Planning Board Minutes

Planning Board Minutes 7-3-25

July 3rd, 2025

Town of Carroll Planning Board
Meeting Minutes
July 3, 2025
5:00 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: Vice Chair Austin Alvarez, Paula Murphy, Rena Vecchio, Selectboard Representative Brian Mycko, Ryan Peffer
Public Present: Chris Ellms, Gardner Kellogg, Jonathan Louttit, Donald Bouchard, James Hayden
Minutes Taken By: Steffanie Apostle
Item #1: Meeting Called to Order at 5:00pm
Item #2: Pledge of Allegiance
Item #3: Attendance / Quorum
Attendance was taken and quorum was met.
Vice Chair Austin Alvarez sat in for Chair Alex Foti who was not in attendance.
Austin Alvarez reminded everyone in the audience to sign in on the sign in sheet.
Item #4: Approval of Minutes – June 3, 2025
Paula Murphy had a question on page 3 in the following sentence.
Alex Foti said it did specify monuments but he felt it needed to be clarified to specify if all conditions for final approval relevant to additional permits required for development. It's not physical conditions.
Steffanie Apostle to check recording to confirm monument was the correct word that was used.
Austin Alvarez had a comment under item #6; Election results. Austin Alvarez said it was left out of the election results that Steffanie Apostle will remain secretary.
Steffanie Apostle to add that to the minutes.
Brian Mycko had a spelling error in his name on page 3.
Steffanie Apostle to correct spelling of Brian Mycko’s name.
Brian Mycko made a motion to approve the minutes as amended. Rena Vecchio seconded the motion. All were in favor, nobody opposed and motion was passed to approve the minutes as amended.
April 3, 2025 minutes to be tabled as there was not a quorum for them.
Austin Alvarez reminded the board we already made comments to the minutes but do not have a quorum to approve the April minutes.
Steffanie Apostle has reached out to NHMA in regards to proxy approval or what the Board can do if they have lost a member of the Board and will not meet a quorum.
Item #5: Omni Mount Washington Hotel – Site Plan Review
Austin Alvarez said they would review the application and vote on accepting the application as complete but a decision would not be voted on until the August 7, 2025 meeting due to the magnitude of the project.
James Hayden from Horizons Engineering introduced himself to the Board as the presenter for the Omni Mount Washington project.
Austin Alvarez read through the Application & Check List.
Application - Description of Project: The proposed Site Plan is for the construction of employee housing to service the existing hotel and resort. As part of the building construction a parking lot will be constructed to provide additional room for employee parking. Utilities and Stormwater will also be constructed to service the proposed site development.
Application – Check List
• Five (5) paper prints at 1” =40’ or similar scale, no larger than 22”X34” in size on which the following is required. (A mylar shall be prepared prior to final approval which will include all of the following): These were supplied.
• Identifying Title: Title Block on all sheets.
• Name and address of applicant/agent/developer: In Title Block on all sheets.
• Name, number and signed seal of surveyor and/or engineer: In Title Block on all sheets.
• Date of Plan: Listed on all sheets.
• Scale: Shown on all drawings.
• North Arrow: Shown on all drawings.
• Property lines with bearings, distances, monuments: Sheet C1.
• Total Acreage (square footage of lot(s). Sheet 1.1.
• Names of all abutters: Sheet 1.1.
• Existing structures, roads, landscaping and other man-made features (indicate what will be retained, altered or removed). Sheet 1.1 & 1.2 show existing conditions; sheet 1.3 shows demo and proposed.
• Locations of all buildings on abutting properties within 50 feet of property lines and location of all intersecting roads or driveways within 200 feet of the property line: Sheet 1.1
• Location of existing and proposed property deed restrictions, easements, covenants, etc.: Sheet 1.1.
• Existing and proposed grades (where the grade is less than 5 percent, the contour intervals shall not exceed 2 feet with spot elevations; otherwise, the contour intervals shall not exceed 5 feet. Sheet 1.1.
