Planning Board Minutes

Minutes of 6/1/2023

June 12th, 2023

TOWN OF CARROLL PLANNING BOARD MINUTES
CARROLL COMMUNITY ROOM
June 1, 2023
7:00 PM
“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.”
Planning Board Members Present: Chairman Alex Foti, Vice Chair Austin Alvarez, Don Jones, Ryan Peppers and Rena Vecchio
Public Present: Cathy Conway, Paul Hayes, John Regan, Kristen & Kevin Smith, Kevin Leonard, John Warren, Joan Karpf, Thomas Parks, Bill Vecchio, Mike Leary, Allan & Sandy Kent, Ben Jellison, Jordan Young, Zacharey STORM, Greg Hogan, Mike & Dianne Hogan, Dave Scalley, Anshwman Singh, Fire Chief Jeff Duncan
Pledge of Allegiance
Minutes by Rena Vecchio
The Chair opened the meeting at 7:01.The Chair asked if everyone had read the minutes of May 4, 2023 and if there were any corrections or errors.
1. The temporary acting secretary Rena Vecchio said that on page 2, 7th paragraph, 2nd line, should read “Map 206 Lot 053”, instead of “Map 203”. On page 3, 1st paragraph, 2nd line should read “Map 206 Lot 053” instead of “Map 203”.
2. Austin Alvarez said on page 4, 6th paragraph, 1st line reads “representing the home owners” should read “representing the Resort Waste Services”.
On page 4, 9th paragraph, 3rd line reads “It was DES that said the trash facility was in an undesirable place….” should read “It was DES that said the

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trash facility was not permitted ”. Same page and paragraph, 6th line reads “it was decided on Bretton Woods Service Road” should read “it was decided on BW Service Road”. On page 5, 3rd paragraph, 4th line reads “The place will be 30x30” should read “The place will be a 30x30 enclosure”. Austin Alvarez made a motion to approve the minutes of May 4, 2023 with the above changes. Rena Vecchio seconded and the motion passed with 4 ayes and Ryan Peppers abstained as he was not at that meeting.

