough or have protective insulation on it to prevent the water from freezing in the line, and the fact that the line is under the stream bed under the bridge furthered the concern. Though the bridge had been requested by the NH DES, it also required the appropriate approval from the Planning Board. Mr. Timothy Grant of Provan & Lorber, Inc., engineering consultants for the Town, had been requested to review these installations. In so doing, it was Mr. Grant�s opinion that the water would not be protected from freezing and he also had concerns regarding other installations including a shutoff that appears to be located in the roadway. Mr. Seymourian and his construction contractor, Raymond Dubreuil, disagreed with these findings, and stated their reasons regarding depth, insulation, material, etc. During discussion of the situation and learning of different and varied advisements, Chairman Birknes asked if it would be possible that these issues might be resolved by meeting at the site. Messrs. Dubreuil and Seymourian agreed that it may be possible, so Mr. Birknes asked that a meeting be set up with the two gentlemen and Mr. Grant and Mr. Rines and for Mr. Rines to report back to the Planning Board.

One issue for Mr. Seymourian was the water under the bridge (or the three-sided culvert as he said he was told it was). He said he was told it is a perennial stream and wanted to know the difference between that and an intermittent stream, as it is being referred to. It appears that one will dry up at certain times of the year while the other will not, but it was noted that this should also be part of their discussion.

Upon questioning by Mr. Seymourian, Chairman Birknes said that if the Road Agent, who is also water superintendent, and the engineer are satisfied with the resolution of these issues, the Board would also most likely be, and he should come back with his revised plans. Mr. Seymourian advised he plans to return for the December 6th meeting.

As an aside, Mr. Seymourian also advised the Board that the care and maintenance of Sugarloaf Drive and Ariana Lane will be shared by the owners of the lots in the Subdivision, and that it is being written into their Deeds as the lots are sold. He also stated that he was told if this is in the Deeds, then he does not need a homeowners� association which he prefers not to have. Chairman Birknes agreed that that is correct.

Bretton Woods Story/Sales Center was next with an application for Site Plan Review and possible public hearing. Chairman Birknes reviewed the application and Erik McMurray started discussion by reviewing the plan. This will be the real estate sales center and story center as there is a story to tell about the resort�part of the process to take people through architectural standards, the area, etc., what makes it an extraordinary experience.
Mr. McMurray explained that other offices will also be here. He described the location of the building, turning from Rt. 302, between the ski area road and the rec center, and described the proposed traffic circulation; one lane entry into the parking area with parking for interested parties at the front of the building and parking for most employees and additional as may be needed, around the back with the appropriate spaces required (30), based on the formula, for this building, and secondary entrance and egress onto Crawford Ridge Road. The building is approximately 12,000 square feet with about 6,000 square feet on each of the upper and lower levels. The height is about 44 feet, which is higher than the limit, and will be taken up when discussing the architectural part. Mr. McMurray advised that this will be for sales of new units and the existing sales building will be for resales. Presently, the sales building is owned by Bretton Woods with a lease agreement to its current occupants.

Mr. Birknes brought up about a proposed ordinance from Bretton Woods, that the Planning Board will become privy to, which he understood was mostly for the Pedestrian Village, and asked if it will include this building. Matt Dieterich answered that it is uncertain at this time. They are going to propose a mechanism that will allow for the creation of planned unit development and that would not be defined in the creation of the ordinance � the ordinance would merely allow the process and there would be a further application that would come with it. Mr. Birknes did explain that an area, whatever it might be, must be defined in an ordinance. It was agreed that this will be discussed in more detail at another time.

Walter Elander of Horizon Engineering proceeded to give an overview of the plans, explaining each sheet. Sheet one is a survey of what currently exists; sheet two is a map of existing conditions�what is there now, flood plain, utilities, existing sewer main that goes through the area, electric and telephone lines, drainage, and the like. Sheet three is the Key Plan, as Mr. Elander explained, �there is a lot going on� regarding the infrastructure and what the proposal is, such as Rosebrook Water which has an existing 8� line under Crawford Ridge Road that will connect with the line that will serve the new building. There is a new hydrant in the parking lot (as discussed with Chief Duncan) and the building is sprinklered. There is another hydrant within 500 feet, but it is across Ski Area Road. There will be sewage treatment connection with the current wastewater and a relocation of the forced sewer main which serves the existing sales office. There will be a generator for emergency use. The number of people being serviced will be approximately 25, as there are offices upstairs for about 15 people, and about 10 people downstairs. The Chairman requested a review by Provan & Lorber, Inc. Mr. Elander explained that he was planning on this, but likes to come to the Planning Board first.

