Results of Nov 6 Meeting??

[BanZi]

Any quick thumbnail observations from the proceedings? Lots of us who couldn't make it, are itching for some info.

-Thanks

[Ellypointster]

It was a good turnout with standing room only in the school gym. After introductions, the proposal team (attorney, site designer, civil engineer and consultant) took turns speaking to a PowerPoint presentation. They stressed that the proposal would leave at least 75% of the property open (town requires at least 50%) and that they would like to work with the planning board to increase that through creative lot sizing, multi-family structures and community wells and septic systems. They expected that 50 to 75% of the properties would be second homes and indicated that lot prices would run from $150K at the low end to $350K for those with the best views. They envision a clustering of like type homes into several small villages and that much of the open area (western portion including Rattlesnake Mountain and Mount Eleanor) would be available to the general public.

After the presentation, the planning board members made comments. The first one that addressed the need to protect the quality of the lake brought a loud round of applause. The applause continued through the comments of town officials, abutters and the general public whenever the importance of the lake was brought up. Some of the comments were polite suggestions to the development team. Others pretty much told them to take their proposal and get out of town. One asked how much it would cost to buy the land back and never have to see them again.

All in all the overflow crowd was very much against the proposal either because of its negative effect on the character and quality of the lake or the expected need for additional town infrastructure and services to support it. Stay tuned but this is going to take a long time.

[BanZi]

.....thanks for the quick update. Was the Mt. Jesse property brought up at all? There is supposedly an offer it, wonder if it's the same gang.

[Ellypointster]

.....thanks for the quick update. Was the Mt. Jesse property brought up at all? There is supposedly an offer it, wonder if it's the same gang.

Not that I recall.

[Bob K]

If you are opposed to the Red Oak Ridge Development Company's new subdivision contact me:

Bob Kroepel
20 South Shore Road
New Durham, NH USA 03855

H: 603-859-7873
C: 603-767-6021

rkroepel@worldpath.net

We will need (A) willing workers as well as supporters, (B) donors for whatever we need including bulk mailouts to inform New Durham citizens and property owners, and (C) lawyers, civil engineers, environmentalists, and anyone else who can help us, especially if they can so do pro bono (without pay).

[reb0829]

I am the listing agent for the Mt. Jesse property.
The interested party is definitely NOT the same people.
Incidentally, I did attend the meeting on Tuesday on behalf of my client. It was most informative. And distressing.

[BanZi]

Would you be able to elaborate on what aspect(s) of the proceedings you found "distressing?"

-Thx

[Len]

I am the listing agent for the Mt. Jesse property.
The interested party is definitely NOT the same people.
Incidentally, I did attend the meeting on Tuesday on behalf of my client. It was most informative. And distressing.

What was so distressing???? The citizens of New Durham expressing their opinions? Did you find a 13 year old girl expressing her love of animals and their habitat and her love of nature and this beautiful land distressing?

Were you more distressed that the citizens of New Durham love the beautiful town that New Durham is and wish to have future generations enjoy nature as it is in New Durham and this love may stop you from obtaining a commission from the sale of Mt Jessie???? Come forward and state your case!!!

[Ellypointster]

The minutes of the meeting are now posted:

http://www.newdurhamnh.us/Land_Use/Planning/2007/pb071106Dmin.pdf

[mcdude]

From the Baysider...
New Durham subdivision hearing packs them in Abutters speak out in opposition
by Thomas Beeler

November 15, 2007
NEW DURHAM — An estimated 320 residents filled the New Durham School auditorium to capacity the evening of Nov. 6 to learn about the 157-lot subdivision proposed for the end of Birch Hill Road.

What they heard and saw was an hour-long presentation on the project, with projected maps of the site showing topographical and resource features as well as plans for roads and houses. After the presentation questions were taken from planning board members, direct abutters, town officials and then other town residents.

A design review

Attorney Malcolm McNeill spoke for developer Red Oak Ridge LLC. He began by pointing out that the developer could have taken a low profile approach to introducing the project but decided instead to request a design review, which requires a public hearing with notice to abutters, in order to get feedback on what he acknowledged would have a significant impact on the town.

What McNeill did not say was that by applying for design review Red Oak was also grandfathering the project under current zoning. The New Durham planning board is actively developing two ordinances that could have a major impact on a project of the size proposed by Red Oak Ridge. One ordinance would impose "impact fees" for additional costs incurred by the town as a result of the development and the other would create a conservation overlay district that would limit development on site with important natural resources and steep slopes. Even if these two ordinances are passed by New Durham voters next March they would not apply to the Red Oak Ridge subdivision because it was formally introduced before the ordinances were adopted.