• Existing and proposed drainage systems and structures: Sheet 1.1 & Sheet 1.2 show existing and proposed. Sheet 2.2 shows the grading plan and drainage plan sheet 1.2 shows existing and sheet 2.2 shows proposed.
• Storm Drainage plan, including where necessary; plans for the retention and slow release of storm water including location, elevation and site of all catch basins, dry wells, drainage ditches, swales, culverts, retention basins and storm sewers. Plans for snow removal and storage should be indicated. Engineering calculations by a professional engineer should be provided. Direction of flow should be indicated with arrows: Sheet 2.2 shows all proposed drainage.
• Natural features such as streams, marshes, lakes or ponds, types of vegetation and ledge outcrops (indicate what will be retained, altered or removed) Sheets 1.1 & 1.2 show existing and sheet 1.3 shows altered/proposed.
• 100-year flood elevation line and location of any wetlands: Sheet 1.1. Delineation was done for wetlands but none were found.
• For on-site sewage disposal, a soils map and NH Water Supply and Pollution Control Division permit. This is pending as they are still working on permit for discharge. Once complete will be supplied to the Town.
• Size and proposed location of water supply and sewage facilities and provisions for future expansion. Sheet 2.2 shows all utilities.
• If on-site water or sewer facilities are planned, show distance from proposed facilities on site or on abutting properties to a distance of 200 feet; Sheet 1.1
• Proposed provisions for fire protection: Sheet 2.2.
• Architectural drawings showing the shape, size, height and other exterior details of proposed structures or expansion of existing buildings; Horizons supplied a copy for the Board and an electronic copy to the Land Use Secretary.
• Location, type and size of all proposed landscaping and screening: Sheet 2.2.
• Exterior lighting plan: Sheet 2.2.
• Proposed signs (including advertising and directions): Existing with no changes.
• Proposed streets (with names) driveways, parking spaces and sidewalks showing widths, direction of travel, inside radii of all curves (please indicate total number of parking spots): Sheet 2.1 shows parking and sheet 2.2 shows driveways and sidewalks.
• Location and dimensions of loading spaces and facilities associated with the structures or uses of the site; Sheet 2.2.
• Circulation plan of the interior of the lot for vehicular and pedestrian circulation, also showing means of access and egress, proposed changes to existing public streets, sidewalks and curbs, including any traffic control devices or signs necessary; Sheet 2.2.
• Detailed construction drawings including but not limited to typical sections of pavement, walks, steps curbing and drainage structures by a professional engineer; Sheet 3.1 & Sheet 3.6.
• Vicinity sketch at 1” = 400’ showing the location of the size in relation to the surrounding public street system and the zoning districts and boundaries for the site; Sheet 1.1.
o Austin Alvarez asked if they were in the overlay district?
o Omni was unsure.
• Steffanie Apostle to check the overlay district map.
• A soils classification map, together with descriptive information for each type of soil (required for on-site sewage disposal only): N/A
• Provisions for solid waste disposal and collection: Sheet 2.2
o Brian Mycko asked if they had a sewer system?
• Omni responded they have their own sewer system.
• The location of all existing and proposed deed restrictions, easements, covenants, etc.; Sheet 1.1
• The location of visual and noise reduction barriers, if any; N/A
• Copies of all applicable State approvals and permits; Pending - Waiting approval from DES and AOT. Will supply once approved
• Review by the Carroll Fire Chief and Road Agent; Did not meet with the Road agent as he was not needed for this project. Since the application has been submitted Omni has met with Fire Chief Jeff Duncan and Police Chief Tadd Bailey. Waiting letter
• Any other additional information specifically requested by the Planning Board; this was pending as they had not met with the Planning Board yet. Only ask from the Planning Board are the State permits, letter from the Fire Chief and clarification if they are in the Overlay District.
Brian Mycko told Omni that this was the best application the Planning Board had ever seen.
Rena Vecchio thanked Omni for presenting such a great application.