There was discussion of storm water, and it was explained that there will be dry swale for drainage which will tie into existing swale. There are no state permits required as it is less than 100,000 square feet. Likewise, there are no wetlands permits required. Approval from the Department of Transportation is required because of a minor adjustment being made at the entrance, which is on Route 302. Because it is on the same lot, there is no subdivision needed. There will be a minor revision to Ski Area Road, as has been discussed with Chief Duncan.

Plan L-1 is the landscape plan, which shows four outdoor lights that are night sky friendly with downcast lighting, and detailed plantings plans. It was reiterated that there will be an emergency generator for the building.

Mr. Dieterich spoke of the Architectural Review portion of the Site Plan Review. Because it is a new regulation, it does not include how to make application, etc. He described the building as they currently plan to set it up with a lower level at 5 feet below grade in the back to be for storage and the mechanical room. The first floor, at grade level, will be where the �story� is told, as well as space for discussing the building of the condos, which will be by their construction company. There will be an elevator to the second floor which will be offices for the building company, as well as development and some corporate offices (the development are presently in the clubhouse). They are using regional examples of architectural styles and are currently considering a red color for the outside which will be sided with clapboard. Sustainability initiatives are being looked at, but they have not made any decisions as to which they may or may not use. Mr. Dieterich said they feel the building meets with the meaning of the Architectural Regulation. He further described the way it is being built, so that portions or all of it could be leased out if they reach the point that they are sold out which, of course, is their goal! The building height is 44� from grade to the top of the roof. They have had discussion with Chief Duncan regarding the height being over the limit of 33 feet. He is comfortable with it as the top is the attic and there will not be any people occupying that space. It also is not obtrusive with its surroundings, as the Sports Center which is nearby is also higher. Snow and ice melt was brought up and Mr. Dieterich explained that they have designed a cricket for the doorways and a device will be designed for snow diversion elsewhere along the roofline.

Dr. Karpf said his only concern is the density of the area. It seems it would be fairly high with commercial and residential both, and the volume of traffic in and out with the overall build out, especially during the winter. The developers feel that the 1989 Concept Plan that was accepted is approval granted along with the Master Plan developed at that time. Discussion ensued about traffic impact on Route 302 and after build-out for the future, if any consideration had been given for parking and traffic control if the building should become an eating establishment, as an example. They believe they have accommodated for the future, as there will be no infrastructure built into the building, kitchen facilities, etc., so while they cannot guarantee it, it would seem highly unlikely that it would be used in that way. They also advised that the building was sited so it is within walking distance to much of the area and they are also planning shuttle service there.

Chairman Birknes asked if there was any more discussion on the application. As there was none, Mr. Temple made a Motion that: the application be accepted with input from Provan & Lorber, Inc., with the expense borne by the applicant. Mr. Sweeney seconded and it was approved unanimously.

Chairman Birknes asked that when they get to the Architectural Review, they have a good idea of shingles, color, etc. � not necessarily to be locked into something forever, but to show the intent of the Regulation � that it conforms in the area with design and color, that awnings if any, are aesthetic in looks. Mr. Dieterich wondered if it would be helpful if they prepared a checklist that would correspond to the Regulation, and it was agreed that it would.

It was stated that the Site Plan Review is basically for safety and the process is that all is designed to meet all the codes, building and safety. When asked, Chief Duncan said he was satisfied that there was room for fire/emergency apparatus.

Mr. Elander was requested to take the plans to Provan & Lorber as soon as possible so a response could be received as soon as possible, so the public hearing can be continued to the next Planning Board meeting, December 6. The applicant will come with a checklist for Architectural Review, which may assist in turning the Regulation into a checklist.

Mr. Cohn made a Motion to: continue the Public Hearing to December 6. Mr. Temple seconded and it was unanimously approved.

It was requested and therefore Dr. Karpf made a Motion to: continued the Dartmouth Brook application for subdivision to December 6. Mr. Temple seconded and it was unanimously approved.

Dr. Karpf made a Motion that: the Planning Board present the Lighting Ordinance for March, except to amend it for Industrial and Commercial only, thereby eliminating the Residential obligation. Mr. Temple seconded and it was unanimously approved.

Dr. Karpf reminded everyone of the CIP meeting with North Country Council on Thursday, November 15, at 7 p.m.

There being no further business, Dr. Karpf made a Motion to: adjourn. Mr. Sweeney seconded and it passed unanimously. Chairman Birknes declared the meeting ended at: 9:30 p.m.

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