Open space development

The project is proposed as an open space conservation subdivision, which requires that a minimum of 50 percent of the subdivision site be preserved as open space. McNeill said this project will preserve at least 75 percent of the 2,038-acre site as open space.

The plan calls for 157 lots to be created out of the four lots that comprise the site, with 94 single-family homes and 63 duplexes – a total of 220 housing units.

McNeill said the developer expects that 50-75 percent of owners will be second home buyers, drawn to the Lakes Region and attracted by the views the project will offer. The development itself will be built in stages over a number of years.

All of the housing will be built in the northern half of the lot around Birch Hill, leaving the southern half, where the most sensitive flora and fauna are found, undisturbed. Single-family homes will be clustered in the middle of the developed area, with duplexes arranged to the north and south. Overall houses will be grouped into villages on smaller lot sizes with community septic systems.

The plan provides that the undisturbed southern areas will be accessible to the public while the built-up living areas will have some form of restricted access.

Land clearing will be minimal and aimed at providing or improving views. Walking trails and bike paths will be built to allow open space areas to be used for recreation.

McNeill emphasized that "this will not be a cookie-cutter tract project," but a carefully-designed and aesthetically pleasing "sustainable development" as envisioned by noted planner Randall Arendt.

Whether the road system is public or private has not been settled. The primary entrance will be from the current end of Birch Hill Road but there may be a secondary access through the cul-de-sac at the end of Coburn Woods Road.

McNeill said the developer is willing to increase the proportion of open space above 75 percent if the planning board is willing to consider other forms of multi-family housing beyond the duplexes allowed by current zoning and allow more flexibility in establishing lot sizes and shapes and in using green space.

He said the developer is assuming that the few larger lots will be priced from $300,000 to $400,000 while most will sell for $150,000. If allowed more flexibility in multi-family housing, prices could be lower. The intention is to offer "a broad range of values," he said.

Following McNeill's opening remarks, members of the project team from Vanasse Hangen Brustin, Inc. of Bedford reviewed the current state of the site and the wildlife and resources identified on the site before presenting views of the proposed plan and the alternate yield plan required by New Durham's open space ordinance.

A higher yield

Senior Project Manager Michael J. Leo presented the yield plan, which is intended to show how many lots and housing units can be developed in a conventional subdivision. The yield plan is required because the New Durham open space conservation ordinance does not allow an open space subdivision to have more lots than those allowed in conventional subdivision.

Leo displayed a conventional plan with soil-based lot sizes consisting of 309 lots, including 289 single-family house lots, and 38 percent open space (790 acres). He then compared this to the proposed plan with 163 lots (six open space lot plus 157 building lots). The open space plan consisted of 220 homes (94 single family and 63 two-family) and offered 75 percent open space (1,531 acres).

Questions and concerns

Planning board members raised concerns about whether the plan does conform to or exceed zoning requirements. One issue was whether the 75 percent open space actually exceeds the 50 percent specified in the ordinance, since that 50 percent is based on buildable area. Another concern was whether the board could allow a subdivision on the part of Birch Hill Road that was designated Class VI. Other issues identified concerned what type of soil mapping was needed and the need for reviews by the Department of Environmental Services and N.H. Fish and Game.

A total of 19 abutters spoke on the proposal and none spoke in favor of it. The majority were residents of South Shore Road, which lies below the site along Merrymeeting Lake. They were concerned about how the development would affect water quality in the lake and about erosion and flooding downhill onto their road. Others were concerned about how the 220 homes would impact their taxes, specifically by adding more students to the school system.

Road Agent Mark Fuller said that the project would add five miles of roads that could cost $50,000 a year to maintain. He also estimated that the 200 homes would generate up to 2,200 trips per day on Birch Hill Road and added, "We don't have a road in town that carries that much traffic now."

Selectman Ron Gehl warned that using a Class VI road as part of the plan could not be assumed since the road needs to be accepted by the town.

Next step

After listening to these comments as well as those of other residents who were not abutters to the project, McNeill thanked the townspeople for their input. The comments will be taken under consideration and discussed by the project team, he said.

The next step in the process requires that the developer submit a formal application for subdivision approval. At press time the deadline had passed for an application to be considered at the December meeting of the planning board. The earliest a formal review can begin is Jan. 8.