James Hayden gave the Planning Board a review of the entire project. As already discussed, this project is on private property with their own private sewer and water. They will be using the current road and making no road alterations at all. Omni is also doing stormwater and drainage.
Austin Alvarez asked what sheet that was shown on?
James Hayden said Sheet 1.1.
James Hayden discussed the parking in a little more detail. In the original plan all of the parking was going to be at the North but they have since decided to break them up into sections labeled B1, B2, & B3 which are all shown on the drawings. The current parking total is 565 and after the project is completed there will be 644 total which is more than the 579 that would be required giving them 65 spots more than required. ADA parking will be in the back.
James Hayden explained that Omni will be using the existing water line and will be installing a propane farm east of the building. All utilities will be pulled off of existing poles at the Base camp and will be done in coordination with the utility company. There is a circulation route around the entire building for emergency access. They will be using a bioretention basin with an internal storage reservoir with stone layers that hold and retain water for extended treatment. This was designed in accordance with AOT. Once approved Omni will provide a copy to the Town.
James Hayden asked if the Board had any questions?
Brian Mycko asked if they were relocating the snow mobile trail?
James Hayden said they would be.
Brian Mycko asked if they had talked to the State about that because it was a State trail and not a Town trail.
James Hayden explained that they were just shifting the trail to align with the building and they were not relocating totally. The snowmobile trail will stay in the same corridor.
Brian Mycko asked if they had considered the noise and how loud it would be?
James Hayden said the plan was to replant as many trees as they could save and then add more trees for a buffer area. This will also be by the employee housing and not guest rooms so it was a little bit less of a concern.
Brian Mycko said that snowmobiles go through that area all night and all day. Brian Mycko also suggested to Omni to work with the snowmobile club on the shifting of the trail because it is a pretty steep hill and can be tricky.
James Hayden said they would reach out to the Snowmobile Club.
Austin Alvarez asked if the propane farm would be buried?
James Hayden said the propane farm would be buried underground.
Brian Mycko said it looked like an awesome project.
Paula Murphy asked if the horse trails were going to be impacted by this?
James Hayden said they would not be. The horse trails no longer go back there anymore. The sleigh rides and trail rides stay in front of the hotel by the 9-hole golf course.
Austin Alvrez asked if this was all going to be done at once?
James Hayden said it would be.
Brian Mycko said it will be nice for them to have their employees on-site.
James Hayden said in time the goal is to go back to guest usage once the Lodge is complete.
Brian Mycko asked if there was anything else the Fire Chief requested?
James Hayden said there was not. This was fully sprinkled and fully fire alarmed. The emergency vehicles have access all around the building.
Brian Mycko told James Hayden they are ahead of the ball.
Rena Vecchio said the Planning Board still needs a letter from the Fire Chief.
James Hayden said they would get the Board a letter from Fire Chief Duncan.
Austin Alvarez asked if there were any other questions?
Rena Vecchio said she just wanted to thank Omni for such a great job presenting.
Brian Mycko said this was one of the best applications filled out and presented to the Planning Board; including knowing and reciting all the page numbers.
Paula Murphy said this was very thorough and they should be giving lessons to others.
James Hayden said he was also on a Board so he understands what we want and need.
Austin Alvarez asked if there were any architectural drawing questions?
Rena Vecchio asked how many employees this was for?
James Hayden said 60 units with double occupancy totaling 120 employees. The Motor Lodge is currently 50 rooms with double occupancy. The goal is to get that plus a few more. Omni has 3 buildings that they currently lease from David Scalley.
Brian Mycko asked if this would eliminate their need for a shuttle?
James Hayden said they did not know that yet. The main goal now is to do the Lodge and then go from there.
Austin Alvarez said they would probably still need the shuttle for shops.
James Hayden said yes because they do trips to North Conway, Tilton, and Littleton and they still want to continue to do that.
Brian Mycko said he didn’t realize how far the shuttle went.
Austin Alvarez asked for any more questions or comments.
There were no more questions or comments from the Planning Board; they were very satisfied with the application.