SITE PLAN & SUBDIVISION OF ECHO LAKE LLC PHASE II/MAP 206 LOT 053
Chairman Foti said he had spent a good amount of time going over the plans but he felt it very challenging. He invited Kevin Lenard in case the Planning Board decided that it would be necessary to do a Third Party Review.
Cathy Conway, Horizons Engineering, passed out the plans that were revised based on requests that were made at last month’s meeting. Starting on Page D1-4, they had added a privacy fence in the back of the property for Lot 12 and along the property of the airport as asked. They have the No Trespassing signs for Lot 7-11 and it was asked if there was an entry way sign so that was added also.
Chairman Foti said he would like to open the public hearing.
Joan Karpf abutts the property. She said the Zoning Ordinance has a Wetlands Conservation section and it gives the area of the hydric soils. The GIS also has the size of the hydric soils and the size of the wetlands of this property.
Joan said: (Plan page C1-2)
• She is not sure how this plan delineates the hydric soils as it was done in November and at that time you cannot see the plants associated with the soil.
• The area in GIS indicates a much larger section then what is shown
• She would like Third Party Review
• Concerned on amount of reaction from the homes and roads on the hydric soils/impervious soils which is not including any out buildings added.
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• Lot 10 has a pond on it which has gotten larger since she has been here. Now it is a smaller lot. There is no space for the pond if It gets larger.
• She was not sure where the stream went. Just letting Planning Board know that stream does flow in the Ammonoosuc River.
Cathy said the delineation was done by a wetlands scientist by the Army Engineers. They could not have delineated the wetlands had there been a lot of snow. They have also put in several detention ponds that is required by the Town and by the Alteration of Terrain. The drainage has to be for a 25 year storm.
Mike Hogan there is also an impact on the Police and Fire Departments along with our water supply. Cathy said she has spoken to Greg Hogan, Public Works, and everything in fine.
Paul Hayes asked the size of the property. Cathy said 23.59 acres.
Chairman Foti asked if the board had any comments. Rena said she believes a Third Party Review. The Chairman asked how the rest of the board felt. They all concurred.
Kevin Leonard said that he did the Third Party Review in 2019. Phase I met the DES and DOT standards.
Alex Foti asked Kevin to get the pricing and then he would send it on to Cathy.
Cathy asked if the Planning Board would approve with conditions attached and Alex said no. This will be revisited at the next meeting.
Chairman Foti apologized to the public for being disorganized. We have lost our secretary and have missed a few steps along the way. Emails weren’t answered and an application did not get put on the agenda. So, the Daniel Shaheen Subdivision was cancelled this afternoon. They could not secure an approval from the Fire Chief. So in that space I would like to take the Twin Mountain Plaza Site Plan application in its place if the board agrees with that (this is the application that did not make on the agenda. This is the application that was missed on the agenda. The board agreed.
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TWIN MOUNTAIN PLAZA/MAP 207 LOT 033
Kevin Smith, owner, said he is here for a Site Plan/Change of Use from a restaurant to a microbrewery. He has been to the Zoning Board of Adjustment for a Special Exception for light manufacturing and was approved. The building will have 5 units:
1. Unit 1 Light Manufacturing (microbrewery)
2. Units 1A, 2, 3 Retail, Services & Professional Offices
3. Unit 4 café, restaurant (25 seats)
Then:
4. DES water usage for 5 units went down from 2500 gals to 2000 gals
5. Fire alarm system installed and approved by Fire Chief
The Chairmen asked to go over the Submission Requirements. All is fine. Austen Alvarez asked about parking. There are more than enough spots. And a sign permit will be applied for.
Don Jones made a motion to accept the Site Plan application for Map 207 Lot 033, Twin Mountain Plaza, Rt 3 S as complete. Austin Alvarez seconded and the motion passed unanimously.
Questions asked:
• Mike Hogan—Why is this light manufacturing? Alex said it fit the definition in the Zoning Ordinance. How much is being produced? Kevin said 3/ 50 gallons kegs a day
• Paul Hayes—Is this a new brewery? Kevin said it is a brewery out of Henniker, NH call Wild Loon Beer. They are using their own equipment.
• The Fire Chief is comfortable with this.
No more question so the Chair closed the public hearing.
Don Jones made a motion to approve the Site Plan application for Map 207 Lot 033, Twin Mountain Plaza, Rte 3 S. Austin Alvarez seconded and the motion passed unanimously.
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QUAINT GLAMPING PHASE I/MAP 205 LOTS 043, 046 & 047
The owner of the property, Anshwman Singh, said he first came to the board for a consultation to see if the property he was interested in was in the correct zone for what he wanted to do. When he found out that it was, then he purchased the property.
Ansh said that they are here for the Site Plan for Phase I which includes 12 sites/domes, a base camp for checking in and out and a road that will be used by the cleaning crew and for maintenance.
The Chair asked to go thru the Submission Requirements.
• Keeping it as natural as possible
• Lighting will be kept downward drafted