Brian Mycko made the motion to accept the application as complete pending the State approval and letter from the Fire Chief Jeff Duncan, Austin Alvarez seconded the motion. All were in favor and motion passed to accept the application as complete pending the State approval and letter from the Fire Chief.
Austin Alvarez stated that the application was accepted as complete and they will reserve the right to vote on it at the next meeting as they couldn’t vote on an application of this measure tonight.
James Hayden said he understood.
Austin Alvarez told Omni they did a great job and the need for this to happen was very apparent.
Brian Mycko said they did an impressive job.
James Hayden said it did not look like there were any members from the public and asked if this needed to be open to the public?
Steffanie Apostle said this was open to the public. Abutters notices went out and notices were posted. There were a couple of people that reached out for a copy of the application but nobody sent in any comments, questions, or concerns.
James Hayden said he just wanted to make sure.
Austin Alvarez asked if there were any comments from the public?
There were no questions from the public.
Austin Alvarez told Omni that they will vote at the next meeting.
Item #6: Plage / Bayroot – Boundary Line Adjustment
Gardner Kellogg introduced himself to the Planning Board as the surveyor for Plage / Bayroot LLC.
Austin Alvarez said because this was just a Boundary Line Adjustment, they can accept the application and approve it today if completed.
Gardner Kellogg handed out large drawings to the Planning Board.
Paula Murphy asked where this was located?
Gardner Kellogg said it was at Ledgewood across from the river pull off.
Austin Alvarez reviewed the application
• Description of the Project: To add 35.70 acres from the land of Bayroot LLC to the land of Marnie Plage Revocable Trust. Lot will become 171.86 acres
• Five (5) paper prints at 1” =40’ or similar scale, no larger than 22”x34” in size which the following is required. (A mylar shall be prepared prior to final approval which will include all of the following): These were supplied
• Identifying Title: On Drawing
• Name and address of applicant/agent/developer: Supplied on drawing
• Name, number and signed seal of surveyor and/or engineer: Supplied on drawing
• Date of Plan: On drawing
• Scale: Shown on drawing
• North Arrow: Shown on drawing
• Property lines with bearings, distances, and monuments: shown on drawing
• Total acreage n(Square footage of lot(s)): Shown on drawing
• Names of all abutters: Listed on drawings
• Existing structures, roads, landscaping and other man-made features (indicate what will be retained, altered or removed: N/A - No Landscaping to speak of
• Location of all buildings on abutting properties within 50 feet of property lines and location of all intersecting roads or driveways within 200 feet of property line: Shown on drawing
• Location of existing and proposed property deed restrictions, easements, covenants, etc.: There will be just a driveway easement
• Existing and proposed grades (where the grade is less than 5 percent, the contour intervals shall not exceed 2 feet with spot elevations; otherwise, the contour intervals shall not exceed 5 feet: Shown on drawing
• Existing and proposed drainage structures: N/A
• Storm Drainage plan, including where necessary; plans for the retention and slow release of storm water including location, elevation and site of all catch basins, dry wells, drainage ditches, swales, culverts, retention basins and storm sewers. Plans for snow removal and storage should be indicated. Engineering calculations by a professional engineer should be provided. Direction of flow should be indicated with arrows: N/A - no building no storm drainage required
• Natural features such as streams, marshes, lakes or ponds, types of vegetation and ledge outcrops (indicate what will be retained, altered or removed) Shown on drawing
• 100-year flood elevation line and location of any wetlands: Shown on drawings
• For on-site sewage disposal, a soils map and NH Water Supply and Pollution Control Division permit. N/A - No septic or sewer work
• Size and proposed location of water supply and sewage facilities and provisions for future expansion. N/A - No septic or sewer work
• If on-site water or sewer facilities are planned, show distance from proposed facilities on site or on abutting properties to a distance of 200 feet: N/A - No septic or sewer work
• Proposed provisions for fire protection: N/A No Building
• Architectural drawings showing the shape, size, height and other exterior details of proposed structures or expansion of existing buildings; N/A - No structures
• Location, type and size of all proposed landscaping and screening: N/A
• Exterior lighting plan: N/A
• Proposed signs (including advertising and directions): N/A
• Proposed streets (with names) driveways, parking spaces and sidewalks showing widths, direction of travel, inside radii of all curves (please indicate total number of parking spots): N/A
• Location and dimensions of loading spaces and facilities associated with the structures or uses of the site; N/A
• Circulation plan of the interior of the lot for vehicular and pedestrian circulation, also showing means of access and egress, proposed changes to existing public streets, sidewalks and curbs, including any traffic control devices or signs necessary; N/A
• Detailed construction drawings including but not limited to typical sections of pavement, walks, steps curbing and drainage structures by a professional engineer; N/A
• Vicinity sketch at 1” = 400’ showing the location of the size in relation to the surrounding public street system and the zoning districts and boundaries for the site; Shown on drawing
• A soils classification map, together with descriptive information for each type of soil (required for on-site sewage disposal only): Shown on drawing
• Provisions for solid waste disposal and collection: N/A - No septic/sewer
• The location of all existing and proposed deed restrictions, easements, covenants, etc.; Driveway easement shown on drawing
• The location of visual and noise reduction barriers, if any; N/A
• Copies of all applicable State approvals and permits; N/A
• Review by the Carroll Fire Chief and Road Agent; N/A
• Any other additional information specifically requested by the Planning Board; N/A

Austin Alvarez asked if there were any comments or questions
There were no comments or questions
Brian Mycko made a motion to accept the application as complete and Rena Vecchio seconded the motion. All were in favor, nobody opposed and motion passed to accept the application as complete.
Brian Mycko made a motion to approve the application for a boundary line adjustment and Rena Vecchio seconded the motion. All were in favor, nobody opposed and a motion to approve the application passed.
Brian Mycko asked Steffanie Apostle to send him a blank copy of the Boundary Line Adjustment application.
Item #11: New/Other Business
Gardner Kellogg was also at the Planning Board meeting for another topic under Other. Because there was nobody in the audience the Planning Board moved on to Item #11 for New/Other Business so Gardner didn’t have to wait until the end of the meeting.
Gardner Kellogg spoke on behalf of David Scalley for Hunt Properties. Gardner Kellogg explained that years ago David Scalley had a lot subdivision that was already approved and he merged all 10 lots into 1 lot because he was going to do duplex/condo’s but has since changed his plan because the Town needs more single family homes.
Brian Mycko asked if this was Ruby's Way?
Gardner Kellogg said it was for Ruby’s Way and David Scalley would now like to reverse the lot merger and bring it back to the 10 lots for single family houses.
Austin Alvarez clarified he wanted to go back to the original plan?
Gardner Kellogg said that was correct.
Brian Mycko said he would need to do a new Site Plan.
Rena Vecchio asked if the new plan had been recorded?
Gardner Kellogg said that it had been recorded
Gardner Kellogg asked if it would be a new subdivision?
Steffanie Apostle said David Scally had talked to her briefly about this and was just looking for the right direction to go in
Rena Vecchio said that originally when David Scalley merged the lots it was so they could be duplexes. Then it changed from Duplexes to condo’s. Now it is going to be single family homes.
Gardner Kellogg said that David Scalley had State approval.
Austin Alvarez said currently it is 2 lots existing and David Scalley needs to do a lot line adjustment.
Brian Mycko said he needs a new Site Plan Subdivision.
Rena Vecchio asked if we would need to notify abutters?
Brian Mycko said the abutters would need to be notified and alot of the abutters have changed since David Scalley had this approved.
Brian Mycko said he believed that water services had already been installed.
Steffanie Apostle said David Scalley was going to meet Scott Sonia from the Water Department and shut off 1 connection at each stop. The lots were run for 2 connections at each stop because they were going to be duplex/condos and now with them being single family homes he only needed 1 connection.
Austin Alvarez told Gardner Kellogg that all of his stuff needs to be in 21 days prior to the meeting.