• Keeping a 50’ barrier line from their property and others
• No ruckus spots for gathering of lodgers
• On-site sewerage and water—a well will have to be drilled as they cannot access town water line due to Rt. 3
They went thru them and they had asked for 3 waivers. These waivers were for State approvals and the soil evaluations. All waivers need to be in the written form and these 3 waivers were. The State permits would not be allowed until after the Town approved the Site Plan. The soils evaluations could not be finished in time before the meeting. Everything else was in line. The trees that border other properties will remain.
Chairman Foti asked if they had found out if this project was a campground or not. Jordan Young, P.E Atlantic Civil Engineering, said that Zachery Stolen, Architect, said that it fit lodging and not campground. Zach said that this is what he does, lodging. Campgrounds are 6 months out the year they would be closed and to be able to be removed from the site at a last minute request. This is not what they are going to be. They will be open all year and they will remain in their spot. This does not make it easier for them as now they have to go with building codes. This is a luxury immersive experience. These units will cost between $80,000.00 to $100,000.00 dollars to build, they will be fully insulated and built to
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ICB Building Code. Chairman Foti said he contacted New Hampshire Municipal Assn. & they said going by the size is the best criteria. Camp sites are 400’ or less. Quaint Glamping is larger, 500’ to 600’.
There were no other questions. Ryan Peppers made a motion to accept the Site Plan application for Quaint Glamping Phase 1, Rt. 3 N, Map 205 Lot 46, as complete with the contingencies that the 3 waivers of receive State Approvals. Don Jones seconded and the motion passed unanimously.
Jordan Young said that the area is very steep and they had to the grade correct for emergency access. They could not get the 10 % grade required. The Fire Chief asked them to do ramp ups and that allowed the fire equipment to make it up the road. Also:
• Domes have a metal frame, canvas and vinyl is noncombustible treated—any fires would be within—in something like that to happen they do not want it to spread to the forest
• No campfires, open flames, no sparks—may have propane tables but if there are any fire bands the cylinders would be removed
• Have retention ponds to reduce peak flows—will contact state about the
Alteration of Terrain after approval—each dome has culvert and ponds would take the runoff
• Parking—Phase I will park by the base camp, guest will walk to their units or taken by a golf cart, etc.--there will be no traffic or noise from that—guest are coming for relaxation—trails to walk on also—two parking spaces on Phase I—
• Quaint spot will be for social gathering—small outdoor patio
• Will have two ADA domes that the people can drive to—parking is available
The Chairman opens the public hearing.
• Mike Hogan—believes it’s a campground—do not need another campground—they repeated the above info on campgrounds to him—mike feels he doesn’t want it—access is off of busy Rt 3
• Sandy Kent—are you sure you can get water there? Huge boulders—blasting? Will that affect our buildings?—we have specific rules we have to
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• abide by to blast—Run off?—Wetlands not affected, but all the water on surface will go to the retention ponds and then release slowly—you only have 1 road you will be using? How about the other road that comes down between the two houses?—Phase 1 there will only be the 1 road—as they Phases they will need the other road for emergency route—it will be gated—they have a 25’ easement
• in Phase I there are 12 domes—total of domes in all Phases, 45
• Dianne Hogan—will you have people manning the property?—that’s an operation question but they are planning on a 40% to 60% occupancy rate & that does not allow for a full time person—base camp will have a place for someone to stay overnight once that happens—also will have app that guests will have to download o their phone once they are there—goes to third party for basic questions—if emergency call 911—owner will be on sight every weekend Friday thru Sunday
• Mike Hogan Snowmobiles? They are looking into Moon bikes which have a track on the back and a single ski in the front and are electric
• Joan Karpf—wild life in the area—must be careful
• Ben Jellison—guest have app to get info what about the neighbors letting someone know of noise or such—we will make available the app for all
Chairman Foti closed the Public Hearing.
Austin Alvarez made a motion to approve the Site Plan application for Quaint Glamping, Rt. 3N. Map 205 Lot 046 with the contingencies of the waivers being met. Ryan Peppers seconded and the motion passed unanimously.
CHANGE OF USE FOR US RT. 3 MAP 207 LOT 050
Chairman Foti recused himself as he was the applicant. He has a bought a house with a garage. He would you the house as either short or long term rental. But the garage they would like to use to store supplies and tools for their maintenance staff. He wasn’t sure if it was necessary for a change of use.
The board basically said they didn’t think so but another member asked to have NH Municipal look at it.
Austin Alvarez made a motion to adjourn. Ryan Pepper seconded and the vote was unanimous. The meeting ended at 9:35.












































Austin Alvarez made a motion to adjourn. Don Jones seconded and the motion passed. The meeting ended at 9:25.