Item #7: Bridge Construction
Steffanie Apostle said this was added to the schedule because there had been some concern about bridges being put up on properties and there was some concern from Fire Chief Jeff Duncan. Joan Karpf had found something in the Site Plan that did mention bridges and how they needed to be in accordance with NH DOT standards.
Austin Alvarez asked what the Board was supposed to do with this item as there was nobody at the meeting in regards to bridges
Steffanie Apostle said this was just informational because we have had a few issues with bridges being installed that were not up to DOT standards and Jeff has concern about bringing fire trucks over them. There was a bridge on Lennon Road that they put down some timber and called it a bridge. There are no railings or anything on the bridge. In this process a dam was created and the fish can’t travel the river like they need to. Joan Karpf has been looped in and has been involved.
Brian Mycko said there were some other issues with this property and building without a permit and it has gone to legal.
Steffanie Apostle said that Legal was doing some paperwork for the deed because the foundation can’t be inspected.
Paula Murphy asked why it couldn’t be inspected?
Steffanie Apostle said because they had already poured the foundation without inspection so now it can’t be inspected.
Brian Mycko said this has been discussed in public at the Selectboard meeting. The gentleman dug a place to put a bridge in and then dug a hole for his foundation and had it poured. David Scalley had talked to the concrete guy and asked him not to pour it but they still went ahead and poured it anyways. Now this has gone to legal and the Selectboard is working on it.
Paula Murphy asked how far along the project was?
Brian Mycko said the Selectboard allowed him to cap the foundation for the winter but he can’t do anything further. Brian Mycko said he believed the bridge would fall under the Building Inspector and not the Planning Board.
Rena Vecchio asked if it would be a Site Plan because it is a bridge?
Brian Mycko said this is something to talk to legal about. This went to DES because he crossed a stream with no approval from the State. He has since received State approval.
Austin Alvarez asked what zone this was in?
Brian Mycko said he wasn’t sure but it was off of Lennon Road.
Austin Alvarez confirmed this was just informational for now and no action needed from the Planning Board.
Rena Vecchio asked if this is a flooding issue now that he has dammed the river?
Brian Mycko said they needed to contact legal about this.
Steffanie Apostle suggested adding something to the building permit about bridges.
Brian Mycko said they need to check with legal about what we can put in our permit.
Austin Alvarez suggested that it could go in the driveway permit as Bretton Woods needed DOT approval for their transfer station.
Brian Mycko said DOT was involved with every snowmobile crossing and they conduct studies before they sign off on anything.
Item #8: Site Extension Approval Form
There was a site extension form in the Planning Board folders to review. There was a brief discussion on how long you have to start work before you need an extension. The Planning Board discussed if there should be any type of limit to the number of extensions before they need to come to the Board for a new approval.
Steffanie Apostle to look into what other Towns do.
Item was tabled so the Planning Board could look into it a little more.
Item #9: Approval of Rules & Procedures
Steffanie Apostle made the time change in the Rules & Procedures to reflect the correct meeting time. Steffanie Apostle also added the verbiage that Alex Foti asked to be added.
Brian Mycko made a motion to accept the changes and Rena Vecchio seconded the motion. All were in favor and nobody opposed. Motion to accept the new Rules & Procedures passed. Austin Alvarez the Vice Chair signed the signature page and gave it to Steffanie Apostle.

Item #10: Master Plan Approval
The Planning Board reviewed the Master Plan as a group. There was an error on page 14 that said the Fire Dept. was on Route 3 North and not on school street. This error was previously picked up on page 21 but not on page 14.
Steffanie Apostle to reach out to North Country Council to have it fixed.
Master Plan approval was tabled until error can be corrected. Minutes to indicate that it was reviewed by the Planning Board
Item #11: Other Business
This was discussed earlier in the meeting
Item #12: Adjourn
Rena Vecchio made a motion to adjourn the meeting and Brian Mycko seconded the motion. All were in favor and nobody opposed. Meeting was adjourned at 6:35pm